15.56.220 Provisions for flood hazard reduction--Flood-related erosion-prone areas.

   A.   The floodplain administrator shall require permits for proposed construction and other development within all flood-related erosion-prone areas known to the city.

   B.   Such permits shall be reviewed to determine whether the proposed site alterations and improvements will be reasonably safe from flood-related erosion and will not cause flood-related erosion hazards or otherwise aggravate the existing hazard.

   C.   If a proposed improvement is found to be in the path of flood-related erosion or would increase the erosion hazard, such improvement shall be relocated or adequate protective measures shall be taken to avoid aggravating the existing erosion hazard.

   D.   Within Zone E of the flood insurance rate map, a setback is required for all new development from the ocean, lake, bay, riverfront, or other body of water to create a safety buffer consisting of a natural vegetative or contour strip. This buffer shall be designated according to the flood-related erosion hazard and erosion rate, in relation to the anticipated "useful life" of structures, and depending upon the geologic, hydrologic, topographic and climatic characteristics of the land. The buffer may be used for suitable open space purposes, such as for agricultural, forestry, outdoor recreation and wildlife habitat areas, and for other activities using temporary and portable structures only.

(Ord. 70 § 1 (part), 1992: Ord. 3 § 1 (part), 1991: prior code § 2.42.270)

15.56.230 Variance procedures--Conditions for variances.

   A.   Generally, variances may be issued for new construction, substantial improvement and other proposed new development to be erected on a lot of one-half acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, providing that the procedures of Sections 15.56.120 through 15.56.140 and Sections 15.56.150 through 15.56.220 of this chapter have been fully considered. As the lot size increases beyond one-half acre, the technical justification required for issuing the variance increases.

   B.   Variances may be issued for the repair or rehabilitation of "Historic Structures" (as defined in Section 15.56.050 of this chapter) upon a determination that the proposed repair or rehabilitation will not preclude the structure's continued designation as a historic structure and the variance is the minimum necessary to preserve the historic character and design of the structure.

   C.   Variances shall not be issued within any designated floodway if any increase in flood levels during the base flood discharge would result.

   D.   Variances shall only be issued upon a determination that the variance is the "minimum necessary" as defined in Section 15.56.050 of this chapter), considering the flood hazard, to afford relief.

   E.   Variances shall only be issued upon (1) a showing of good and sufficient cause; (2) a determination that failure to grant the variance would result in exceptional "hardship" (as defined in Section 15.56.050 of this section) to the applicant; and (3) a determination that the granting of a variance will not result in increased flood heights, additional threats to public safety, extraordinary public expense, create "nuisances" (as defined in Section 15.56.050 of this chapter), cause "fraud or victimization" (as defined in Section 15.56.050 of this chapter) of the public, or conflict with existing local laws or ordinances.

   F.   Variances may be issued for new construction, substantial improvement and other proposed new development necessary for the conduct of a functionally dependent use provided that the provisions of Section 15.56.240(A) through (E) are satisfied and that the structure or other development is protected by methods that minimize flood damages during the base flood and create no additional threats to public safety.

   G.   Upon consideration of the factors of subsection C of this section and the purposes of this chapter, the city council of the city may attach such conditions to the granting of variances as it deems necessary to further the purposes of this chapter.

(Ord. 70 § 1 (part), 1992: Ord. 3 § 1 (part), 1991: prior code § 2.42.300)

15.56.240 Variance procedures--Appeal board.

   A.   The city council of the city shall hear and decide appeals and requests for variances from the requirements of this chapter.

   B.   The city council shall hear and decide appeals when it is alleged there is an error in any requirement, decision, or determination made by the floodplain administrator in the enforcement or administration of this chapter.

   C.   In passing upon such applications, the city council shall consider all technical evaluations, all relevant factors, standards specified in other sections of this chapter, and;

      1.   The danger that materials may be swept onto other lands to the injury of others;

      2.   The danger of life and property due to flooding or erosion damage;

      3.   The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the existing individual owner and future owners of the property;

      4.   The importance of the services provided by the proposed facility to the community;

      5.   The necessity to the facility of a waterfront location, where applicable;

      6.   The availability of alternative locations for the proposed use which are not subject to flooding or erosion damage;

      7.   The compatibility of the proposed use with existing and anticipated development;

      8.   The relationship of the proposed use to the comprehensive plan and floodplain management program for that area;

      9.   The safety of access to the property in time of flood for ordinary and emergency vehicles;

      10.   The expected heights, velocity, duration, rate of rise, and sediment transport of the flood waters expected at the site; and,

      11.   The costs of providing governmental services during and after flood conditions, including maintenance and repair of public utilities and facilities such as sewer, gas, electrical, and water system, and streets and bridges.

   D.   Any applicant to whom a variance is granted shall be given written notice over the signature of the floodplain administrator or designee that (1) the issuance of a variance to construct a structure below the base flood level will result in increased premium rates for flood insurance coverage and (2) such construction below the base flood level increases risks to life and property. A copy of the notice shall be recorded by the floodplain board in the office of the county recorder and shall be recorded in manner so that it appears in the chain of title of the affected parcel of land.

   E.   The floodplain administrator will maintain a record of all variance actions, including justification for their issuance, and report such variances issued in its biennial report submitted to the Federal Insurance Administration, Federal Emergency Management Agency.

(Ord. 70 § 1 (part), 1992: Ord. 3 § 1 (part), 1991: prior code § 2.42.310)