Chapter 15.50
FLOODPLAIN MANAGEMENT
Sections:
15.50.005 Statutory authorization.
15.50.020 Methods of reducing flood losses.
15.50.040 Lands to which this chapter applies.
15.50.050 Basis for establishing the areas of special flood hazard.
15.50.070 Abrogation and greater restrictions.
15.50.090 Warning and disclaimer of liability.
15.50.110 Designation of the floodplain administrator.
15.50.120 Duties and responsibilities of the floodplain administrator.
15.50.130 Standards of construction.
15.50.140 Standards for utilities.
15.50.150 Standards for subdivisions.
15.50.154 Standards for manufactured homes.
15.50.158 Standards for recreational vehicles.
15.50.165 Coastal high hazard areas.
Prior legislation: Ord. 636.
15.50.005 Statutory authorization.
The legislature of the state of California has in Government Code Sections 65302, 65560, and 65800 conferred upon local governments the authority to adopt regulations designed to promote the public health, safety, and general welfare of its citizenry. Therefore, the City of Palos Verdes Estates of Los Angeles County does hereby adopt the following floodplain management regulations. (Ord. 749 § 1, 2021; Ord. 748U § 1, 2021)
15.50.010 Purpose.
It is the purpose of this chapter to promote the public health, safety, and general welfare, and to minimize public and private losses due to flood conditions in specific areas by provisions designed to:
A. Protect human life and health;
B. Minimize expenditure of public money for costly flood control projects;
C. Minimize the need for rescue and relief efforts associated with flooding and generally undertaken at the expense of the general public;
D. Minimize damage to public facilities and utilities such as water and gas mains; electric, telephone and sewer lines; and streets and bridges located in areas of special flood hazard;
E. Help maintain a stable tax base by providing for the sound use and development of areas of special flood hazard so as to minimize future blighted areas caused by flood damage;
F. Ensure that potential buyers are notified that property is in an area of special flood hazard; and
G. Ensure that those who occupy the areas of special flood hazard assume responsibility for their actions. (Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
15.50.020 Methods of reducing flood losses.
In order to accomplish its purposes, this chapter includes methods and provisions to:
A. Restrict or prohibit uses which are dangerous to health, safety, and property due to water or erosion hazards, or which result in damaging increases in erosion or flood heights or velocities;
B. Require that uses vulnerable to floods, including facilities that serve such uses, be protected against flood damage at the time of initial construction;
C. Control the alteration of natural floodplains, stream channels, and natural protective barriers, which help accommodate or channel floodwaters;
D. Control filling, grading, dredging, and other development which may increase flood damage; and
E. Prevent or regulate the construction of flood barriers which will unnaturally divert floodwaters or which may increase flood hazards in other areas. (Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
15.50.030 Definitions.
Unless specifically defined below, words or phrases used in this chapter shall be interpreted so as to give them the meaning they have in common usage and to give this chapter its most reasonable application.
“Appeal” means a request for a review of the floodplain administrator’s interpretation of any provision of this chapter.
Area of Special Flood Hazard. See “special flood hazard area.”
“Base flood” means a flood that has a one percent chance of being equaled or exceeded in any given year (also called the “one-hundred-year flood”). “Base flood” is the term used throughout this chapter.
“Base flood elevation” (BFE) means the elevation shown on the Federal Emergency Management Agency effective flood insurance rate map for Zones AE, AH, A1-30, VE and V1-30 that indicates the water surface elevation resulting from a flood that has a one percent or greater chance of being equaled or exceeded in any given year.
“Basement” means an area of the building as defined by the California Building Code.
“Breakaway walls” are any type of walls, whether solid or lattice, and whether constructed of concrete, masonry, wood, metal, plastic or any other suitable building material which is not part of the structural support of the building and which is designed to break away under abnormally high tides or wave action without causing any damage to the structural integrity of the building on which they are used or any buildings to which they might be carried by floodwaters. A breakaway wall shall have a safe design loading resistance of not less than ten and no more than twenty pounds per square foot. Use of breakaway walls must be certified by a professional California licensed civil engineer or California licensed architect and shall meet the following conditions:
1. Breakaway wall collapse shall result from a water load less than that which would occur during the effective base flood; and
2. The elevated portion of the building shall not incur any structural damage due to the effects of wind and water loads acting simultaneously in the event of the effective base flood.
Building. See “structure.”
“Coastal high hazard area” means an area of special flood hazard extending from offshore to the inland limit of a primary frontal dune along an open coast and any other area subject to high velocity wave action from storms or seismic sources. It is an area subject to high velocity waters, including coastal and tidal inundation or tsunamis. The area is designated on a flood insurance rate map (FIRM) as Zone V1-30, VE, or V.
“Development” means any manmade change to improved or unimproved real estate, including but not limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations or storage of equipment or materials.
“Encroachment” means the advance or infringement of uses, plant growth, fill, excavation, buildings, permanent structures or development into a floodplain that may impede or alter the flow capacity of a floodplain.
“Flood boundary and floodway map (FBFM)” means the official map on which the Federal Emergency Management Agency or Federal Insurance Administration has delineated both the areas of special flood hazard and the floodway.
“Flood, flooding, or floodwater” means:
1. A general and temporary condition of partial or complete inundation of normally dry land areas from the overflow of inland or tidal waters; the unusual and rapid accumulation or runoff of surface waters from any source; and/or mudslides (i.e., mudflows); and
2. The condition resulting from flood-related erosion.
“Flood hazard boundary map” means the official map on which the Federal Emergency Management Agency or Federal Insurance Administration has delineated the areas of flood hazard.
“Flood insurance rate map (FIRM)” means the official map on which the Federal Emergency Management Agency or Federal Insurance Administration has delineated both the areas of special flood hazard and the risk premium zones applicable to the community.
“Flood insurance study” means the official report provided by the Federal Insurance Administration that includes flood profiles, the flood insurance rate map, the flood boundary and floodway map, and the water surface elevation of the base flood.
“Floodplain” or “flood-prone area” means any land area susceptible to being inundated by water from any source. See “flooding.”
“Floodplain administrator” is the individual appointed to administer and enforce the floodplain management regulations.
“Floodplain management” means the operation of an overall program of corrective and preventive measures for reducing flood damage and preserving and enhancing, where possible, natural resources in the floodplain, including but not limited to emergency preparedness plans, flood control works, floodplain management regulations, and open space plans.
“Floodplain management regulations” means this chapter and other zoning chapters, subdivision regulations, building codes, health regulations, special purpose chapters (such as grading and erosion control) and other application of police power which control development in flood-prone areas. This term describes federal, state or local regulations in any combination thereof that provide standards for preventing and reducing flood loss and damage.
“Floodproofing” means any combination of structural and nonstructural additions, changes, or adjustments to structures that reduce or eliminate flood damage to real estate or improved real property, water and sanitary facilities, structures, and their contents.
“Floodway” means the channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the effective base flood without cumulatively increasing the water surface elevation more than one foot. Also referred to as “regulatory floodway.”
“Floodway fringe” is that area of the floodplain on either side of the “regulatory floodway” where encroachment may be permitted.
“Governing body” is the city council of the city of Palos Verdes Estates, California.
“Highest adjacent grade” means the highest natural elevation of the ground surface prior to construction next to the proposed walls of a structure.
“Historic structure” means any structure that is:
1. Listed individually in the National Register of Historic Places (a listing maintained by the Department of the Interior) or preliminarily determined by the Secretary of the Interior as meeting the requirements for individual listing on the National Register;
2. Certified or preliminarily determined by the Secretary of the Interior as contributing to the historical significance of a registered historic district or a district preliminarily determined by the Secretary to qualify as a registered historic district;
3. Individually listed on a state inventory of historic places in states with historic preservation programs which have been approved by the Secretary of the Interior; or
4. Individually listed on a local inventory of historic places in communities with historic preservation programs that have been certified either by an approved state program as determined by the Secretary of the Interior or directly by the Secretary of the Interior in states without approved programs.
“Lowest floor” means the lowest floor of the lowest enclosed area, including basement (see “basement” definition).
1. An unfinished or flood-resistant enclosure below the lowest floor that is usable solely for parking of vehicles, building access or storage in an area other than a basement area, is not considered a building’s lowest floor provided it conforms to applicable nonelevation design requirements, including, but not limited to:
a. The wet floodproofing standard in PVEMC 15.50.130(C)(3).
b. The anchoring standards in PVEMC 15.50.130(A).
c. The construction materials and methods standards in PVEMC 15.50.130(B).
d. The standards for utilities in PVEMC 15.50.140.
2. For residential structures, all subgrade enclosed areas are prohibited as they are considered to be basements (see “basement” definition). This prohibition includes below-grade garages and storage areas.
“Manufactured home” means a structure, transportable in one or more sections, which is built on a permanent chassis and is designed for use with or without a permanent foundation when attached to the required utilities. The term “manufactured home” does not include a “recreational vehicle.”
“Manufactured home park or subdivision” means a parcel (or contiguous parcels) of land divided into two or more manufactured home lots for rent or sale.
“Market value” means the cost of replacing the structure in question in new condition and adjusting the cost figure by the amount of depreciation which has accrued since the structure was constructed. It does not include the land, landscaping or detached accessory structures on the property. The cost of replacement shall be based on a square foot cost factor determined by reference to a building cost estimating guide recognized by the building construction industry. The amount of depreciation shall be determined by taking into account the age and physical deterioration of the structure and functional obsolescence as approved by the floodplain administrator, but shall not include economic or other forms of external obsolescence. Use of replacement costs or accrued depreciation factors different from those contained in recognized building cost estimating guides may be considered only if such factors are included in a report prepared by an independent professional appraiser and supported by a written explanation of the difference.
“Mean sea level” means, for purposes of the National Flood Insurance Program, the National Geodetic Vertical Datum (NGVD) of 1929, North American Vertical Datum (NAVD) of 1988, or other datum to which base flood elevations shown on a community’s flood insurance rate map are referenced.
“New construction,” for floodplain management purposes, means structures for which the “start of construction” commenced on or after November 13, 2001, and includes any subsequent improvements to such structures.
“New manufactured home park or subdivision” means a manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including, at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed on or after November 13, 2001.
One-Hundred-Year Flood or 100-Year Flood. See “base flood.”
“Primary frontal dune” means a continuous or nearly continuous mound or ridge of sand with relatively steep seaward and landward slopes immediately landward and adjacent to the beach and subject to erosion and overtopping from high tides and waves during major coastal storms. The inland limit of the primary frontal dune occurs at the point where there is a distinct change from a relatively mild slope.
“Recreational vehicle” means a vehicle which is:
1. Built on a single chassis;
2. Four hundred square feet or less when measured at the largest horizontal projection;
3. Designed to be self-propelled or permanently towable by a light duty truck; and
4. Designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel, or seasonal use.
“Regulatory floodway” means the channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the effective base flood without cumulatively increasing the water surface elevation more than one foot.
“Riverine” means relating to, formed by, or resembling a river (including tributaries), stream, brook, etc.
“Sand dunes” mean naturally occurring accumulations of sand in ridges or mounds landward of the beach.
Sheet Flow Area. See “area of shallow flooding.”
“Special flood hazard area (SFHA)” means an area in the floodplain subject to a one percent or greater chance of flooding in any given year. It is shown on the FIRM as Zone A, AG, A1-30, AE, A99, AH, V1-30, VE or V.
“Start of construction” includes substantial improvement and other proposed new development and means the date the building permit was issued, provided the actual start of construction, repair, reconstruction, rehabilitation, addition, placement, or other improvement was within one hundred eighty days from the date of the permit. The “actual start” means either the first placement of permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, or any work beyond the stage of excavation; or the placement of a manufactured home on a foundation. Permanent construction does not include land preparation, such as clearing, grading, and filling; nor does it include the installation of streets and/or walkways; nor does it include excavation for a basement, footings, piers, or foundations or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvement, the “actual start of construction” means the first alteration of any wall, ceiling, floor, or other structural part of a building, whether or not that alteration affects the external dimensions of the building.
“Structure” means a walled and roofed building that is principally above ground; this includes a gas or liquid storage tank or a manufactured home.
“Substantial damage” means damage of any origin sustained by a structure whereby the cost of restoring the structure to its before-damaged condition would equal or exceed fifty percent of the market value of the structure before the damage occurred.
“Substantial improvement” means any reconstruction, rehabilitation, addition, or other proposed new development of a structure, the cost of which equals or exceeds fifty percent of the market value of the structure before the “start of construction” of the improvement. This term includes structures that have incurred “substantial damage,” regardless of the actual repair work performed. The term does not, however, include either:
1. Any project for improvement of a structure to correct existing violations of state or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions; or
2. Any alteration of a “historic structure”; provided, that the alteration will not preclude the structure’s continued designation as a “historic structure.”
V Zone. See “coastal high hazard area.”
“Variance” means a grant of relief from the requirements of this chapter that permits construction in a manner that would otherwise be prohibited by this chapter.
“Violation” means the failure of a structure or other development to be fully compliant with this chapter. A structure or other development without the elevation certificate, other certifications, or other evidence of compliance required in this chapter is presumed to be in violation until such time as that documentation is provided.
“Water surface elevation” means the height, in relation to the National Geodetic Vertical Datum (NGVD) of 1929, North American Vertical Datum (NAVD) of 1988 (or other datum, where specified), of floods of various magnitudes and frequencies in the floodplains of coastal or riverine areas.
“Watercourse” means a lake, river, creek, stream, wash, arroyo, channel or other topographic feature on or over which waters flow at least periodically. Watercourse includes specifically designated areas in which substantial flood damage may occur. (Ord. 749 § 2, 2021; Ord. 748U § 2, 2021; Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
15.50.040 Lands to which this chapter applies.
This chapter shall apply to all areas of special flood hazard within the jurisdiction of Palos Verdes Estates. (Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
15.50.050 Basis for establishing the areas of special flood hazard.
The areas of special flood hazard identified by the Federal Insurance Administration (FIA) of the Federal Emergency Management Agency (FEMA) in the flood insurance study (FIS) dated 1977 and accompanying flood insurance rate maps (FIRMs) and flood boundary and floodway maps (FBFMs), dated September 7, 1984, and all subsequent amendments and/or revisions, are hereby adopted by reference and declared to be a part of this chapter. This FIS and attendant mapping are the minimum area of applicability of this chapter and may be supplemented by studies for other areas which allow implementation of this chapter and which are recommended to the city council by the floodplain administrator. The study, FIRMs and FBFMs are on file at Palos Verdes Estates City Hall, 340 Palos Verdes Drive West, Palos Verdes Estates, CA 90274. (Ord. 749 § 3, 2021; Ord. 748U § 3, 2021; Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
15.50.060 Compliance.
No structure or land shall hereafter be constructed, located, extended, converted, or altered without full compliance with the terms of this chapter and other applicable regulations. Violation of the requirements (including violations of conditions and safeguards established in connection with conditions) shall constitute a misdemeanor. Nothing herein shall prevent the city council from taking such lawful action as is necessary to prevent or remedy any violation. (Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
15.50.070 Abrogation and greater restrictions.
This chapter is not intended to repeal, abrogate, or impair any existing easements, covenants, or deed restrictions. However, where this chapter and another chapter, easement, covenant, or deed restriction conflict or overlap, whichever imposes the more stringent restrictions shall prevail. (Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
15.50.080 Interpretation.
In the interpretation and application of this chapter, all provisions shall be:
A. Considered as minimum requirements;
B. Liberally construed in favor of the governing body; and
C. Deemed to neither limit nor repeal any other powers granted under state statutes. (Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
15.50.090 Warning and disclaimer of liability.
The degree of flood protection required by this chapter is considered reasonable for regulatory purposes and is based on scientific and engineering considerations. Larger floods can and will occur on rare occasions. Flood heights may be increased by manmade or natural causes. This chapter does not imply that land outside the areas of special flood hazard or uses permitted within such areas will be free from flooding or flood damages. This chapter shall not create liability on the part of the city, any officer or employee thereof, the state of California, or the Federal Insurance Administration, Federal Emergency Management Agency, for any flood damages that result from reliance on this chapter or any administrative decision lawfully made hereunder. (Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
15.50.100 Development permit.
A development permit shall be obtained before any construction or other development begins within any area of special flood hazard established in PVEMC 15.50.050. Application for a development permit shall be made on forms furnished by the floodplain administrator and may include, but not be limited to: plans in duplicate drawn to scale showing the nature, location, dimensions, and elevation of the area in question; existing or proposed structures, fill, storage of materials, and drainage facilities; and the location of the foregoing. Specifically, the following information is required:
A. Proposed elevation in relation to mean sea level of the lowest floor (including basement) of all structures; or
B. Proposed elevation in relation to mean sea level to which any nonresidential structure will be floodproofed, if required in PVEMC 15.50.130(C)(3); and
C. All appropriate certifications listed in PVEMC 15.50.120(D); and
D. Description of the extent to which any watercourse will be altered or relocated as a result of proposed development. (Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
15.50.110 Designation of the floodplain administrator.
The planning director is hereby appointed to administer, implement, and enforce this chapter by granting or denying development permits in accord with its provisions. (Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
15.50.120 Duties and responsibilities of the floodplain administrator.
The duties and responsibilities of the floodplain administrator shall include, but not be limited to, the following:
A. Permit Review. Review all development permits to determine that:
1. Permit requirements of this chapter have been satisfied;
2. All other required state and federal permits have been obtained;
3. The site is reasonably safe from flooding; and
4. The proposed development does not adversely affect the carrying capacity of areas where base flood elevations have been determined but a floodway has not been designated. For purposes of this chapter, “adversely affects” means that the cumulative effect of the proposed development when combined with all other existing and anticipated development will increase the water surface elevation of the effective base flood more than one foot at any point within the city of Palos Verdes Estates.
B. Review and Use of Any Other Base Flood Data. When base flood elevation data has not been provided in accordance with PVEMC 15.50.050, the floodplain administrator shall obtain, review, and reasonably utilize any base flood elevation and floodway data available from a federal or state agency, or other source, in order to administer PVEMC 15.50.130 through 15.50.160. Any such information shall be submitted to the city council for adoption.
C. Notification of Other Agencies. In alteration or relocation of a watercourse:
1. Notify adjacent communities and the California Department of Water Resources prior to alteration or relocation;
2. Submit evidence of such notification to the Federal Insurance Administration, Federal Emergency Management Agency; and
3. Assure that the flood-carrying capacity within the altered or relocated portion of said watercourse is maintained.
D. Base Flood Elevation Changes Due to Physical Alterations.
1. Within six months of information becoming available or project completion, whichever comes first, the floodplain administrator shall submit or assure that the permit applicant submits technical or scientific data to FEMA for a letter of map revision (LOMR).
2. All LOMRs for flood control projects are approved prior to the issuance of building permits. Building permits must not be issued based on conditional letters of map revision (CLOMRs). Approved CLOMRs allow construction of the proposed flood control project and land preparation as specified in the “start of construction” definition.
E. Documentation of Floodplain Development. Obtain and maintain for public inspection and make available as needed the following:
1. Certification required by PVEMC 15.50.130(C)(1) (lowest floor elevations);
2. Certification required by PVEMC 15.50.130(C)(2) (elevation or floodproofing of nonresidential structures);
3. Certification required by PVEMC 15.50.130(C)(3) (wet floodproofing standard);
4. Certification required by PVEMC 15.50.160(A) (floodway encroachments).
F. Map Determinations. Make interpretations, where needed, as to the exact location of the boundaries of the areas of special flood hazard, for example where there appears to be a conflict between a mapped boundary and actual field conditions. The person contesting the location of the boundary shall be given a reasonable opportunity to appeal the interpretation as provided in PVEMC 15.50.170 and 15.50.180.
G. Remedial Action. Take action to remedy violations of this chapter as specified in PVEMC 15.50.060. (Ord. 749 § 4, 2021; Ord. 748U § 4, 2021; Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
15.50.130 Standards of construction.
In all areas of special flood hazard the following standards are required:
A. Anchoring. All new construction and substantial improvements of structures, including manufactured homes, shall be adequately anchored to prevent flotation, collapse or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy.
B. Construction Materials and Methods. All new construction and substantial improvements of structures, including manufactured homes, shall be constructed:
1. With materials and utility equipment resistant to flood damage for areas below the effective base flood and one-foot freeboard elevation;
2. Using methods and practices that minimize flood damage;
3. With electrical, heating, ventilation, plumbing and air conditioning equipment and other service facilities that are designed and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding.
C. Elevation and Floodproofing.
1. Residential construction, new or substantial improvement, shall have the lowest floor, including basement:
a. In an A zone, elevated to one foot above the effective base flood elevation, as determined by the floodplain administrator.
b. In all other zones, elevated to the base flood elevation.
Upon the completion of the structure, the elevation of the lowest floor including basement shall be certified by a registered professional California licensed civil engineer or California licensed land surveyor, and verified by the building inspector to be properly elevated. Such certification and verification shall be provided to the floodplain administrator.
2. In a coastal high hazard VE or V zone, the bottom of the lowest horizontal support member shall be elevated to or above the effective base flood and one-foot freeboard elevation as determined by the floodplain administrator.
Upon the completion of the structure, the elevation of the lowest horizontal support member shall be certified by a registered professional California licensed civil engineer or California licensed land surveyor, and verified by the building inspector to be properly elevated. Such certification and verification shall be provided to the floodplain administrator.
3. Nonresidential construction, new or substantial improvement, shall either be elevated to conform with subsection (C)(1) of this section or alternatively, together with attendant utility and sanitary facilities:
a. Be floodproofed below the elevation recommended under subsection (C)(1) of this section so that the structure is watertight with walls substantially impermeable to the passage of water;
b. Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and
c. Be certified by a registered professional California licensed civil engineer or California licensed architect that the standards of this subsection are satisfied. Such certification shall be provided to the floodplain administrator.
4. All new construction and substantial improvement with fully enclosed areas below the lowest floor (excluding basements) that are usable solely for parking of vehicles, building access or storage, and which are subject to flooding, shall be designed and installed with flood vent openings to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwater. Designs for meeting this requirement must meet the following minimum criteria:
a. Be certified by a registered professional California licensed civil engineer or California licensed professional architect; or
b. Have a minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding. The bottom of all openings shall be no higher than one foot above grade. Openings may be equipped with screens, louvers, valves or other coverings or devices; provided, that they permit the automatic entry and exit of floodwater. Buildings with more than one enclosed area must have openings on exterior walls for each area to allow floodwater to directly enter. (Ord. 749 § 5, 2021; Ord. 748U § 5, 2021; Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
15.50.140 Standards for utilities.
A. All new and replacement water supply and sanitary sewage systems shall be designed to minimize or eliminate:
1. Infiltration of floodwaters into the systems; and
2. Discharge from the systems into floodwaters.
B. On-site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding. (Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
15.50.150 Standards for subdivisions.
A. All new subdivision proposals and other proposed development, including proposals for manufactured home parks and subdivisions greater than fifty lots or five acres, whichever is the lesser, shall identify the special flood hazard areas and the elevation of the effective base flood.
B. All final subdivision plans will provide the elevation of proposed structure(s) and pad(s). If the site is filled above the effective base flood elevation, the lowest floor and pad elevations, and lowest adjacent grade, shall be certified by a registered professional California licensed civil engineer or California licensed land surveyor and provided as part of an application for a letter of map revision based on fill (LOMR-F) to the floodplain administrator.
C. All subdivision proposals shall be consistent with the need to minimize flood damage.
D. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical and water systems located and constructed to minimize flood damage.
E. All subdivisions shall provide adequate drainage to reduce exposure to flood hazards. (Ord. 749 § 6, 2021; Ord. 748U § 6, 2021; Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
15.50.154 Standards for manufactured homes.
A. All manufactured homes that are placed or substantially improved, on sites located: (1) outside of a manufactured home park or subdivision; (2) in a new manufactured home park or subdivision; (3) in an expansion to an existing manufactured home park or subdivision; or (4) in an existing manufactured home park or subdivision upon which a manufactured home has incurred “substantial damage” as the result of a flood, shall:
1. Within Zones A1-30, AH, and AE on the community’s flood insurance rate map, be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated to or above the effective base flood elevation and be securely fastened to an adequately anchored foundation system to resist flotation, collapse, and lateral movement.
2. Within Zones V1-30, V, and VE on the community’s flood insurance rate map, meet the requirements of PVEMC 15.50.165.
B. All manufactured homes to be placed or substantially improved on sites in an existing manufactured home park or subdivision within Zones A1-30, AH, AE, V1-30, V, and VE on the community’s flood insurance rate map that are not subject to the provisions of subsection A of this section will be securely fastened to an adequately anchored foundation system to resist flotation, collapse, and lateral movement, and be elevated so that either the:
1. Lowest floor of the manufactured home is at or above the effective base flood elevation; or
2. Manufactured home chassis is supported by reinforced piers or other foundation elements of at least equivalent strength that are no less than thirty-six inches in height above grade.
Upon the completion of the structure, the elevation of the lowest floor including basement shall be certified by a registered professional California licensed civil engineer or California licensed land surveyor, and verified by the community building inspector to be properly elevated. Such certification and verification shall be provided to the floodplain administrator. (Ord. 749 § 7, 2021; Ord. 748U § 7, 2021)
15.50.158 Standards for recreational vehicles.
A. All recreational vehicles placed in Zones A1-30, AH, AE, V1-30 and VE will either:
1. Be on the site for fewer than one hundred eighty consecutive days; or
2. Be fully licensed and ready for highway use. A recreational vehicle is ready for highway use if it is on its wheels or jacking system, is attached to the site only by quick disconnect type utilities and security devices, and has no permanently attached additions; or
3. Meet the permit requirements of PVEMC 15.50.100 and the elevation and anchoring requirements for manufactured homes in PVEMC 15.50.154.
B. Recreational vehicles placed on sites within Zones V1-30, V, and VE on the community’s effective flood insurance rate map will meet the requirements of this section and PVEMC 15.50.165. (Ord. 749 § 8, 2021; Ord. 748U § 8, 2021)
15.50.160 Floodways.
Located within areas of special flood hazard established in PVEMC 15.50.050 are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of floodwaters that carry debris, potential projectiles, and erosion potential, the following provisions apply:
A. Prohibit encroachments, including fill, new construction, substantial improvement, and other new development unless certification by a professional California licensed civil engineer is provided demonstrating that encroachments shall not result in any increase in the effective base flood elevation during the occurrence of the base flood discharge.
B. If subsection A of this section is satisfied, all new construction, substantial improvement, and other proposed new development shall comply with all other applicable flood hazard reduction provisions of PVEMC 15.50.130 through this section. (Ord. 749 § 9, 2021; Ord. 748U § 9, 2021; Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
15.50.165 Coastal high hazard areas.
Within coastal high hazard areas, Zones V, V1-30, and VE, as established under PVEMC 15.50.050, the following standards shall apply:
A. All new residential and nonresidential construction, including substantial improvement/damage, shall be elevated on adequately anchored pilings or columns and securely anchored to such pilings or columns so that the bottom of the lowest horizontal structural member of the lowest floor (excluding the pilings or columns) is elevated to or above the effective base flood level. The pile or column foundation and structure attached thereto is anchored to resist flotation, collapse, and lateral movement due to the effects of wind and water loads acting simultaneously on all building components. Water loading values used shall be those associated with the effective base flood. Wind loading values used shall be those required by applicable state or local building standards.
B. All new construction and other development shall be located on the landward side of the reach of mean high tide.
C. All new construction and substantial improvement shall have the space below the lowest floor free of obstructions or constructed with breakaway walls as defined in PVEMC 15.50.030. Such enclosed space shall not be used for human habitation and will be usable solely for parking of vehicles, building access or storage.
D. Fill shall not be used for structural support of buildings.
E. Manmade alteration of sand dunes which would increase potential flood damage is prohibited.
F. The floodplain administrator shall obtain and maintain the following records:
1. Certification by a professional California licensed civil engineer or California licensed architect that a proposed structure complies with subsection A of this section; and
2. The elevation (in relation to mean sea level) of the bottom of the lowest horizontal structural member of the lowest floor (excluding pilings or columns) of all new and substantially improved structures, and whether such structures contain a basement. (Ord. 749 § 10, 2021; Ord. 748U § 10, 2021)
15.50.170 Appeals.
The city council of the city 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. (Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
15.50.180 Variances.
Variances to the provisions of this chapter shall be considered in the manner set forth in Chapter 17.24 PVEMC.
A. In reviewing requests for variances, the planning commission shall consider all technical evaluations, all relevant factors, standards specified in other sections of this chapter, and the:
1. Danger that materials may be swept onto other lands to the injury of others;
2. Danger of life and property due to flooding or erosion damage;
3. 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. Importance of the services provided by the proposed facility to the community;
5. Necessity to the facility of a waterfront location, where applicable;
6. Availability of alternative locations for the proposed use that are not subject to flooding or erosion damage;
7. Compatibility of the proposed use with existing and anticipated development;
8. Relationship of the proposed use to the comprehensive plan and floodplain management program for that area;
9. Safety of access to the property in time of flood for ordinary and emergency vehicles;
10. Expected heights, velocity, duration, rate of rise, and sediment transport of the floodwaters expected at the site; and
11. 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 systems, and streets and bridges.
B. Any applicant to whom a variance is granted shall be given written notice that:
1. The issuance of a variance to construct a structure below the effective base flood level and one-foot freeboard will result in increased premium rates for flood insurance up to amounts as high as twenty-five dollars for one hundred dollars of insurance coverage; and
2. Such construction below the effective base flood and one-foot freeboard elevation increases risks to life and property.
A copy of the notice shall be recorded by the floodplain administrator in the office of the Los Angeles County recorder and shall be recorded in a manner so that it appears in the chain of title of the affected parcel of land.
C. 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.
D. Variances shall not be issued within any mapped regulatory floodway if any increase in flood levels during the effective base flood discharge would result.
E. Variances shall only be issued upon a determination that the variance is the “minimum necessary,” considering the flood hazard, to afford relief. “Minimum necessary” means to afford relief with a minimum of deviation from the requirements of this chapter.
F. Variances shall only be issued upon a determination that the granting of a variance will not result in increased flood heights, additional threats to public safety, or extraordinary public expense, create a nuisance, cause fraud or victimization of the public, or conflict with existing local laws or ordinances.
G. 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 subsections A through E of this section are satisfied and that the structure or other development is protected by methods that minimize flood damages during the effective base flood and does not result in additional threats to public safety and does not create a public nuisance.
H. Variances may be issued for the repair or rehabilitation of “historic structure” (as defined in PVEMC 15.50.030) upon a determination that the proposed repair or rehabilitation will not preclude the structure’s continued designation as an historic structure and the variance is the minimum necessary to preserve the historic character and design of the structure. (Ord. 749 § 11, 2021; Ord. 748U § 11, 2021; Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)