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Timestamp: 2018-09-19 05:50:58
Document Index: 310976038

Matched Legal Cases: ['§ 2', '§ 1', '§ 2', '§ 1', '§ 2', '§ 1', '§ 2', '§ 1', '§ 2', '§ 1', '§ 2', '§ 1', '§ 2', '§ 1', '§ 2', '§ 1', '§ 2', '§ 1', '§ 2', '§ 1', '§ 2', '§ 1', '§ 2', '§ 1', '§ 2', '§ 1', '§ 2', '§ 1', '§ 2', '§ 1', '§ 2', '§ 1', '§ 2', '§ 1', '§ 2', '§ 1']

Chapter 15.50 FLOODPLAIN MANAGEMENT
Chapter 15.50
15.50.010 Purpose.
15.50.020 Methods of reducing flood losses.
15.50.030 Definitions.
15.50.040 Lands to which this chapter applies.
15.50.050 Basis for establishing the areas of special flood hazard.
15.50.060 Compliance.
15.50.070 Abrogation and greater restrictions.
15.50.080 Interpretation.
15.50.090 Warning and disclaimer of liability.
15.50.100 Development permit.
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.
15.50.160 Floodways.
15.50.170 Appeals.
15.50.180 Variances.
Prior legislation: Ord. 636.
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)
In order to accomplish its purposes, this chapter includes methods and provisions to:
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)
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.
“Basement” means an area of the building as defined by the California Building Code.
Building. See “structure.”
“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, flooding, or floodwater” means:
“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 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 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.
“Governing body” is the city council of the city of Palos Verdes Estates, California.
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;
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
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.
“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 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 the effective date of floodplain management regulations adopted by this community, and includes any subsequent improvements to such structures.
One-Hundred-Year Flood or 100-Year Flood. See “base flood.”
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-A30, AE, A99, or AH.
“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.
“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.”
“Water surface elevation” means the height, in relation to the National Geodetic Vertical Datum (NGVD) of 1929 (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. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
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)
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 November 21, 2001, 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. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
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)
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)
C. Deemed to neither limit nor repeal any other powers granted under state statutes. (Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
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)
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)
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)
1. Permit requirements of this chapter have been satisfied;
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 base flood more than one foot at any point.
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.
3. Assure that the flood-carrying capacity within the altered or relocated portion of said watercourse is maintained.
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).
E. 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.
F. Remedial Action. Take action to remedy violations of this chapter as specified in PVEMC 15.50.060. (Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
A. Anchoring. All new construction and substantial improvements 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 improvement shall be constructed:
1. With materials and utility equipment resistant to 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.
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 base flood elevation, as determined by the floodplain administrator.
b. In all other zones, elevated to or above 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 engineer or surveyor, and verified by the building inspector to be properly elevated. Such certification and verification shall be provided to the floodplain administrator.
2. 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;
c. Be certified by a registered professional engineer or architect that the standards of this subsection are satisfied. Such certification shall be provided to the floodplain administrator.
3. 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 to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwater. Designs for meeting this requirement must exceed the following minimum criteria:
a. Be certified by a registered professional engineer or 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. (Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
1. Infiltration of floodwaters into the systems; and
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)
E. All subdivisions shall provide adequate drainage to reduce exposure to flood hazards. (Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
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 registered professional engineer or architect is provided demonstrating that encroachments shall not result in any increase in the 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. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)
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)
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:
5. Availability of alternative locations for the proposed use that are not subject to flooding or erosion damage;
6. Compatibility of the proposed use with existing and anticipated development;
7. Relationship of the proposed use to the comprehensive plan and floodplain management program for that area;
8. Safety of access to the property in time of flood for ordinary and emergency vehicles;
9. Expected heights, velocity, duration, rate of rise, and sediment transport of the floodwaters expected at the site; and
10. 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:
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 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.
D. Variances shall not be issued within any mapped regulatory floodway if any increase in flood levels during the 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 base flood and does not result in additional threats to public safety and does not create a public nuisance. (Ord. 701 § 2 (Exh. 1), 2012; Ord. 637 § 1, 2001)