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Chapter 7. Flood Damage Prevention
Article 1. Statutory Authorization, Findings of Fact, Purpose and Methods
Sec. 10-7.101 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 Hercules of Contra Costa County does hereby adopt the following floodplain management regulations. (Ord. 449 § 1 (part), 2009)
Sec. 10-7.102 Findings of Fact.
The flood hazard areas of the City of Hercules are subject to periodic inundation which results in loss of life and property, health and safety hazards, disruption of commerce and governmental services, extraordinary public expenditures for flood protection and relief, and impairment of the tax base, all of which adversely affect the public health, safety, and general welfare.
These flood losses are caused by uses that are inadequately elevated, flood proofed, or protected from flood damage. The cumulative effect of obstructions in areas of special flood hazards which increase flood heights and velocities also contributes to flood losses. (Ord. 449 § 1 (part), 2009)
Sec. 10-7.103 Statement of 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 legally enforceable regulations applied uniformly throughout the community to all publicly and privately owned land within flood prone, mudslide (i.e., mudflow) or flood-related erosion areas. These regulations are designed to:
(a) Protect human life and health; and
(b) Minimize expenditure of public money for costly flood control projects; and
(c) Minimize the need for rescue and relief efforts associated with flooding and generally undertaken at the expense of the general public; and
(d) Minimize prolonged business interruptions; and
(e) 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; and
(f) 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; and
(h) Ensure that those who occupy the areas of special flood hazard assume responsibility for their actions; and
(i) To establish regulations for construction or development in areas of special flood hazard as mandated by the federal government in order to continue the eligibility of properties in the City of Hercules for flood insurance under the National Flood Insurance Program. (Ord. 449 § 1 (part), 2009: Ord. 279 Div. I (part), 1989. Formerly 10-7.101)
Sec. 10-7.104 Methods of Reducing Flood Losses.
(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; and
(b) Require that uses vulnerable to floods, including facilities which serve such uses, be protected against flood damage at the time of initial construction; and
(c) Control the alteration of natural floodplains, stream channels, and natural protective barriers, which help accommodate or channel floodwaters; 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. 449 § 1 (part), 2009)
Sec. 10-7.201 Definitions.
“A zone.” See “Special flood hazard area (SFHA).”
(a) Solely for the parking of no more than two (2) cars; or
(b) A small, low-cost shed for limited storage, less than one hundred fifty (150) square feet and one thousand five hundred dollars ($1,500) in value.
“Area of special flood hazard.” See “Special flood hazard area (SFHA).”
“Base flood elevation (BFE)” means the elevation shown on the 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 (1%) or greater chance of being equaled or exceeded in any given year.
“Basement” means any area of the building having its floor subgrade—i.e., below ground level—on all sides.
“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 flood waters. A breakaway wall shall have a safe design loading resistance of not less than ten (10) and no more than twenty (20) pounds per square foot. Use of breakaway walls must be certified by a registered engineer or architect and shall meet the following conditions:
(a) Breakaway wall collapse shall result from a water load less than that which would occur during the base flood; and
(b) 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 base flood.
“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.
“Existing 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 before June 16, 2009.
“Flood,” “flooding,” or “flood water” means:
(a) 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
(b) The condition resulting from flood-related erosion.
“Fraud and victimization,” as related to Article 6 of this Chapter, means that the variance granted must not cause fraud on or victimization of the public. In examining this requirement, the City of Hercules will consider the fact that every newly constructed building adds to government responsibilities and remains a part of the community for fifty (50) to one hundred (100) years. Buildings that are permitted to be constructed below the base flood elevation are subject during all those years to increased risk of damage from floods, while future owners of the property and the community as a whole are subject to all the costs, inconvenience, danger, and suffering that those increased flood damages bring. In addition, future owners may purchase the property, unaware that it is subject to potential flood damage, and can be insured only at very high flood insurance rates.
“Governing body” is the local governing unit, i.e., county or municipality that is empowered to adopt and implement regulations to provide for the public health, safety and general welfare of its citizenry.
“Hardship” as related to Article 6 of this Chapter means the exceptional hardship that would result from a failure to grant the requested variance. The City of Hercules requires that the variance be exceptional, unusual, and peculiar to the property involved. Mere economic or financial hardship alone is not exceptional. Inconvenience, aesthetic considerations, physical handicaps, personal preferences, or the disapproval of one’s neighbors likewise cannot, as a rule, qualify as an exceptional hardship. All of these problems can be resolved through other means without granting a variance, even if the alternative is more expensive, or requires the property owner to build elsewhere or put the parcel to a different use than originally intended.
(a) 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;
(d) 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.
(a) 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:
(1) The flood openings standard in Section 10-7.501(c)(3);
(2) The anchoring standards in Section 10-7.501(a);
(3) The construction materials and methods standards in Section 10-7.501(b); and
(4) The standards for utilities in Section 10-7.502.
(b) 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.
“Market value” is defined in the City of Hercules, Contra Costa County substantial damage/improvement procedures. See Section 10-7.402(b)(1).
“New construction,” for floodplain management purposes, means structures for which the “start of construction” commenced on or after June 16, 2009, 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 June 16, 2009.
“One hundred (100) year flood.” See “Base flood.”
“Public safety and nuisance,” as related to Article 5 of this Chapter, means that the granting of a variance must not result in anything which is injurious to safety or health of an entire community or neighborhood, or any considerable number of persons, or unlawfully obstructs the free passage or use, in the customary manner, of any navigable lake, or river, bay, stream, canal, or basin.
(a) Built on a single chassis; and
(b) Four hundred (400) square feet or less when measured at the largest horizontal projection; and
(c) Designed to be self-propelled or permanently towable by a light-duty truck; and
“Special flood hazard area (SFHA)” means an area in the floodplain subject to a one percent (1%) or greater chance of flooding in any given year. It is shown on an FHBM or FIRM as Zone A, AO, 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 (180) 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 improvement” means any reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds fifty percent (50%) of the market value of the structure before the “start of construction” of the improvement. This term includes structures which have incurred substantial damage, regardless of the actual repair work performed. The term does not, however, include either:
(a) Any project for improvement of a structure to correct existing violations or 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
(b) Any alteration of a historic structure; provided, that the alteration will not preclude the structure’s continued designation as a historic structure.
“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. 449 § 1 (part), 2009: Ord. 279 Div. 1 (part), 1989. Formerly 10-7.102)
Sec. 10-7.301 Lands to Which This Chapter Applies.
This Chapter shall apply to all areas of special flood hazards within the jurisdiction of City of Hercules, Contra Costa County. (Ord. 449 § 1 (part), 2009: Ord. 279 Div. 1 (part), 1989. Formerly 10-7.201)
Sec. 10-7.302 Basis for Establishing the Areas of Special Flood Hazard.
The areas of special flood hazard identified by the Federal Emergency Management Agency (FEMA) in the “Flood Insurance Study (FIS) for City of Hercules, Contra Costa County” dated March 30, 1982, with accompanying Flood Insurance Rate Maps (FIRMs) and Flood Boundary and Floodway Maps (FBFMs), dated September 30, 1982, 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 is 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 of Hercules City Council by the Floodplain Administrator. The study, FIRMs and FBFMs are on file at City of Hercules, 111 Civic Drive, Hercules, CA 94547. (Ord. 449 § 1 (part), 2009: Ord. 279 Div. 1 (part), 1989. Formerly 10-7.202)
Sec. 10-7.303 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) shall constitute a misdemeanor. Nothing herein shall prevent the City of Hercules City Council from taking such lawful action as is necessary to prevent or remedy any violation. (Ord. 449 § 1 (part), 2009: Ord. 279 Div. 1 (part), 1989. Formerly 10-7.203)
Sec. 10-7.304 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 ordinance, easement, covenant, or deed restriction conflict or overlap, whichever imposes the more stringent restrictions shall prevail. (Ord. 449 § 1 (part), 2009: Ord. 279 Div. 1 (part), 1989. Formerly 10-7.204)
Sec. 10-7.305 Interpretation.
(a) Considered as minimum requirements; and
(c) Deemed neither to limit nor repeal any other powers granted under state statutes. (Ord. 449 § 1 (part), 2009: Ord. 279 Div. 1 (part), 1989. Formerly 10-7.205)
Sec. 10-7.306 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 hazards or uses permitted within such areas will be free from flooding or flood damages. This Chapter shall not create liability on the part of City of Hercules City Council, any officer or employee thereof, the State of California, or the Federal Emergency Management Agency, for any flood damages that result from reliance on this Chapter or any administrative decision lawfully made hereunder. (Ord. 449 § 1 (part), 2009: Ord. 279 Div. 1 (part), 1989. Formerly 10-7.206)
Sec. 10-7.307 Severability.
This Chapter and the various parts thereof are hereby declared to be severable. Should any section of this Chapter be declared by the courts to be unconstitutional or invalid, such decision shall not affect the validity of this Chapter as a whole, or any portion thereof other than the section so declared to be unconstitutional or invalid. (Ord. 449 § 1 (part), 2009)
Sec. 10-7.401 Designation of the Floodplain Administrator.
The Director of Public Works is hereby appointed to administer, implement, and enforce this Chapter by granting or denying development permits in accord with its provisions. (Ord. 449 § 1 (part), 2009: Ord. 279 Div. 1 (part), 1989. Formerly 10-7.302)
Sec. 10-7.402 Duties and Responsibilities of the Floodplain Administrator.
(1) Permit requirements of this Chapter have been satisfied, including determination of substantial improvement and substantial damage of existing structures; and
(2) All other required state and federal permits have been obtained; and
(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. This means that the cumulative effect of the proposed development when combined with all other existing and anticipated development will not increase the water surface elevation of the base flood more than one (1) foot at any point within the City of Hercules, Contra Costa County; and
(c) Review, Use and Development of Other Base Flood Data. When base flood elevation data has not been provided in accordance with Section 10-7.302, 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 Article 5 of this Chapter.
NOTE: A base flood elevation may be obtained using one (1) of two (2) methods from the FEMA publication, FEMA 265, “Managing Floodplain Development in Approximate Zone A Areas—A Guide for Obtaining and Developing Base (100-year) Flood Elevations,” dated July 1995.
A. Notify adjacent communities and the California Department of Water Resources prior to alteration or relocation; and
(1) Certification required by Sections 10-7.501(c)(1) and 10-7.504 (lowest floor elevations); and
(2) Certification required by Section 10-7.501(c)(2) (elevation or floodproofing of nonresidential structures); and
(3) Certification required by Section 10-7.501(c)(3) (wet floodproofing standard); and
(4) Certification of elevation required by Section 10-7.503(a)(3) (subdivisions and other proposed development standards); and
(5) Certification required by Section 10-7.506(b) (floodway encroachments); and
(6) Information required by Section 10-7.507(f) (coastal construction standards); and
(7) 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 Emergency Management Agency.
(f) Map Determination. Make interpretations where needed, as to the exact location of the boundaries of the areas of special flood hazard, 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 Section 10-7.404.
(g) Remedial Action. Take action to remedy violations of this Chapter as specified in Section 10-7.303.
(i) Planning. Assure community’s General Plan is consistent with floodplain management objectives herein. (Ord. 449 § 1 (part), 2009: Ord. 279 Div. 1 (part), 1989. Formerly 10-7.303)
Sec. 10-7.403 Development Permit.
A development permit shall be obtained before any construction or other development, including manufactured homes, within any area of special flood hazard established in Section 10-7.302. Application for a development permit shall be made on forms furnished by the City of Hercules. The applicant shall provide the following minimum information:
(a) Plans in duplicate, drawn to scale, showing:
(1) Location, dimensions, and elevation of the area in question, existing or proposed structures, storage of materials and equipment and their location; and
(2) Proposed locations of water supply, sanitary sewer, and other utilities; and
(3) Grading information showing existing and proposed contours, any proposed fill, and drainage facilities; and
(4) Location of the regulatory floodway when applicable; and
(5) Base flood elevation information as specified in Section 10-7.302 or 10-7.402(c); and
(6) Proposed elevation in relation to mean sea level of the lowest floor (including basement) of all structures; and
(7) Proposed elevation in relation to mean sea level to which any nonresidential structure will be floodproofed, as required in Section 10-7.501(c)(2) and detailed in FEMA Technical Bulletin TB 3-93; and
(8) Certification from a registered civil engineer or architect that the nonresidential floodproofed building meets the floodproofing criteria in Section 10-7.501(c)(2); and
(9) For a crawl-space foundation, location and total net area of foundation openings as required in Article 5, Section 10-7.501(c)(3) of this Chapter and detailed in FEMA Technical Bulletins 1-93 and 7-93; and
(10) Description of the extent to which any watercourse will be altered or relocated as a result of proposed development.
(b) All appropriate certifications listed in Section 10-7.402(e). (Ord. 449 § 1 (part), 2009: Ord. 279 Div. 1 (part), 1989. Formerly 10-7.301)
Sec. 10-7.404 Appeals.
The City of Hercules City Council of City of Hercules, Contra Costa County 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. 449 § 1 (part), 2009)
Sec. 10-7.501 Standards of Construction.
(1) With flood-resistant materials, and utility equipment resistant to flood damage for areas below the base flood elevation;
(4) Within Zones AH or AO, so that there are adequate drainage paths around structures on slopes to guide flood waters around and away from proposed structures.
A. In AE, AH, A1—30 Zones, elevated to or above the base flood elevation.
B. In an AO zone, elevated above the highest adjacent grade to a height equal to or exceeding the depth number specified in feet on the FIRM, or elevated at least two (2) feet above the highest adjacent grade if no depth number is specified.
C. In an A zone, without BFEs specified on the FIRM (unnumbered A Zone), elevated to or above the base flood elevation; as determined under Section 10-7.402(c).
(2) Nonresidential Construction. All new construction or substantial improvements of nonresidential structures shall either be elevated to conform to subsection (c)(1) of this Section or:
A. Be floodproofed, together with attendant utility and sanitary facilities, 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; and
C. Be certified by a registered civil engineer or architect that the standards of subsection (c)(2)(A) and (B) of this Section are satisfied. Such certification shall be provided to the Floodplain Administrator.
(3) Flood Openings. All new construction and substantial improvements of structures 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 meet the following minimum criteria:
i. Have a minimum of two (2) openings on different sides having a total net area of not less than one (1) square inch for every square foot of enclosed area subject to flooding; and
ii. The bottom of all openings shall be no higher than one (1) foot above grade; and
iii. Openings may be equipped with screens, louvers, valves or other coverings or devices; provided, that they permit the automatic entry and exit of floodwater; and
iv. Buildings with more than one (1) enclosed area must have openings on exterior walls for each area to allow flood water to directly enter; or
(4) Manufactured homes. See Section 10-7.504.
i. A garage attached to a residential structure, constructed with the garage floor slab below the BFE, must be designed to allow for the automatic entry of flood waters. See subsection (c)(3) of this Section. Areas of the garage below the BFE must be constructed with flood resistant materials. See subsection (b) of this Section.
i. “Accessory structures” used solely for parking (two (2) car detached garages or smaller) or limited storage (small, low-cost sheds), as defined in Article 2 of this Chapter, may be constructed such that its floor is below the base flood elevation (BFE), provided the structure is designed and constructed in accordance with the following requirements:
a. Use of the accessory structure must be limited to parking or limited storage; and
b. The portions of the accessory structure located below the BFE must be built using flood-resistant materials; and
c. The accessory structure must be adequately anchored to prevent flotation, collapse and lateral movement; and
d. Any mechanical and utility equipment in the accessory structure must be elevated or floodproofed to or above the BFE; and
e. The accessory structure must comply with floodplain encroachment provisions in Section 10-7.506; and
f. The accessory structure must be designed to allow for the automatic entry of flood waters in accordance with subsection (c)(3) of this Section.
ii. Detached garages and accessory structures not meeting the above standards must be constructed in accordance with all applicable standards in this Section. (Ord. 449 § 1 (part), 2009: Ord. 279 Div. 1 (part), 1989. Formerly 10-7.401)
Sec. 10-7.502 Standards for Utilities.
(1) Infiltration of flood waters into the systems; and
(2) Discharge from the systems into flood waters.
(b) On-site waste disposal systems shall be located to avoid impairment to them, or contamination from them during flooding. (Ord. 449 § 1 (part), 2009: Ord. 279 Div. 1 (part), 1989. Formerly 10-7.402)
Sec. 10-7.503 Standards for Subdivisions and Other Proposed Development.
(a) All new subdivision proposals and other proposed development, including proposals for manufactured home parks and subdivisions, greater than fifty (50) lots or five (5) acres, whichever is the lesser, shall:
(1) Identify the Special Flood Hazard Areas (SFHA) and Base Flood Elevations (BFE).
(d) All subdivisions and other proposed development shall provide adequate drainage to reduce exposure to flood hazards. (Ord. 449 § 1 (part), 2009: Ord. 279 Div. 1 (part), 1989. Formerly 10-7.403)
Sec. 10-7.504 Standards for Manufactured Homes.
(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 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, meets the requirements of Section 10-7.507.
(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 base flood elevation; or
Upon the completion of the structure, the elevation of the lowest floor including basement shall be certified by a registered civil engineer or 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. 449 § 1 (part), 2009: Ord. 279 Div. 1 (part), 1989. Formerly 10-7.404)
Sec. 10-7.505 Standards for Recreational Vehicles.
(a) All recreational vehicles placed in Zones A1—30, AH, AE, V1—30 and VE will either:
(3) Meet the permit requirements of Section 10-7.403 and the elevation and anchoring requirements for manufactured homes in Section 10-7.504.
(b) Recreational vehicles placed on sites within Zones V1—30, V, and VE on the community’s Flood Insurance Rate Map will meet the requirements of subsection (a) of this Section and Section 10-7.507. (Ord. 449 § 1 (part), 2009)
Sec. 10-7.506 Floodways.
(a) Until a regulatory floodway is adopted, no new construction, substantial development, or other development (including fill) shall be permitted within Zones A1—30 and AE, unless it is demonstrated that the cumulative effect of the proposed development, when combined with all other development, will not increase the water surface elevation of the base flood more than one (1) foot at any point within the City of Hercules, Contra Costa County.
(b) Within an adopted regulatory floodway, the City of Hercules, Contra Costa County, shall prohibit encroachments, including fill, new construction, substantial improvements, and other development, unless certification by a registered civil engineer is provided demonstrating that the proposed encroachment shall not result in any increase in flood levels during the occurrence of the base flood discharge.
(c) If Sections 10-7.501(a) and (b) and 10-7.602(a) and (b) are satisfied, all new construction, substantial improvement, and other proposed new development shall comply with all other applicable flood hazard reduction provisions of Article 5 of this chapter. (Ord. 449 § 1 (part), 2009: Ord. 279 Div. 1 (part), 1989. Formerly 10-7.405)
Sec. 10-7.507 Coastal High Hazard Areas.
Within coastal high hazard areas, Zones V, V1—30, and VE, as established under Section 10-7.302, 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 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 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 Article 2 of this Chapter. 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 registered engineer or 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. 449 § 1 (part), 2009: Ord. 279 Div. 1 (part), 1989. Formerly 10-7.406)
Article 6. Appeals and Variance Procedure
Sec. 10-7.601 Nature of Variances.
It is the duty of the City of Hercules City Council to help protect its citizens from flooding. This need is so compelling and the implications of the cost of insuring a structure built below flood level are so serious that variances from the flood elevation or from other requirements in the flood ordinance are quite rare. The long-term goal of preventing and reducing flood loss and damage can only be met if variances are strictly limited. Therefore, the variance guidelines provided in this Chapter are more detailed and contain multiple provisions that must be met before a variance can be properly granted. The criteria are designed to screen out those situations in which alternatives other than a variance are more appropriate. (Ord. 449 § 1 (part), 2009)
Sec. 10-7.602 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 (1/2) 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 Articles 4 and 5 of this Chapter have been fully considered. As the lot size increases beyond one-half (1/2) 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 Article 2 of this Chapter) 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.
(d) 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. For example, in the case of variances to an elevation requirement, this means the City of Hercules City Council need not grant permission for the applicant to build at grade, or even to whatever elevation the applicant proposes, but only to that elevation which the City of Hercules City Council believes will both provide relief and preserve the integrity of the local ordinance.
(1) The issuance of a variance to construct a structure below the base flood level will result in increased premium rates for flood insurance up to amounts as high as twenty-five dollars ($25.00) for one hundred dollars ($100.00) of insurance coverage; and
(2) Such construction below the base flood level increases risks to life and property. It is recommended that a copy of the notice shall be recorded by the Floodplain Administrator in the Office of the Contra Costa Recorder and shall be recorded in a manner so that it appears in the chain of title of the affected parcel of land.
(f) 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 Emergency Management Agency. (Ord. 449 § 1 (part), 2009: Ord. 279 Div. 1 (part), 1989. Formerly 10-7.502)
Sec. 10-7.603 Appeal Board.
(a) In passing upon requests for variances, the City of Hercules City Council 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; and
(2) Danger of life and property due to flooding or erosion damage; and
(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; and
(4) Importance of the services provided by the proposed facility to the community; and
(5) Necessity to the facility of a waterfront location, where applicable; and
(6) Availability of alternative locations for the proposed use which are not subject to flooding or erosion damage; and
(7) Compatibility of the proposed use with existing and anticipated development; and
(8) Relationship of the proposed use to the comprehensive plan and floodplain management program for that area; and
(9) Safety of access to the property in time of flood for ordinary and emergency vehicles; and
(10) Expected heights, velocity, duration, rate of rise, and sediment transport of the flood waters expected at the site; and
(1) Showing of good and sufficient cause; and
(2) Determination that failure to grant the variance would result in exceptional hardship to the applicant; and
(3) 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 (see “Public safety and nuisance”), cause fraud and victimization of the public, or conflict with existing local laws or ordinances.
(c) 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 (d) 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 do not result in additional threats to public safety and does not create a public nuisance.
(d) Upon consideration of the factors of Section 10-7.602(a) and the purposes of this Chapter, the City of Hercules City Council may attach such conditions to the granting of variances as it deems necessary to further the purposes of this Chapter. (Ord. 449 § 1 (part), 2009: Ord. 279 Div. 1 (part), 1989. Formerly 10-7.501)