Source: https://www.codepublishing.com/CA/PacificGrove/html/PacificGrove11/PacificGrove1197.html
Timestamp: 2019-08-19 17:02:11
Document Index: 211168932

Matched Legal Cases: ['§ 2', '§ 3', '§ 4', '§ 5', '§ 6', '§ 7', '§ 7', '§ 7', '§ 7', '§ 7', '§ 7', '§ 7', '§ 8']

Chapter 11.97 COMMUNITY FLOODPLAIN MANAGEMENT
Chapter 11.97
COMMUNITY FLOODPLAIN MANAGEMENT1
11.97.010 Title.
11.97.020 Purpose.
11.97.030 Definitions.
11.97.040 General provisions.
11.97.050 Administration.
11.97.060 Provisions for flood hazard reduction – Standards of construction.
11.97.070 Provisions for flood hazard reduction – Standards for utilities.
11.97.080 Provisions for flood hazard reduction – Standards for subdivisions and other proposed development.
11.97.090 Provisions for flood hazard reduction – Standards for manufactured homes.
11.97.100 Provisions for flood hazard reduction – Standards for recreational vehicles.
11.97.110 Provisions for flood hazard reduction – Floodways.
11.97.120 Provisions for flood hazard reduction – Coastal high hazard areas.
11.97.130 Exception procedure.
This chapter shall be known as the city of Pacific Grove community floodplain management. [Ord. 09-006 § 2, 2009].
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 floodprone, mudslide (i.e., mudflow) or flood-related erosion areas.
(a) These regulations are designed to:
(5) 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;
(6) 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;
(b) In order to accomplish its purposes, this chapter includes regulations to:
(1) 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;
(3) Control the alteration of natural floodplains, stream channels, and natural protective barriers, which help accommodate or channel floodwaters;
(4) Control filling, grading, dredging, and other development which may increase flood damage; and
(5) Prevent or regulate the construction of flood barriers which will unnaturally divert floodwaters or which may increase flood hazards in other areas. [Ord. 09-006 § 3, 2009].
(a) Solely for the parking of no more than two cars; or
(b) A small, low-cost shed for limited storage, less than 150 square feet and $1,500 in value.
“Base flood” means a flood which has a one percent chance of being equaled or exceeded in any given year (also called the “100-year flood”). “Base flood” is the term used throughout this chapter.
“Base flood elevation (BFE)” means the elevation shown on the Flood Insurance Rate Map for Zones AE, AH, A1 – A30, VE and V1 – V30 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.
“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 10 and no more than 20 pounds per square foot. Use of breakaway walls must be certified by a registered engineer or architect and shall meet the following conditions:
“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 – V30, VE, or V.
“Exception” means a grant of relief from the requirements of this chapter which permits construction in a manner that would otherwise be prohibited by this chapter.
“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 December 3, 1997.
“Floodplain” or “floodprone 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 ordinances, subdivision regulations, building codes, health regulations, special purpose ordinances (such as grading and erosion control) and other applications of police power which control development in floodprone areas. This term describes federal, state or local regulations in any combination thereof which provide standards for preventing and reducing flood loss and damage.
“Floodway” means the channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot. Also referred to as a “regulatory floodway.”
“Fraud and victimization,” as related to PGMC 11.97.130, means that the exception granted must not cause fraud on or victimization of the public. In examining this requirement, the city of Pacific Grove will consider the fact that every newly constructed building adds to government responsibilities and remains a part of the community for 50 to 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, empowered to adopt and implement regulations to provide for the public health, safety and general welfare of its citizenry.
“Hardship,” as related to PGMC 11.97.130, means the exceptional hardship that would result from a failure to grant the requested exception. The city of Pacific Grove requires that the exception 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 an exception, 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) 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 PGMC 11.97.060(c)(3);
(2) The anchoring standards in PGMC 11.97.060(a);
(3) The construction materials and methods standards in PGMC 11.97.060(b); and
(4) The standards for utilities in PGMC 11.97.070.
“Market value” is defined in the city of Pacific Grove substantial damage/improvement procedures, PGMC 11.97.050(b)(2)(A).
“New construction,” for floodplain management purposes, means structures for which the “start of construction” commenced on or after December 3, 1997, 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 December 3, 1997.
One Hundred Year Flood or 100-Year Flood. See “Base flood.”
“Public safety and nuisance,” as related to PGMC 11.97.130, means that the granting of an exception must not result in anything which is injurious to the 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, river, bay, stream, canal, or basin.
“Remedy a violation” means to bring the structure or other development into compliance with state or local floodplain management regulations or, if this is not possible, to reduce the impacts of noncompliance. Ways that impacts may be reduced include protecting the structure or other affected development from flood damages, implementing the enforcement provisions of this chapter or otherwise deterring future similar violations, or reducing state or federal financial exposure with regard to the structure or other development.
“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 an FBFM or FIRM as Zone A, AO, A1 – A30, AE, A99, AH, V1 – V30, 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 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.
V Zone. See “Coastal high hazard area.”
“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. 09-006 § 4, 2009].
(a) This chapter shall apply to all areas of special flood hazards within the jurisdiction of the city.
(b) 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 Monterey County and Incorporated Areas,” dated April 2, 2009, with accompanying Flood Insurance Rate Maps (FIRMs) and all subsequent revisions or amendments, 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 the city’s community development department.
(c) 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 from taking such lawful action as is necessary to prevent or remedy any violation.
(d) 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 provision, easement, covenant, or deed restriction conflict or overlap, whichever imposes the more stringent restrictions shall prevail.
(e) Interpretation. In the interpretation and application of this chapter, all provisions shall be:
(f) 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 the city council, any officer or employee thereof, the state of California, or FEMA, for any flood damages that result from reliance on this chapter or any administrative decision lawfully made hereunder. [Ord. 09-006 § 5, 2009].
(a) Designation of the Floodplain Administrator. The chief planner of the community development department is hereby appointed to administer, implement, and enforce this chapter by granting or denying development permits in accord with its provisions.
(b) The duties and responsibilities of the floodplain administrator shall include, but not be limited to, the following:
(1) Permit Review. Review all development permits to determine whether:
(A) Permit requirements of this chapter have been satisfied, including determination of substantial improvement and substantial damage of existing structures;
(D) 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 foot at any point within the city of Pacific Grove; and
(E) All letters of map revision (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.
(A) Using FEMA publication FEMA 213, “Answers to Questions About Substantially Damaged Buildings,” develop detailed procedures for identifying and administering requirements for substantial improvement and substantial damage, to include defining “market value.”
(3) Review, Use and Development of Other Base Flood Data. When base flood elevation data has not been provided in accordance with PGMC 11.97.040(b), 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 PGMC 11.97.060.
Note: A base flood elevation may be obtained using one of two 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.
(4) Notification of Other Agencies.
(A) Alteration or relocation of a watercourse:
(i) Notify adjacent communities and the California Department of Water Resources prior to alteration or relocation;
(ii) Submit evidence of such notification to the Federal Emergency Management Agency; and
(iii) Assure that the flood carrying capacity within the altered or relocated portion of said watercourse is maintained.
(B) Base flood elevation changes due to physical alterations:
(i) Within six months of information becoming available or project completion, whichever comes first, the floodplain administrator shall submit or ensure that the permit applicant submits technical or scientific data to FEMA for a letter of map revision (LOMR).
(ii) 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.
(C) Notify FEMA in writing whenever the corporate boundaries have been modified by annexation or other means and include a copy of a map of the community clearly delineating the new corporate limits.
(5) Documentation of Floodplain Development. Obtain and maintain for public inspection and make available as needed the following:
(A) Certification required by PGMC 11.97.060(c)(1) and 11.97.090 (lowest floor elevations);
(B) Certification required by PGMC 11.97.060(c)(2) (elevation or floodproofing of nonresidential structures);
(C) Certification required by PGMC 11.97.060(c)(3) (wet floodproofing standard);
(D) Certification of elevation required by PGMC 11.97.080(a)(3) (subdivisions and other proposed development standards);
(E) Certification required by PGMC 11.97.110(b) (floodway encroachments);
(F) Information required by PGMC 11.97.120(f) (coastal construction standards); and
(G) Maintain a record of all exception actions, including justification for their issuance, and report such exceptions issued in its biennial report submitted to the Federal Emergency Management Agency.
(6) 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 subsection (d) of this section.
(7) Remedial Action. Take action to remedy violations of this chapter as specified in PGMC 11.97.040(c).
(8) Biennial Report. Complete and submit biennial report to FEMA.
(9) Planning. Ensure community’s general plan is consistent with floodplain management objectives herein.
(c) 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 PGMC 11.97.040(b). Application for a development permit shall be made on forms furnished by the city of Pacific Grove. The applicant shall provide the following minimum information:
(1) Plans in duplicate, drawn to scale, showing:
(A) Location, dimensions, and elevation of the area in question, existing or proposed structures, storage of materials and equipment and their location;
(B) Proposed locations of water supply, sanitary sewer, and other utilities;
(C) Grading information showing existing and proposed contours, any proposed fill, and drainage facilities;
(D) Location of the regulatory floodway when applicable;
(E) Base flood elevation information as specified in PGMC 11.97.040(b) or subsection (b)(3) of this section;
(F) Proposed elevation in relation to mean sea level of the lowest floor (including basement) of all structures; and
(G) Proposed elevation in relation to mean sea level to which any nonresidential structure will be floodproofed, as required in PGMC 11.97.060(c)(2) and detailed in FEMA technical bulletin TB 3-93.
(2) Certification from a registered civil engineer or architect that the nonresidential floodproofed building meets the floodproofing criteria in PGMC 11.97.060(c)(2).
(3) For a crawlspace foundation, location and total net area of foundation openings as required in PGMC 11.97.060(c)(3) and detailed in FEMA Technical Bulletins 1-93 and 7-93.
(5) All appropriate certifications listed in subsection (b)(5) of this section.
(d) Appeals. The planning commission 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. 09-006 § 6, 2009].
(4) Within Zone 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 Zones AE, AH, and A1 – A30, 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 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 PGMC 11.97.050(b)(3).
(2) Nonresidential Construction. All new construction or substantial improvements of nonresidential structures shall either be elevated to conform with 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;
(C) Be certified by a registered civil engineer or architect that the standards of subsections (c)(2)(A) and (B) of this section are satisfied. Such certification shall be provided to the floodplain administrator.
(A) For nonengineered openings:
(i) Have a minimum of two openings on different sides having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding;
(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 enclosed area must have openings on exterior walls for each area to allow flood water to directly enter; or
(B) Be certified by a registered civil engineer or architect.
(4) Manufactured Homes. See PGMC 11.97.090.
(5) Garages and Low Cost Accessory Structures.
(A) Attached Garages.
(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.
(ii) A garage attached to a nonresidential structure must meet the above requirements or be dry floodproofed. For guidance on below grade parking areas, see FEMA technical bulletin TB-6.
(B) Detached Garages and Accessory Structures.
(i) Accessory structures used solely for parking (two-car detached garages or smaller) or limited storage (small, low-cost sheds), as defined in PGMC 11.97.030, may be constructed such that their floor is below the base flood elevation (BFE), provided the structure is designed and constructed in accordance with the following requirements:
(V) The accessory structure must comply with floodplain encroachment provisions in PGMC 11.97.110; and
(VI) 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. 09-006 § 7, 2009].
(b) On-site waste disposal systems shall be located to avoid impairment to them, or contamination from them, during flooding. [Ord. 09-006 § 7, 2009].
(a) All new subdivision proposals and other proposed development, including proposals for manufactured home parks and subdivisions, greater than 50 lots or five acres, whichever is the lesser, shall:
(2) Identify the elevations of the lowest floors of all proposed structures and pads on the final plans.
(A) Lowest floor elevation.
(B) Pad elevation.
(C) Lowest adjacent grade.
(d) All subdivisions and other proposed development shall provide adequate drainage to reduce exposure to flood hazards. [Ord. 09-006 § 7, 2009].
(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 – A30, 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 – V30, V, and VE on the community’s Flood Insurance Rate Map, meet the requirements of PGMC 11.97.110.
(b) All manufactured homes to be placed or substantially improved on sites in an existing manufactured home park or subdivision within Zones A1 – A30, AH, AE, V1 – V30, 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:
(2) Manufactured home chassis is supported by reinforced piers or other foundation elements of at least equivalent strength that are no less than 36 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 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. 09-006 § 7, 2009].
(a) All recreational vehicles placed in Zones A1 – A30, AH, AE, V1 – V30 and VE will either:
(1) Be on the site for fewer than 180 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 PGMC 11.97.050(c) and the elevation and anchoring requirements for manufactured homes in PGMC 11.97.090.
(b) Recreational vehicles placed on sites within Zones V1 – V30, V, and VE on the community’s Flood Insurance Rate Map will meet the requirements of PGMC 11.97.110. [Ord. 09-006 § 7, 2009].
(a) Until a regulatory floodway is adopted, no new construction, substantial development, or other development (including fill) shall be permitted within Zones A1 – A30 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 foot at any point within the city.
(b) Within an adopted regulatory floodway, the city 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 subsections (a) and (b) of this section are satisfied, all new construction, substantial improvement, and other proposed new development shall comply with all other applicable flood hazard reduction provisions of PGMC 11.97.060 through 11.97.120. [Ord. 09-006 § 7, 2009].
Within coastal high hazard areas, Zones V, V1 – V30, and VE, as established under PGMC 11.97.040(b), 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 are 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.
(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 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.
(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. 09-006 § 7, 2009].
(a) Nature of Exceptions. The issuance of an exception is for floodplain management purposes only. Insurance premium rates are determined by statute according to actuarial risk and will not be modified by the granting of an exception.
The exception criteria set forth in this section are based on the general principle of zoning law that exceptions pertain to a piece of property and are not personal in nature. An exception may be granted for a parcel of property with physical characteristics so unusual that complying with the requirements of this chapter would create an exceptional hardship to the applicant or the surrounding property owners. The characteristics must be unique to the property and not be shared by adjacent parcels. The unique characteristic must pertain to the land itself, not to the structure, its inhabitants, or the property owners.
It is the duty of the city council of the city 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 exceptions from the flood elevation or from other requirements in this chapter are quite rare. The long-term goal of preventing and reducing flood loss and damage can only be met if exceptions are strictly limited. Therefore, the exception guidelines provided in this chapter are more detailed and contain multiple provisions that must be met before an exception can be properly granted. The criteria are designed to screen out those situations in which alternatives other than an exception are more appropriate.
(b) Conditions for Exceptions.
(1) Generally, exceptions may be issued for new construction, substantial improvement, and other proposed new development to be erected on a lot of one-half acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, providing that the procedures of PGMC 11.97.050 through 11.97.120 have been fully considered. As the lot size increases beyond one-half acre, the technical justification required for issuing the exception increases.
(2) Exceptions may be issued for the repair or rehabilitation of historic structures (as defined in 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 exception is the minimum necessary to preserve the historic character and design of the structure.
(3) Exceptions shall not be issued within any mapped regulatory floodway if any increase in flood levels during the base flood discharge would result.
(4) Exceptions shall only be issued upon a determination that the exception 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 exceptions to an elevation requirement, this means the city council of the city of Pacific Grove 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 council of the city of Pacific Grove believes will both provide relief and preserve the integrity of this chapter.
(5) Any applicant to whom an exception is granted shall be given written notice over the signature of a community official that:
(A) The issuance of a exception to construct a structure below the base flood level will result in increased premium rates for flood insurance up to amounts as high as $25.00 for $100.00 of insurance coverage; and
(B) 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 county of Monterey recorder and shall be recorded in a manner so that it appears in the chain of title of the affected parcel of land.
(6) The floodplain administrator will maintain a record of all exception actions, including justification for their issuance, and report such exceptions issued in its biennial report submitted to the Federal Emergency Management Agency.
(c) Appeal Board.
(1) In passing upon requests for exceptions, the city council shall consider all technical evaluations, all relevant factors, standards specified in other sections of this chapter, and the:
(A) Danger that materials may be swept onto other lands to the injury of others;
(B) Danger to life and property due to flooding or erosion damage;
(C) 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;
(F) Availability of alternative locations for the proposed use which are not subject to flooding or erosion damage;
(I) Safety of access to the property in time of flood for ordinary and emergency vehicles;
(J) Expected heights, velocity, duration, rate of rise, and sediment transport of the flood waters expected at the site; and
(K) 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.
(2) Exceptions shall only be issued upon a:
(A) Showing of good and sufficient cause;
(B) Determination that failure to grant the exception would result in exceptional hardship to the applicant; and
(C) Determination that the granting of an exception will not result in increased flood heights, additional threats to public safety, or extraordinary public expense, create a nuisance (see the definition of “public safety and nuisance” in PGMC 11.97.030), cause “fraud and victimization” of the public, or conflict with existing local laws or ordinances.
(3) Exceptions 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 subsection (c) of this section are satisfied and that the structure or other development is protected by methods that minimize flood damages during the base flood, does not result in additional threats to public safety and does not create a public nuisance.
(4) Upon consideration of the factors of subsection (b)(1) of this section and the purposes of this chapter, the city council may attach such conditions to the granting of exceptions as it deems necessary to further the purposes of this chapter. [Ord. 09-006 § 8, 2009].
Prior history: Ords. 97-52, 98-34 and 08-006.