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HomeMy WebLinkAboutOrdinance 1402 N.C.S. 02/04/1980~' ,~, . r.;c _ ~~. EFFEC~'I!/E DAT`E O~F. ~RDf~A~CE ` FE8 -41980 INTRODUCED BY GOUNCILMAN JOHN BALSHAW. ~, SECONDED BY VICE-MAYOR G. ROLAND BOND AN ORDINANCE AMENDING ORDINANCE,NO. 1072 N.,C.S. OF THE CITY OF PETA'LUMA, THE ZON'ING ORDINANCE, BY REPEALING AND RE-ENACTING THE ARTICLE 16 THEREOF AND~BY ADD;ING SECTION 26-303.5 THERETO T0, REGULATE THE USE OF THE PET~ALUMA R`IVER FLOODWAY AND FLOOD PLAIN, AND ENACTING GONFORMING AMENDMENTS TO SECTION l•-200 AND 26-40,7 THEREOF,- :AND DECLARING ITS URGENCY, TD TAKE EFFECT I-MMED'IATELY, BE.IT ORDAINED BY THE COUNCIL OF THE GITY OF PETALUMA.AS FOLLOWS: Secti.on 1. Article 1'6 of Ordi_nance No. 1072 N.C~.S:. is hereby repea1ed. .) Section 2. Article i6 is hereby°.added to Ordinar~ce No. 1'072 N.C..S'. to read as follow"s: "ARTICLE 16 FLOODWAY AND FLOOD PLAIN DISTRICTS SECTION 16-1'00 - Purpose~:- To:establish land u"se regulations for properties situated i~n floodways and flood plain lands so as to mi~nimize property damage from flood.waters and'_safeguard the public.heal~th,, safety and.general welfare. r. This Article is in:tended to establish specific restrictions on the use .of those propert:i es' or p,orti ons of properti es whi.ch are si tua:ted with~i n the Ci ty of Pe:tal uma and wi, th.i,n the Petal uma Ri;ver• Bas i.n Fl pod Pl a i m and Fl o'odway ar, eas as defin:ed below., a-nd shall apply to a}1 development with;in. those ar.eas. O;RDINANCE N0. 1402 N.C.S. -1- ~ : ~ . , ~ PLKrmv 2-1'] -80 • ~ ; , -, • . . , :, SECTION 16-2Q0, - Fl_ood -F~l~ain and Fl.oodway Areas - The Petaluma River Basin Flood Plain and~ Floodway Areas are: defined as tiiose areas of Specia:l Flood Hazard identified 'by the Federal' I"nsurance Admini;s~;trat~i.on~~through a scientific and engineering report entitled '=Flood Insurance Stu'dy for the City of Petaluma" dated August, 1979, with accompany~ng Flood Boundary and Floodway Map; and accompanying Flood Lnsurance ,Rate Maps. Any offici:a{,1 rev;isions thereto are he"reby ~adopted by re~ferenee and declared to be a part of' th,is ordinance. Maps and data which reflect this deli;neation shall be 'kept on f~ile in the Office.of the Community Development and_Planning Director of the City of Petaluma, and shall be availabl.e for public exami;nat>ion at reasdna'ble ti'mes. - SECTiON 16-300 -~ De.finitions - Unless specifi'cal",Ty defined bel'ow, words or phrases used in this ordinance.shall be inter:preted so:as to give them the meaning they ha~e in common~usage and to gi.ve this ordSnance to most reasonable application. "Area of s:hal.l,ow flood~i'ng"'' means, a designated'.A0 or VO Zone on the Flood Insurance Rate Map (FIRM): Th':e b'ase fl°ood.dep~tiis` range from one to three feet; a clearly defin;ed channel ,d.oes not exist; the path of flooding is unpredictab:Te~a'nd indeterminate; and, "velocity flow may be evident. "Area of special flood'fiazard" mea,ns the l~and i'n the flood plain within a , communi!ty` subject to a one percen't or g~reate;r~°chanc_e of flooding in any gi`v'en. year. , "Base,fl~ood" means the fTood having a one percent chance.of being equalled or exeeeded i,n a~ny given yea;r. . ,. . . ~ • . ... , 2 ~'R~ e ~~~2 .~ . ,.. ~ r ~ ~ : 'PLK:mv .2-11.-80 "Development" means any man-mad.e .change to improved or unimproved real es.tate includi`ng ,but not limited to buildings:or other structures, mining, dredging, filling, grading, paviang;,excaua'tion or,dril'ling operations 1 ocated :wi thi n the are'a of spe'c°i`al fl ood hazard. ' , ~°~~ ~ "Deuel opment Permi t" means a zoni ng pe.rmi t, g~rad`a'ng perm~i t or bu i:l ding permit or any ot'her permit, certificate, or. license pertaining to the ' ~ erection, cons'truction, reconstruction, moVi;ng; coqversion, alteration, or additi'on to any building or s:tructure. and the u"se of~':any land, bu=ildi'ng or premi:se. .. . "Flood" or "Floodi;ng" mean's:a ge:neral and tem,pora:r;,.y c'onditi'on of partial ~> or complete inundation~of no.rrially dry land area_s:. `,"F1°o:od' In>surance Ra~te 'Ma;p" (~FIRM') means. an offic~ial map of the Ci ty of. Petaluma_ or Sonoma County, on .wh.ich the Federa1~ I~n,surance. Administration has del'ineated bo'th the areas of special flood iiazards and the risk premium zones appl'icabTe to the community. " . . "Fl.ood I.nsu.rance.:Study" is the official report pr;ovid!ed by the Federal ~•'~ ~~:Insur.ance Administration. The report contains flood pr,o:file"s; as well as . tlie- Fl~ood Boundary-:Flobdway h1a'p and the wa:ter surface el~evati:on of the ~. base flood.: ~ ~ ~"-F~l,o,odproo,fed"..means watertight"with wa'lls substant~ially impermeable to the; pa~ssage ~of wa.ter and wi th stru:ctural components having the capab`il ity of resasting hydrostatie and. hydrodynamic loads and. e.ffects of buoyancy. , ; °'Floodway" means the ~channel of a river or other. wa;tercou;rse and the adjacent land areas that must be:~reserved in order to discharge the base flood withou"t~,cumul;atively increasing the water surface elevati'on more than one (1) foot. "Habitable floor° means"any floor usable for living purposes, which inc:ludes working; sleeping, eating, cookin:g or recreati°on, or a combinat_ion thereof. A floor used only.for s"torage•purposes is not a"habitable floor". "Mean Sea Leve~l" means the average height of the sea for all stages of the tide.. _. "New construction° means structures for wh:i~ch ~the "s'tart of construction" commenced on or after the efifectiv:e date of this ordinance. "Petaluma River Basi'n" means~aTl significant flood:ing sources affecting the City of Petaluma includi`ng the Petaluma 'River, Willow Brook, Thompson Creek, Kelly 'Creek, Adobe Creek, Capri Creek, Corona Greek, and several mi nor tr i bu tari es~ the~re;to. "-Start of ,Cons,tru:ction" means the first placement or construction of a struc:ture o'n a site;, such as the.pouri.ng of slabs or foo"tings. Construction includes land preparation, such as excavating, c]earing, g,rading, and fi;lling, and ihcludes'the installation of streets andJow walkways, and incl~ud'es excav~a~t`ion for a ba'sement, footings, piers or foundations, or the erection of tempo:rary forms. It also includ:es th.e installation of accessory bai'ldings, such as garages or sheds and the installatio:n of portable PLK:~mV 2=11-80 - structures or sheds. - 4- ~R~, 14~2 ..__., , . . , PLK:mv 2-11-80 , .. "Sabstantial Improvement" means any repair,,re~construetion, or improvement of a structure, the cos~t of which equals~or~exceeds 80 percent of the market value of the stru:cture either, (1) before the improvement or repair is started,, or (2) if the structure has been damaged and is being restored, before the damage occurred.. For the purposes o:f this definition "substan- tial improvement° is considered to occur when the first alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not that alteration effects the external dimensi~ons of the structure. The term.does not, however, (1) include any project for improvement of a structure'to comply with existi.ng state or local health, sanitary, or safety code. specifications which are solely necessary to assure safe living cond.itions, or, (2) any alteration of a struc,ture listed on the Na tional Regi~ster of Historic~ Places or a State or City Inventory of Histori''c P•laces. SECTION :16-400 Flood Pl.ains - Com6ining District (~FP.-C) - Al1 areas within the boundaries of the "Area of Special Flood Hazard° but outside the "Floodway" areas are hereby zoned to the (FP-C) Flood Plain - Combi`ning; District. SECTION 16-401 - Effect of Zone - In areas zoned Flood Plain-Combining Distric't (FP-C) the regulations of the underlying zoning district shall be combined witii and apply in addition to the provisions of th'is Article. Where any conflict may exist between the requirements of this ordinance an'd other zoning districts, the provisions of this Article shall apply. , - 5- OR~. 1~0~ ~ ~ ~ ~ PL.K:mv 2-11-80 , : . ~SECTION 16=402 - Restrietions.in Zone.- Any permitted principal use, accesso.ry use, or conditional use in~an underlyi.ng district shall be considered a conditi;onal use in the FP-C District and may.be permitte'd only in accordan.ce with the provisions of this Article. SECTION 16-500 - Floodway District (F-~ -:All areas within the boundaries of the "Areas of Special F1ood Hazard" and ident:ified `as "Floodway" areas are hereby rezoned to the F-W {'Fl oodway) Zone. ~ SECTION 16-501 - Encroa'chments in Floo,dway - Since the floodway is an extremely hazardous area due to the veloc.ity of flood waters which carry debris, potential projectiles, and erosion potential', no encroachments within Floodway lands are permitted; including fi~l~l, new construction, substantial ~ improvements, and other development, except as spec'ified herein as permitted or conditional land uses., and provided that a certifi;cation by ,a registered pro.fessional engineer or architect is provided demonstrati:ng that encroachments shall not result in any increase in flood levels during the=occurrence of the base flood discharge:. SECT~ION 16-502 - Pe'rmitted Uses - Floodway Distrie.t - The following uses are pe~rmi,`tted without a Use Permit wher,e modi.fication or removal of native , vegetati`on,.7ncluding trees, is not required: 1. Open space~agri:cultural uses not requiring a fence or closed building such as.cropland,'orchards, and livestock feeding and grazing. -~6- oR~. 1402 . ~ ~ , PLK:mv 2-11-80 ~~ . : ~. 2. Circuses, carnivals and other similar transient amusement enterprises provided a zoning pe'rmit has been obtained from the Community Development and Planning Department. 3. Loading and unl.oading areas;, and parking l.ots, provided there shall be no structural improvements ot_her than paved driveways,.parking areas and landscaping. All such ar.eas sliall be appr.oved by the City's Site Plan and Architectural Review Committee; and contain no storage of material which may be in conflict wit'h Section 16'-707(7) or subj'ect to major damage by flood waters. 4. .Modification of Native or Riparian Vegetation -~Where modifi~cation or . removal of native or riparian eeg;etation is required; such modification or removal may be permitted after obtaining a development permit consisting of written approval from the Community Development & Planning Director, ` provided that such proposed modifications in the Flood Plain have been found to be consisten"t with the~General P1an. 5. Any other'open type of use determined by the Zoning Administration (Director of Community Development and Planning;) to be of the same general charaeter as the above permitted uses. SEC.TTON 16-503.- Conditional Uses - Floodway District;- The following uses may be permitted after~approval of a conditional use permit by the City of Re~tal uma,: . - 7- ~ oR~.. l~oz PLK:mv 2-11-80 ,~ . l. Open aiw pri~ate and public recreatio:na.l facilities such as parks, golf cou.rses, and athletic fields. 2. Private and public doCking, moori`ng, and boat launching facilities. 3. Aboveground public u.til~ity and private service fa;cilities such as water and sanitation pipe lines, roads, and bridges, and similar facilities, providing such faci`lities shall be designed and constructed so as not to be appreciably damaged by flood waters and not to res'trict the carrying capacity'of the des'i,gnated floodway. 4. Improvements in stream ehannel alignment,, cross section, and capacity including modification of river bank and flood.proteetion levels, ot'her than periodic dred'gi`ng of silt material from the na.vigable of the Petaluma River for maintenance purposes, when said silt material is removed from the floodway area. SECTIOfJ 16-600 - Frezoning of Flood Hazard Lands - A31 areas not within the City of Petaluma but within the boundaries of the "Areas of Special Flood Hazard" identified by the Federal.Insurance Adminis,tratio;n through a scientific and engineering repo;rt entitled "The Flood Insurance Study for the County of So.noma" dated May 31, 1979, and which are also within the City of Petaluma Planning area as shown on the Petaluma General Plan-and Environmental Design Plan are hereby prezoned to the FP-C (Flood Plain-Combining Zone) or F-W (Floodway Zone) in accordance with the principles set out i'n~ Sections 16-400 through 16-500 and this Article: O~+ a ~~~2 ~ - 8- - . ~ . ~ PLK:mv 2-11-80 SECTION 16-700.- General Provisio_ns - The pwovisions of this Chapter are appl icabl e to aTl Areas of Special F~l ood Ha;zard wi thi'n the Ci ty of Petal uma. SECTION 16-701 - Compliance - No ;structure or land shall hereafter be constructed, located extended, converted, or,altered without full compliance with the terms of this,Arti;cle and.other applicabl.e regulations. SECTION 16-702 - Development-Permit Required - No structure or land shall hereafter be located, extended,<converted or. altered within FP-C (Flood Plain- Combining Zone) or within F-.W (Floodway Zone). lands without having first received a"development permit" in ac'cordance wi`th the prov'isions of this Article; and for developments requiri;ng Use Permits, with the provisions of Sections 26-500 through 26-511. D.evelopment ~perm.it appl ications °shal l be reviewed by the Community Development and~Plaqning Director and the requirements of this ordinance enfo"rced in accordance with Article 28 of this Zoning Ordinance. SECTION,16-703 -_ Residential :Construct.ion (except Mobile Home Parks) - New construction and substantial improvement of any residential structure permitted in FP-C (.Flood Plain-Combining) Zones shall have the lowest floor, including b_asement, elevated at least T2 inches a6ove.the level of "the,base flood elevation or depth number specified on the FIRM (Flood Insurance~Rate Map), whi.chever - applaes to the area. SEC,TI;ON 16 703:1 = Mobile Home Rarks - No new mobile home parks shall be placed within floodway.or flood plain areas. Existing mobile home parks within flood plain areas may be expanded only where the ground elevation of such park -9- pR~. 14~2 , PLK:mv 2 `11-80 . ~ . ~ _. ~ i°s elevated at l east~ ] 2 i nches abo.ve the base fTood el:eva-ti~on and adequate r ~ access and drainage are provi;ded."-Existing mobile home pa,rks in floodway areas may not be expand.ed 'under any c'ircumstances. ~ : SECTION 16-7~04' -:Nonresidential Construction; - New construction `and su~b- stantial improvement `of ~any eommercial; industrial: .or other nonresidential structure shall be subj;e.ct to the restri,ct:i,ons of Se`c:tion `1.6-400 throu,gh 16-5'03.4, and shall either have~the 1°owest~fl,oor,~ inclading ba_sement; elevated 12 inches or more above tlie level of~the base flood elevation.o,r depth number specified - , ~ on the FT~RM (.Flood In,su,rance Rate Map) ;~ or~, toge~t'her with attendant util i'ty a'nd sanitary faciliti`es, shall: (1) be floodpr,oofed so that below the base.f1ood 1 evel the structu:re i s watertig:lit wi th wal l s, substanti;al ly impexmeabl e to the passage of water; (2) have_structural compo'nents cap~a`ble,~ of resisting ~hyd'rostatic and hydrodynamic loads a`nd effects of :buoyance; a'n,d (;3) :be cer..ti`fied by a registered profess°ional ,engi'neer or- archit'e,ct that,t;h_e':stan°da°rds of this sutrsection are satisfied. Such, certificatio'ns ~shal~'1 be `pr:qvi`d'ed to the official as set forth im Secti'on 16-710. ~ S,ECTION 16-705 - Construction Mate_r_i:al~s and h1ethods -(l) A11 new construction and substan.tial improv'ements shal~l be cons'tructed wi th ma.terial s and util ity equipment resistant to flood damage using method.s and practices that minimize flood~damage,;.(2) A11 new construction and substanti'al improvements shall be constructed:.using method,s and practices that minimize.fl'ood damage, and be anchored to.'~pre:ven't flotation, collapse .or lateral movement. -10- . .~~n~o 1~Q2 ~ PCK:mv 2-11-80. , SECTION 16-~706 -.Utilitie's -(1) A11 new and replacement water supp;ly and san,itary sewag'e systems sha11 be desi,gned to min~imi;ze or eliminate i,nfiltration of flood waters' i'nto the system and di~scharge from systems into flood water.s; (2) On-site ;waste di:sposal systems shaTl be 1oca,ted to a~oid impairment to them or contamination from `them duri.n.g; flooding. . SECTION 16-70'7 - Subdivision Pro~osals - All subdiv~i;sion proposals shall comply with the following requirements: < 1. Subdi'vision Desi:gn - All subd~i'vision proposals.sha,l.l be consistent with the need to mi n~imi ze fl ood damag e. 2. Subdivisions - U'til:itie_s - Al,l s'u6division proposals shall have public utiTities and facilities such as_sewer, gas; elec.trical, and water systems located and con'structed. to m,inimize flood; damage. :_ 3. Subdivisions - Drainage. - All subdivi~si;on pr.oposal~s shal l ha~e~ adequate drainage provided'. to reduce exposure to flood damage:. 4. „ Subdivision - Street Eleva'tion ba`ta - Base flood el~evati~on data shall be `provi:ded for all subdivision proposals wit'hin FF-G' (Fl'ood' Plain-Combining Zone.) lands. ~ ~~~;a ~~F~•/~ , .- ~ PLK:mv 2-11-80 5. Subdivisions - Erosi~on Control - The perimeters of al'1 e'arth pads permitted within (.FP-C) flood plai'n areas shall be engineered to prevent erosion of the pad due to the wat`e:r ve]ocities of base flood. A registered professi`onal . engineer shall certify that this subsecytion.is.satisfied and a copy of such cer.tificati'on .shall be prov'ided to, the G-ity Engineer and the_ Ghief Building Inspector: ~ 6. Subdivisions - S;torage in Areas of Special _F1ood,_Hazard - The storage or processing of ma.t.eri~a`l s that are in time of fl ood,ing buoyant, expl osiv:e, or could be injuri'ous t`o property, structures, human, animal or plant life is prohibited in FP-.C and'~'F-W districts. 7. Subdi~isions - Ce:rtifi~cation of. ,F1ood Pr,oo.fing - Al1 structares requiring flood proofing sha.ll be so desi,gned. so that below the base flood level the . structure is wate`r tight witli walls substant"~ially impe`rmeable to the pas~sage o-f wa~ter and .wi'th structural c_omponents ha~ing the, c,apacity. of resisting hydrostat~ic and hydr.odynami;c '1'oad~s with :effects of buoyancy. A registered professional eng,i`neer or arc'hitect s`ha~ll certify that the standards of this,subsectio'n are satis~f'iYed and a copy o'f such certifiea- , _. tion .shall be provided to the Director of Publi:c ~Works and the Chief Bu il ding Inspector. SEGTION 16-800 -;Duti e,s & Respo;ns i bi l i ti es of t'he Communi ty Devel o~nent and Rlanni:ng ~Depa;rtment - I:t shall be the duty of the Community Development~and P-lanning; Department to: -12- , . 0~`~. 14~~ PLK:mv `2,-11-80 .2 Review all development permits to assure that the permit requirements of this ordinance have been satisfied, and to insu're that construct'io:n or. develo~nent sites are reasonably safe from floodi'ng. Review permits for proposed develo~nent to assu:re that all necessary permits have been, obtained f"rom those Federal, State~or Local governmental agencies from which pri'or approual' i;s requir`ed. 3. Notify the Coun:ty of Sonoma, t'he Galifornia State Department of Water Resources and the State Cleari_ng House prior to any actions approving , alteration or relocat:ibn of the Petaluma River and submit evidence of such notification to the Federal ''Emergency'Managemen;t Administration in accor- ' dance with~current:State guidelines. ~ 4. Al l records requ i red to be ke pt pe'rta i n i ng to the prov i s i on s of th i s Chapter shall be maintained in the Of'fice of th'e Community Development and Pl.anning Depa:rtment and shall be open~ for~pu.b'1`-ic i°nspection. In regard to t'his item, the following i-nformation is required to be su6mi`tted by the aPpl i':cant: (1) Elevati,on in relation to mean sea leve], of the lowest habitable floor (includi:n,g basement)° of`all structures as cert-ified by a registered professional engi'neer; (2) Elevati`on in relation to mean sea level to wliich any structure has been floodproofed,; -, 3- ~~ ~; . 14a2 PLK:mv 2-1~1-80 (.3)' Certification by 'a registered professiona] engineer or architect that the floodpro:ofi;:ng me:thods fo.r`'any nonresidential structure meet the fl o'od,proofi ng~ cri teri a i n Secti on 15- 704; and, ~ (4) Description of 'the extent to which any ~.watercourse wi;l!l, be altered or relocated as a resuTt of pro;posed ~developm'en't, ` 5. Require as a condition of d:evelopmen,t appr.oval that maintenanc`e is proVided within the altered o`r rel`ocated 'portion of any watercourse affected. or disturbed by the project so that the flood carrying..capacity is not. diminished. SECTION 16-90.0 -•War'n;i ng and D:i scl aimer of Li~abi'1 i ty - The deg ree of fl ood protecti on requ i red by th.i s Arti cl e i°s considered reasonabl e for reg:ul atory purposes and is based on' scientific and engin'eeri°ng con'sid;e,rations.,' Larger floods c'an and w.i11 occur on rare o,cca`sions: . Flood hei~gh,ts may be increased by man-made or natural causes: This Art.i'cl~e- does ;not imply tha,t land outside the areas of special flood; hazards or u~ses permitted withi:n..such areas will be free ~ f.rom fl ood'i'ng or fl ood damages. 1'h"i s~ Art~i c:l e, shal l not crea;te 1 iabi l i ty on the part of the City o:f'PetaTuma or by any officer or,employee thereof for any •flqod damages that result from reliance on this Article or any administrative deci;s~ion made the;reunder. ° ~ Secti~o.n.:3. Secti`ons 26-303. 5 th;rough 26 303.6 are hereby~ added to Qrdin:ance No. 1072 N. G.~S: t_o read as fol-lows: PCK:mv 2-11-80 ~ "S ECTION 26=:3;03. 5- Va,ri ances i n Fl oodway,. (A) Wi thi.n. Fl oodway zoned 1`ands vari.ances ma.y, .be issued only i'n compl iance wi th Secti,ons 26-303: 5 and 26-303. 6. In" passing upon such appl ications t~he approving authori'ty sh"a11 ~consider a] l techn.ical eval ua,tion, al l rel evant -f.aetors, standards specified in other sections of th`i~;s ordinance and 1. the dang,er that ma_terial s may "be~~ swe;pt onto other l ands to the injury qf o.thers; ~ - , , 2. the~dang'"er to life and property.da:e to flooding or erosion damage; 3. ,the susce;pti"bi~l ity of "the proposed` facil ity and its con=tents to flood damage and the effect of such dama,ge on the indi;vidual owner; r 4. .the n:ecessity to• the facility o'f a ~wa~terfront location, where applieable; ~ 5. tEie importance of the services provi`ded, by the proposed facility to the community; 6: the avai.l abi 1 i ty of ~,al terna"ti ve 1 ocati ons, for the proposed use whi;ch are not subject to flood'i`ng o,r erosi;on damage; ' J, the, compa:tabiTity of the proposed use w_ith existing and ~ anticipated d''evel.opment; ~ ~ -15- ~R~~ 14~2 -;;~ 8... th'e rela,tion:5lii'p of the pl an and fl ood pl ain managemen_t 9. the sa`fety of` access to ordinary and':emer.gency v.ehieles; :~ _ ~ ~ PLK~:m~ 2-11-80 - pr"oposed. use to the, comprehensive program fo~r, tfiat area; 'the property i n t:imes of fl ood for 10. the:.expected 'h;ei,ghts, velocity,, duration, rate of rise, and ~ ~ . sediment transport o"f ~t'he fl ood waters and ;the: effects of wave _ U.: . action, , if ,ap.p,l icabl.e, expected a~t the site;' an'd, 11. the costs of providing :go~ernmental ~servi,ces during and after flood cond'itions, including mai;n,;t"enance and repair of pub~lic util ities .a'nd faci'1 ities such as ,sewer, gas,; el ee,tri'cal , and water system, and' streets and ,bridg'es. , ~' ~ (B) Generally, variances may be issued for~new"co`nstruct~ion and substan- ti al improvements to~ ~6e: erected on a`l ot of~ one-iia°1 f acr.e or 1 ess i n si ze cbntiguous to and surround"ed',by lots with exist:i,ng structures constructed below the base flood level, .provi'ding items 1-1~1 h,av%e been ful"ly considered. As the lot si,ze increases beybnd- the one-half` ac=re:, the techni,cal .j;ustification required for i~ssuing the variance~increases. . -,: ~; (G) Upon„consid'eration of the; 11 fac>tors above and ~the pu;rposes of this ordinance, the approvi'ng au~thority may attach`such ad~di;tional ~conditions to the granting of variances as it deems nec'essary ~to fu'rthe,r- the purposes of this ordi:nance. ~ PLK:mv 2-11-80 (D) The approv'ing .au:thority_ shall maintain the record's' of all appeal acti.ons a~nd repo;rt any variances to the Federa1 Insu:rance Admini~stra.tion., SEGTION '26-303:,'6 - Conditions for 'Va'riance"s in Floodways.. ~ (A) Variances may be 'i;ssued for the reconstruction, rehabilitat'ion or restoration of structures 1°i.s;ted, on the Nati~onal Register of Historic Places or the State Inventory of. Histori`c Places, without regard to the procedures set forth in the rema~i'nder of thi~s section. ~ (B) Vari,ances shall not be issued wit'ha`n any designated floodway if any increase in flood' leve'l.s.du.ring the base flood discfiar.ge would result. (C') Variances sha~ll only be issued u'pon a determinat'ion that tfie variance is the mirrimum necessa.ry, c`onsid'ering the flood ~haza'rd, to afford relief. (D) Va_riances shall oniy be issued upon:. (i) a showing of 'good and sUfficient cause (ii) a detenmination that failure to grant the variance would result in exceptional" har.dship to the ,appl i`can't'; and ( i i i) a dete~rmi nati on that the granti,ng of a vari a;n,ce wi 11 not resul t in i.ncreased flood heights, add.itional threats to public safety, extra°ord,in:ary public expense, create nuisances, cause fraud on or victimization of the public as identif`ied in Section 16-g00-4, o.r conflict with existing local laws or ordinances. -17- ~R~, 14~2 ; :. . .. ~ PLK:mv 2-11-80 ~ ~ ~ - (E) Any applica°tion to whom a variance is gran:ted shall be gi`ven written notice that if any str.ucture is permi.tted to be repTaced with a lowest fl_oor elevat.ion below the base flood elevation that the cost of flood~ insurance will be commensurate with the increased risk resulting from tfie reduced lowest floor elevation." Section 4. Section 1-2;03 of Ordinance No. 1072 N.C.S. is hereby amended to delete the following.defini'tio.ns therefrom; in their entirety: 1. Floodway. 2. Floodway, regulated. 3. Fl ood,, design. 4. Fl ood F1ain. 5. F1ood Plain, regulated. Section 5. Section 26-407 of Ordinanee No: 10J2 N~..C. S. 'is hereby repealoed. Section 6. If any section, subsection,<sentence, clause or phrase or word of this ordinanee is for any rea'son held to'be unconstitational by a,court of competent jur.asdi.ction, such deci'sion shall not affect the validity of the remaining portion,s of this ordinanee. The City Council, o~f the City of Petaluma liereby decl~ares' that i t woul d have passed and ad,opted 'thi s ordi-nance and each and all pr.ovision's thereof irrespective of the fact that any one or more of sai;d provisi'ons;.be dec.lared unconstitutional. -18- ~ ~R~ a 1402 _ ~; " - PLK:mv 2-1"1-80 . ~:. ~ ~ r , . ~ ~~-- Section 7. Repea,1 .o-f" earl irer ordinances. The repe;a'1 hereby of any previously effective section of Ord"ina`nce Ng. 107.2 N. C. S. , whethe`r express or impl ied, ~ shall not affect or ~impai'r any aet done, offense committed or righ,t accruing, aecrued or acquired, or lia:bility, penalty,, forfeiture'o;r punishment i:':ncurred, prior to tfie time such '.repeal ta;kes e'ffec,t,, but the same may be .enjo`i`ned; a'sserted, enforced-, p"rosecu'ted 'or inflicted as fully and to tbe~same 'ex.ten:t as if such repeal: had not been effected. . ,~.. Sec.tion 8:. Urg:ency Ord`i.nance._ Thi._s ordinance is hereby decl"ared to be . necessary for the, immed'i~ate. preserva_tion o,f the~`public peace, healt'h and safety ~ , and shall take effect.'and be in~force u,pon its passage by :a unanimous vote~of the members of the Ca`ty `Co;uncil present at the time~ o:f its adoption. 7he reason for the emergen;cy i,s °that fai'l ure to have ~said ordinance adopted and fully effective pr.ior to Feb'ru'a';ry 15, 1980,may resu'lt in the cancellation of` Federal Fl ood Insurance. to prope.rty ,owners wi~thin the Gi ty of Petal uma, du.'ri;ng the peak of the wi nter- rai`ny reason, wi th ~tfie potenti'al fo~r g;reat l oss during said season. ~ Sec.tion 9. The .City Clerk is hereby directed': to post/publish this :ordinance for the peri od and ~ n'~ the- manner requ i'red by the Ci ty~,~ Cha.rter. INTRODUCEp AND ORDERED.~PUBLISHED this 4 day of Febraary , 1980. A°DO'PTED this 4<;~day,of Fe6ruary , T~980, by tiie. fol`lowing vote: ~ AYES: Councilmen BALS;HAW~/'BOND/CAsVANAGN/PERRY•%MAYOR MATTfI v e .~:~.. ~ - - • Gity-~~~o~n~y.