The restrictive flood (F-2) district is intended to be combined with any principal district to minimize or avoid hazards to life and property from flooding in the regulatory flood zone established by the Federal Emergency Management Agency, pursuant to the Flood Disaster Protection Act of 1973, and in other areas of significant flood hazard. These regulations apply in all districts combined with this district, provided that in case of conflict between the regulations of the principal district and this district, the more restrictive regulations control.

(Ord. 97-99 § 1 (part))

Uses permitted in the F-2 district are all uses permitted in the principal district with which the F-2 district is combined, provided the administrative permit and use permit requirements of the principal district shall apply.

(Ord. 97-99 § 1 (part))

Applications for all land divisions in the F-2 district shall include current regulatory flood elevation data. Such data shall be shown on the recorded map.

(Ord. 97-99 § 1 (part))

A.

Every building permit application shall include plans and specifications for all proposed construction; elevations in relation to mean sea level of the lowest habitable floor of residential structures, including basements or, for nonresidential structures, elevations to which it has been floodproofed; and such other information as the development services director or his or her designee or chief engineer of the county water agency may require.

B.

No building permit shall be granted unless the building official makes the following findings; if a use permit is required, the findings shall be made before the use permit is approved:

1.

The design and construction of all proposed improvements, including any manmade change or unimproved real property, are consistent with the need to minimize flood damage; and

2.

Drainage is designed to reduce exposure to flood hazards.

C.

Base flood elevation data will be provided by or approved by the chief engineer of the water agency. Where base flood elevation data has not been provided by the Federal Emergency Management Agency, the chief engineer shall obtain, review and reasonably utilize the best existing base flood data available from any source, including high water marks, floods of record and private engineering reports.

D.

The building official shall obtain and maintain elevation certifications necessary to confirm that the elevation requirements of Section 17.70.050 of this chapter have been satisfied.

(Ord. 97-99 § 1 (part))

Notwithstanding the provisions of Sections 17.70.020, 17.70.030, and 17.70.040 of this chapter, all uses are subject to the following conditions and restrictions:

A.

Every structure shall be designed or anchored to prevent flotation, collapse or lateral movement of the structure, or portions of it, due to flooding.

B.

All construction materials shall be resistant to flood damage, construction methods and practices which will minimize flood damage shall be used and all public utilities shall be located and constructed to minimize flood damage.

C.

New or replacement domestic water supply systems and sewage disposal systems shall be designed and installed to prevent infiltration and discharges into floodwaters.

D.

The lowest floor, including the basement, of all residential structures or substantial improvements to existing residential structures shall be constructed at least one foot above the base flood level.

E.

The lowest floor, including the basement, of all nonresidential structures, or substantial improvements to existing nonresidential structures may be below the base flood level, provided the structure, utilities and water and sewage disposal facilities are floodproofed to a point at least one foot above the base flood level. When floodproofing is required, a registered civil engineer or licensed architect shall certify that the floodproofing methods are adequate to withstand the flood depths, pressures, velocities, impact and uplift forces, and other factors associated with the base flood level.

F.

All permits from governmental agencies whose approval of development in the restrictive flood zone is required by federal or state law, shall be obtained prior to commencement of construction or installation of any structure, mobile home or water supply or sewage disposal system.

G.

No work that alters or relocates any portion of a watercourse shall diminish the flood-carrying capacity of the watercourse within the area of alteration or relocation.

H.

The chief engineer of the water agency shall notify adjacent communities and the State Department of Water Resources prior to any permitted alteration or relocation of any watercourse within this zone district.

I.

All mobile homes to be placed or substantially improved under city permit within this zone district shall be elevated on a permanent foundation such that the lowest floor of the mobile home is at or above the base flood elevation and be securely anchored to an adequately anchored foundation system. The mobile home shall be certified under the National Mobile Home Construction and Safety Act of 1974 (42 U.S.C. Section 85401 et seq.).

J.

Electrical, heating, ventilation, plumbing and air conditioning equipment and other service facilities shall be designed and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding.

K.

For all new construction and substantial improvements, fully enclosed areas below the lowest floor that are subject to flooding shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect or must meet or exceed the following minimum criteria:

1.

A minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided.

2.

The bottom of all openings shall be no higher than one foot above grade.

3.

Openings may be equipped with screens, louvers or other coverings or devices provided that they permit the automatic entry and exit of floodwaters.

(Ord. 97-99 § 1 (part))

Exemptions to the provisions of this chapter may be made if a variance is obtained, as provided in Section 17.92.010 of this title. Such exemptions are subject to the provisions of Section 60.6 of Title 44 of the Code of Federal Regulations.

(Ord. 97-99 § 1 (part))