HomeMy WebLinkAboutMINUTES - 04202004 - D3 TO: BOARD OF SUPERVISORS ,k..
Contra
FROM: DENNIS M. BARRY, AICP Costa
COMMUNITY DEVELOPMENT DIRECTOR County
DATE: APRIL 20, 2004
SUBJECT: HEARING ON COUNTY INITIATED ORDINANCE TEXT AMENDMENT TO ADD CHAPTER
84-76, FLOOD HAZARD COMBINING DISTRICT,TO THE COUNTY CODE. COUNTY FILE
#ZT010003. (COUNTYWIDE)
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
A. OPEN the public hearing, receive testimony, and CLOSE the hearing.
B. FIND for purposes of compliance with the California Environmental Quality Act that the
proposed text amendment is exempt from CEQA per CEQA Guidelines Section 15061(b)(3).
The activity is covered by the general rule that CEQA applies only to projects that have the
potential for causing a significant effect on the environment. Where it can be seen with
certainty that there is no possibility that the activity in question may have a significant effect
on the environment, the activity is not subject to CEQA.
C. FIND that the proposed ordinance text amendment adding Chapter 84-76 to the County
Ordinance Code, which establishes the Flood Hazard Combining District, is consistent with
the General Plan.
D. ADOPT the findings contained in the County Planning Commission Resolution No. 12-2004,
which recommends adoption of the ordinance, as the basis for the Board's action.
CONTINUED ON ATTACHMENT: X YES SIGNATURE
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD
COMMITTEE
APPROVE OTHER
SIGNATUREM.
ACTION OF BOARD ON April 20, 2004 APPROVED AS RECOMMENDED X OTHER
VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND
X UNANIMOUS(ABSENT None CORRECT COPY OF AN ACTION TAKEN AND
AYES: NOES: ENTERED ON THE MINUTES OF THE BOARD OF
ABSENT: ABSTAIN: SUPERVISORS ON THE DATE SHOWN
Contact:Will Nelson(925)335-1208 ATTESTED April 20, 2004
JOHN SWEETEN, CLERK OF THE BOARD OF
SUPERVISORS AND COUNTY ADMINISTRATOR
Orig: Community Development Department .�
cc: County Counsel
CountyAdministrator's Office BY �
Clerk of the Beard DEPUTY
April 20, 2004
Board of Supervisors
County File#ZT010003
Page 2
E. INTRODUCE Ordinance No. 2004-13, waive reading, and adapt the ordinance.
F. DIRECT staff to post a Notice of Exemption with the County Clerk.
FISCAL IMPACT
None.
BACKGROUND / REASONS FOR RECOMMENDATIONS
Various parts of the County are subject to flooding and are designated as Special Flood Hazard Areas
(SFHAs). When building in SFHAs, compliance with the Floodplain Management Ordinance is required.
In the most severely impacted areas of the County, compliance with the Floodplain Management
Ordinance requires residents to raise the lowest habitable floor of their homes several feet above the
ground. The County considers the open area between the building and the ground to be a story if it is
more than six vertical feet from the grade to the top of the finished floor above and the grade is flat
enough to reasonably be considered usable space. However, the Floodplain Management Ordinance
prohibits that space from being developed as habitable area. Therefore, even though the Code allows
residences that are up to 2Y2 stories tall, the residents of areas severely impacted by flooding are limited
to developing only 1'/2 stories of habitable area unless a variance to allow more stories is approved.
The proposed ordinance text amendment would create a combining district that, where applied, would
allow single'.-family residences, two-family residences (duplexes)and residential second units to be up to
3'/2 stories tall provided that they are located in a SFHA. Residents who own property in areas impacted
by flooding would now be able to develop 2"/2 stories of habitable space without having to gain prior
approval of a variance,just as those whose property is not impacted by flooding are able to do.
If the proposed ordinance text amendment is adopted, then the Community Development Department
will seek the Board's approval, shortly after the ordinance becomes effective, to rezone the offshore
portion of Bethel Island so that the combining district applies there.
On March 23, 2003 the County Planning Commission conducted a hearing on the proposed ordinance
text amendment and rezoning of Bethel Island. There were no speakers at the hearing. The
Commission voted 6-0 to recommend that the Board adopt the proposed ordinance text amendment and
approve the rezoning.
ORDINANCE NO. 2004-13
FLOOD HAZARD COMBINING DISTRICT
The Contra Costa County Board of Supervisors ordains as follows (omitting the parenthetical
footnotes from the official text of the enacted or amended provisions of the County Ordinance
Code):
SECTION I. SUMMARY. This ordinance adds Chapter 84-76 to the County Ordinance Code
to establish the Flood Hazard (—FH) Combining District. The ordinance allows certain single-
family dwellings,two-family dwellings, and residential second units located in Special Flood
Hazard Areas to be up to three and one-half stories in height as long as the lowest story is used
only for vehicle parking, storage, or building access. The ordinance also eliminates the
requirement for height variance permits for these three and one-half story residential buildings.
SECTION II. Chapter 84-76 is added to the County Ordinance Code,to read:
Chapter 84-76
FLOOD HAZARD(—FH) COMBINING DISTRICT
Article 84-76.2
General
84-76.202 Flood Hazard(—FH)Combining District. All land within a land use district
combined with a flood hazard (—FH) combining district is subject to the additional regulations set
forth in this chapter. (Ord. 2004-13 § 2.)
84-76.204 Purpose. The purposes of the flood hazard combining district are to allow certain
single-family dwellings, two-family dwellings, and residential second units located in Special
Flood Hazard Areas to be up to three and one-half stories in height as long as the lowest story is
used only for vehicle parking, storage,or building access, to eliminate the requirement for height
variance permits for these three and one-half story residential buildings; and to allow limited use
of the land beneath residential buildings that are required to be elevated for purposes of
compliance with Chapter 82-28 (Floodplain Management). (Ord. 2004-13 § 2.)
84-76.206 Definitions. For purposes of this chapter, the following words and phrases have the
following meanings:
(a) "Special Flood Hazard Area"has the meaning set forth in Section 82-28.504.
(b) "Story"has the meaning set forth in Section 82-4.266. (Ord. 2004-13 § 2.)
ORDINANCE NO, 2004-13
1
Article 84-76.4
Regulations
84-76.442 Applicability. The—FH district may be combined with and apply to any zoning
district that allows for the establishment of single-family dwellings,two-family dwellings, or
residential second units and is located in a Special Flood Hazard Area. (Ord. 2004-13 § 2.)
84-76.404 Standards. A single-family dwelling,two-family dwelling, or residential second unit
of up to three and one-half stories in height is permitted in an—FH district if all of the following
standards are met:
(a) The lowest story is used only for vehicle parking, storage, or building access. The lowest
story may not be used, intended or designed to be used, or occupied for living, sleeping,
eating, or cooking purposes.
(b) The building does not exceed 35 feet in height.
(c) The building is located in a Special Flood Hazard Area.
(d) New buildings or additions to existing buildings must meet all applicable standards of
this chapter, the underlying zoning district, and Chapter 82-28 (Floodplain Management).
(Ord. 2004-13 § 2.)
84-76.406 Priority. Where there is any conflict between the regulations of this chapter and the
regulations of Chapter 82-28 (Floodplain Management),the requirements of Chapter 82-28 shall
govern. Where there is any conflict between the regulations of this chapter and those of the
underlying zoning district, the requirements of this chapter shall govern. (Ord. 2004-13 § 2.)
Article 84-76.6
Variance Permits
84-76.602 Variance Permit—Granting. Variance permits to modify the provisions in Section
84-76.404 may be granted in accordance with Chapter 26-2. (Ord. 2004-13 § 2.)
ORDINANCE NO. 2004-13
2
SECTION III. EFFECTIVE DATE. This ordinance becomes effective 30 days after passage,
and within 15 days after passage shall be published once with the names of supervisors voting for
or against it in the Contra Costa Times, a newspaper published in this County.
PASSED on April 20, 7044+ , by the following vote:
AYES: Supervisors Gioia, Uilke , Greenberg, DeSaulnier and Glover
NOES:
ABSENT: RM
ABSTAIN: NM
ATTEST: JOHN SWEETEN
Clerk of the Board of Supervisors ljoard Chair
and County Administrator
By: [SEAL]
eputy '
TLG:
HA'27004`,Community DevelopmenffH zone-f"tnal.wpd
ORDINANCE NO. 2004-13
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1''..,....1.11,..........1.11.1-1.
ORDINANCE NO. 2004-13
FLOOD HAZARD COMBINING DISTRICT
The Contra Costa County Board of Supervisors ordains as follows (omitting the parenthetical
footnotes from the official text of the enacted or amended provisions of the County Ordinance
Code):
SECTION I. SUMMARY. This ordinance adds Chapter 84-76 to the County Ordinance Code
to establish the FIood Hazard (—FH) Combining District. The ordinance allows certain single-
family dwellings,two-family dwellings, and residential second units located in Special Flood
Hazard Areas to be up to three and one-half stories in height as long as the lowest story is used
only for vehicle parking, storage, or building access. The ordinance also eliminates the
requirement for height variance permits for these three and one-half story residential buildings.
SECTION II. Chapter 84-76 is added to the County Ordinance Code,to read:
Chapter 84-76
FLOOD HAZARD(FH) COMBINING DISTRICT
Article 84-76.2
General
84-76.202 Flood Hazard (FH) Combining District. All land within a land use district
combined with a flood hazard (---FH) combining district is subject to the additional regulations set
forth in this chapter. (Ord. 2004-13 § 2.)
84-76.204 Purpose. The purposes of the flood hazard combining district are to allow certain
single-family dwellings, two-family dwellings, and residential second units located in Special
Flood Hazard Areas to be up to three and one-half stories in height as long as the lowest story is
used only for vehicle parking, storage,or building access; to eliminate the requirement for height
variance permits for these three and one-half story residential buildings, and to allow limited use
of the land beneath residential buildings that are required to be elevated for purposes of
compliance with Chapter 82-28 (Floodplain Management). (Ord. 2004-13 § 2.)
84-76.206 Definitions. For purposes of this chapter,the following words and phrases have the
following meanings:
(a) "Special Flood Hazard Area"has the meaning set forth in Section 82-28.504.
(b) "Story"has the meaning set forth in Section 82-4.266. (Ord. 2004-13 § 2.)
ORDINANCE NO. 2004-13
1
Article 84-76.4
Regulations
84-76.402 Applicability. The—FH district may be combined with and apply to any zoning
district that allows for the establishment of single-family dwellings,two-family dwellings, or
residential second units and is located in a Special Flood Hazard Area. (Ord. 2004-13 § 2.)
84-76.404 Standards. A single-family dwelling,two-family dwelling, or residential second unit
of up to three and one-half stories in height is permitted in an—FH district if all of the following
standards are met:
(a) The lowest story is used only for vehicle parking, storage, or building access. The lowest
story may not be used, intended or designed to be used, or occupied for living, sleeping,
eating,or cooking purposes.
(b) The building does not exceed 35 feet in height.
(c) The building is located in a Special Flood Hazard Area.
(d) New buildings or additions to existing buildings must meet all applicable standards of
this chapter,the underlying zoning district, and Chapter 82-28 (Floodplain Management).
(Ord. 2004-13 § 2.)
84-76.406 Priority. Where there is any conflict between the regulations of this chapter and the
regulations of Chapter 82-28 (Floodplain Management),the requirements of Chapter 82-28 shall
govern. Where there is any conflict between the regulations of this chapter and those of the
underlying zoning district,the requirements of this chapter shall govern. (Ord. 2004-13 § 2.)
Article 84-76.6
Variance Permits
84-76.602 Variance Permit--Granting. Variance permits to modify the provisions in Section
84-76.404 may be granted in accordance with Chapter 26-2. (Ord. 2004-13 § 2.)
Jl1
ORDINANCE NO. 2004-13
2
_... __
SECTION III. EFFECTIVE DATE. This ordinance becomes effective 30 days after passage,
and within 15 days after passage shall be published once with the names of supervisors voting for
or against it in the Contra Costa Times, a newspaper published in this County.
PASSED on , by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: JOHN SWEETEN,
Clerk of the Board of Supervisors Board Chair
and County Administrator
By: [SEAT,]
Deputy
TL,G:
W2004\Community DevelopmenITH zone-final.wpd
ORDINANCE NO. 2004-13
3
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RESOLUTION NO. 12-2004
RESOLUTION OF THE COUNTY PLANNING COMMISSION OF THE COUNTY OF
CONTRA COSTA, STATE OF CALIFORNIA, RECOMMENDATION ON THE
COUNTY INITIATED TEXT AMENDMENT TO INCLUDE COUNTY CODE
CHAPTER 84-76 RELATING TO THE CREATION OF THE FLOOD HAZARD
COMBINING DISTRICT, AND THE REZONING THAT APPLIES THE FLOOD
HAZARD COMBINING DISTRICT TO SPECIFIC ZONING DISTRICTS IN BETHEL
ISLAND (County Files#ZT010003 and#RZ013108)
WHEREAS, the County of Contra Costa determined that in certain areas prone to flood
hazards, enforcement of height limitations for certain residential buildings created an
unnecessary hardship for property owners; and
WHEREAS, the purpose of the proposed text amendment, better known as the
Flood Hazard Combining District, is to regulate improvements to residential buildings located in
Special Flood Hazard Areas; streamline the permitting process for certain residential
development in Special Flood Hazard Areas by eliminating the need for approval of a variance
permit to develop a 3%z story building; allow productive use of the land beneath those residential
buildings that are required to be elevated for purposes of compliance with Chapter 82-28
(Floodplain Management); and protect the integrity of the County's levees by encouraging use of
the land within the building envelope. (Ord. 2003- § 2); and
WHEREAS, the County of Contra Costa has set goals and policies in the Safety Element
of its General Plan to protect life and structures from the risks associated with flood hazards; and
WHEREAS, after notice was lawfully given, a public hearing was scheduled before the
County Planning Commission on Tuesday, March 23, 2004, whereas all persons interested might
appear and be heard; and
WHEREAS, on Tuesday,March 23, 2004, the County Planning Commission having fully
reviewed, considered, and evaluated all the testimony and evidence submitted in this matter; and
WHEREAS, for purposes of compliance with provisions of the California Environmental
Quality Act and State and County CEQA guidelines, the project falls under the provisions of
CEQA Guidelines Section 15061(b)(3), which states that CEQA applies only to projects that
have the potential for causing a significant effect on the environment and that where it can be
seen with certainty that there is no possibility that the activity in question may have a significant
effect on the environment,the activity is not subject to CEQA; and
NOW, THEREFORE, BE 1T RESOLVED that County Planning Commission of the
County of Contra Costa recommends for adoption by the Board of Supervisors of the County of
Contra Costa the text amendment as described in the March 23, 2004 staff report and
recommendations to the County Planning Commission, which will include County Code Chapter
84-76 relating to the creation of the Flood Hazard Combining District.
BE IT FUTHER RESOLVED that County Planning Commission of the County of Contra
Costa finds that the proposed text amendment to create County Code Chapter 84-76 relating to
the Flood Hazard Combining District, as described in March 23, 2004 staff report and
recommendations to the County Planning Commission, is substantially consistent with the
General Plan of Contra Costa County.
BE IT FUTHER RESOLVED that County Planning Commission of the County of Contra
Costa finds that the proposal to rezone the offshore portion of Bethel Island so that the Flood
Hazard Combining District is combined with the applicable underlying zoning districts, as
described in March 23, 2004 staff report and recommendations to the County Planning
Commission, is substantially consistent with the General Plan of Contra Costa County.
The instructions by the County Planning Commission to prepare this resolution were
given by motion of the County Planning Commission on Tuesday, March 23, 2004, by the
following vote:
AYES: Commissioners- Terrell, Wong,Mehlman, Snyder, Gaddis, Battaglia
NOES: Commissioners - None
ABSENT: Commissioners- Clark
ABSTAIN: Commissioners - None
BE IT FURTHER RESOLVED that the Secretary of the County Planning Commission
shall respectively sign and attest the certified copy of this resolution and deliver the same to the
Board of Supervisors all in accordance with the Planning Laws of the State of California.
Len Battaglia,
Chair of the County Planning Commission,
County of Contra Costa, State of California
ATTEST:
Dennis M. Barry, Secretary
County Planning Commission
County of Contra Costa
State of California
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Agenda.Item#
Community Development Contra.Costa County
COUNTY PLANNING COMMISSION
TUESDAY MARCH 23 2004
I. INTRODUCTION
FLOOD HAZARD COMBINING DISTRICT, COUNTY FILES #ZT010003_ _8c
#RZ013108: A County initiated proposal to add Chapter 84-76 to the County Ordinance
Code, which creates the Flood Hazard (—FH) Combining District. The combining zoning
district would allow single-family dwellings, two-family dwellings and residential second
units located in Special Flood Hazard Areas to be up to 3'/2 stories in height contingent
upon certain standards being met. This proposal also includes rezoning some of Bethel
Island (offshore portion only) so that this combining district would apply to that area.
H. RECOMMENDATION
Staff recommends that the County Planning Commission adopt a motion recommending
that the Board of Supervisors adopt zoning text amendment file #ZT010003 that adds
Chapter 84-76, Flood`Hazard (—FH) Combining District to the County Code and rezoning
file#RZ013108 that applies the FH district in the Bethel Island area as described below.
III. GENERAL INFORMATION
A. General Plan: The area of the proposed rezoning includes various General Plan land
use designations including Agricultural Lands (AL), Commercial (CO), Commercial
Recreation (CR), Open Space (OS), Multiple-Family Low (ML), Single-Family High
(SH), Single-Family Low (SL), Mobile Home(MO) and Parks and Recreation(PR).
B. Zoning: The combining district could be applied to those zoning districts that allow
for the establishment of single-family dwellings, two-family dwellings(duplexes) and
residential second units. This means that it can be applied to all districts except the
Limited Office District (0-1), Administrative Office District (A-O), Cornlnunity
Business District(C-B) or Controlled Heavy Industrial District(W-3). The area of the
proposed rezoning includes the following zoning districts: A-2, A-3, R-6, R-40, M-
12,F-1, P-1, T-1,F-R and R-B.
C. CEQA: The proposed zoning text amendment and rezoning are exempt from CEQA
per CEQA Guidelines Section 15061(b)(3). The activity is covered by the general
rule that CEQA applies only to projects that have the potential for causing a
significant effect on the environment. Where it can be seen with certainty that there is
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County Planning Commission
March 23,2004
County Piles#ZT010003 &#RZ013108
no possibility that the activity in question may have a significant effect on the
environment,the activity is not subject to CEQA.
CEQA requires that a project be evaluated in terms of its potential to cause a
significant effect in any of the following areas: aesthetics; agricultural resources; air
quality; biological resources; cultural resources; geology and soils; hazards and
hazardous materials; hydrology and water quality; land use and planning; mineral
resources; noise; public services; recreation; transportation/traffic and utilities and
service systems.
The effect of this amendment could only be seen in the area of aesthetics, where the
effect would be positive. The Ordinance Code already allows buildings up to 35 feet
in height. This ordinance would not increase the allowed height, but would simply
allow one more floor within the 35-foot tall building envelope. Neighborhood
aesthetics could be improved because residents may be more likely to enclose and
utilize the lowest level of their houses instead of leaving it as unfinished
underpinning.
D. Flood Zone: The vast majority of the project area lies within a Special Flood Lazard
Area (Flood Zone A). Only two very small portions of the offshore part of Bethel
Island are outside of Flood Zone A.
IV. AGENCY COMMENTS
A. Public Works: Staff spoke with Rich Lierly, Floodplain Administrator, who stated
that the proposed amendment is consistent with the Floodplain Management
Ordinance and that Public Works had no objections.
B. Bethel Island Fire District: The district had no objections. Early in the process of
writing this amendment the County considered a 5-foot increase in the building height
limit, which would have allowed building heights up to 40 feet. Staff met with
representatives of the fire district to discuss the implications that such a height
increase would have on fire fighting capabilities. The fire district's ability to
effectively fight fire is limited by the height of the ladders it currently carries on its
trucks, which allow access to points up to 30 feet in height. Therefore, for reasons of
public safety it was deemed inappropriate to allow additional building height.
V. BACKGROUND INFORMATION
The motivation to create the proposed combining district grew out of a combined effort
by the County and the Bethel Island Municipal Improvement District (BIMID) to
streamline the permitting process for residential development in floodplains and to
increase the integrity of the levee system in the Bethel Island area.
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County Manning Conumission
March 23,2004
County Files#ZT010003 &#R7,013108
Compliance with the Floodplain Management Ordinance requires that the habitable
spaces within residential buildings be built above the base flood elevation. The
topography across the County is extremely varied and in some places the ground is
actually below sea level. Because of this, compliance with the Floodplain Management
Ordinance often results in situations where residences are built up on stilts, leaving an
awkward and unsightly open area, sometimes several feet tall, directly beneath the
enclosed living spaces. Development of these open areas often requires approval of a
variance to allow a three-story house because property owners tend to have a reasonable
desire to retain two stories of habitable space above.
A review of variance applications processed on Bethel Island since 1980 showed that 76
applications were received. Thirty-nine of the applications (51%) requested approval for
three story residences. Of those 39 applications, approval was given to 36 (92%), two
were withdrawn and no information could be found on the outcome of the remaining
application. It is the County's belief and expectation that more of the open areas below
the residences will be developed into attractively finished, usable spaces if the property
owners are not faced with the prospect of completing the variance process. That
expectation, along with the history of variance applications and approvals in the Bethel
Island area prompted Staff to formulate and seek adoption of a combining district that
eliminates the need for some of those variance applications.
Around Bethel Island there are residential buildings whose close proximity to the levees
could impact the levees' integrity and/or present an obstacle to improving the levees.
BIMM is actively encouraging these property owners to remove or remodel these
buildings in order to provide adequate setbacks from the levees. B11\4ID is optimistic that
property owners will be more likely to take corrective actions to provide the necessary
setbacks if they are allowed to develop and utilize the area below the residences and still
have two habitable floors above without having to obtain approval of a variance.
VL SITE/AREA DESCRIPTION
The area proposed for rezoning includes the offshore portion of Bethel Island. Nearly the
entire project area is designated as a SFHA. The project area includes 9 General flan land
use districts and 10 zoning districts. The vast majority of the area is designated
Agricultural Lands (AL). Significant strips of Single-Family Residential High Tensity
(SH) exist along waterways and pockets of Commercial (CO), Commercial Recreation
(CR) and Mobile Home (MO) are scattered throughout the area. The project area has
slight slopes but is generally considered to be flat and is occupied mostly by agricultural
uses and single-family residences. Bethel Island is surrounded by a protective levee.
VII. STAFF ANALYSIS/DISCUSSION
A. I'Wosed Changes to Ordinance Regulations: Chapter 84-76, Flood Hazard (—FH)
Combining District would be added to the Ordinance Code. The purpose of this
chapter is essentially to allow limited use of the areas beneath residential buildings
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County Planning Commrrnission
March 23,2004
County Files#ZT010003 &#RZ013108
that are required to be elevated in order to comply with the Floodplain Management
Ordinance and to improve neighborhood aesthetics through a streamlining of the
permit process. Enacting the additional regulations contained in this chapter may also
indirectly help to improve the integrity of the County's levees.
The core element of the proposed chapter is "Article 84-76.4 Regulations." The
following is an explanation of the sections contained in this article:
• Section 84-76.402 Applicability
As is explained under "Zoning" above, the —FH district could be combining with
most zoning districts. The caveat is that a SFHA must be present within the
boundaries of the underlying zoning district with which the—FH district would be
combined. In most cases the boundary of the FH district would reach far beyond
the edges of the SFHA because more often than not, the zoning districts extend
across more area than do the floodplains. However, the benefits of the —FH
district would only apply to buildings located in the SFHA, as explained below.
• Section 84-76.404 Standards
In order for properties to gain the benefits offered by the FH district, the
following standards must be met:
(1) "The lowest story is used only for vehicle parking, storage or building
access. The lowest story may not be used, intended or designed to be used or
occupied for living, sleeping, eating or cooking purposes. "
This ordinance is not meant to allow an increase in habitable space within a
dwelling. It is meant to allow productive use of the space created below
buildings through compliance with the Floodplain Management Ordinance.
The Floodplain Management Ordinance does not allow habitable space in
areas that could be inundated by floodwaters. The purpose of this standard is
to ensure that the portion of the building that could be inundated by
floodwaters is not used as habitable space.
(2) "The building does not exceed 35 feet in height. "
This ordinance does not increase the size of the building envelope. The
purpose of this standard is to eliminate any chance of this ordinance being
misconstrued as allowing a larger building envelope.
(3) "The building is located in a Special Flood.Hazard Area.
It is certainly possible that only a portion of a property zoned —FH, or even
none of it at all, will be located in a SFHA. The purpose of this standard is
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County Planning Commission
March 23,2004
County Files#ZT010003 &#RZ013108
to ensure that only those buildings subject to potential flooding are allowed
to have up to 31/2 stories.
(4) "New buildings or additions to existing buildings must meet all applicable
standards of this chapter, the underlying zoning district and Chapter 82-28
(Floodplain Management). "
The purpose of this standard again is to avoid conflict and confusion.
Nothing in this ordinance should be misconstrued as a change, waiver or
exemption of or from any part of the Ordinance Code except for the
limitation of 21/2stories for the types of residential buildings specified in this
ordinance.
• Section 84--76.406 Priority
This Section specifically states that the Floodplain Management Ordinance takes
precedence over this chapter and dictates that the height regulations in this chapter
take precedence over the height regulations in the underlying zoning district.
B. Proposed Rezoning: The proposal is to rezone the offshore portion of Bethel Island
(the island itself) so that the existing zoning is combined with the—FH District. All of
the zoning districts on the island would be compatible with the FH District. This
portion of the County is where the flood hazard is the most severe and creates the
most adversity for residents. The proposed rezoning would not alter the uses or other
design standards in any of the underlying zoning districts.
C. General Plan Compliance: The proposed combining district would not affect the
density in any land use district. The general plan contains 13 policies pertaining to
flood hazards, although only three could be viewed as relevant to this proposal.
Relevant General Plan Policies
Safety Element
10-38 Flood proofing of structures shall be required in any area subject to
flooding; this shall occur both adjacent to watercourses as well as in the
Delta or along the waterfront.
10-41 Buildings in urban development near the shoreline and in flood-prone areas
shall be protected from flood dangers, including consideration of rising sea
levels caused by the greenhouse effect.
10-42 Habitable areas of structures near the shore line and in flood-prone areas
shall be sited above the highest water level expected during the life of the
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County Planning Commission
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County Piles#ZT010003 &#RZ013108
project, or shall be protected for the expected life of the project by levees of
an adequate design.
This proposal is consistent with these General Plan policies because the Floodplain
Management Ordinance takes precedent if there is ever a conflict. The reason for this is
that the Floodplain Management Ordinance was specifically written to safeguard the
health and safety of the public and this purpose should not be interfered with. The --FH
District may indirectly help to improve the integrity of the levees, which would
contribute to increased safety. However, it is also concerned with permit streamlining and
aesthetics, which are not as important. Therefore, the —FH District defers to the
Floodplain Management Ordinance to ensure that the health and safety of the public
protected.
VIII. CONCLUSION
The proposed ordinance text amendment will be a catalyst for improving neighborhood
aesthetics by accelerating permitting for most dwellings in the area proposed for
rezoning. It is also the belief of the County and the Bethel Island Municipal Improvement
District that by making it easier for residents to develop and utilize the spaces beneath
their homes, property owners will be more likely to take corrective actions to provide the
necessary setbacks between their buildings and the levees. Therefore, staff recommends
that the Commission adopt a motion recommending that the Board of Supervisors
approve the proposed zoning text amendment and rezoning.
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PROOF OF PUBLICATION
(2015.5 C.C.P.)
STATE OF CALIFORNIA
County of Contra Costa
I am a citizen of the United States and a resident of the
County aforesaid; I am over the age of eighteen years,
and not a party to or interested in the above-entitled
matter.
I am the Principal Legal Clerk of the Contra Costa Times,
a newspaper of general circulation, printed and published
at 2640 Shade#ands Drive in the City of Walnut Creek,
County of Contra Costa, 94598.
And which newspaper has been adjudged a newspaper of
general circulation by the Superior Court of the County of
Contra Costa, State of California, under the date of
October 22, 1934. Case Number 19764.
The notice, of which the annexed is a printed copy )set in
type not smaller than nonpareil), has been published in
each regular and entire issue of said newspaper and not
in any supplement thereof on the following dates,to-wit:
February 28
all in the year of 2004
1 certify (or declare) under penalty of perjury that the
foregoing Iiis true and correct.
Executed 0 WaCr k, California.
On this 21,day.?o _e (Carr, 2M
2 s
t w: 1 -
Signature ;
t;
Contra CostAiTimes
P J Box 414
Walnut Creek CA 94596
(925) 935-25 5
Proof of Publication of;
(attached is a copy of the legal advertisement that
published)
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