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HomeMy WebLinkAboutMINUTES - 05252004 - D.3 TO: BOARD OF SUPERVISORS =""• Contra FROM: DENNIS M. BARRY, AICP "„y • Costa COMMUNITY DEVELOPMENT DIRECTOR ;•`� Count y A'toUK� DATE: MAY 25, 2004 r SUBJECT: HEARING ON A COUNTY INITIATED PROPOSAL TO REZONE THE OFFSHORE (THE ISLAND ITSELF) PORTION OF THE BETHEL ISLAND AREA IN ORDER TO COMBINE THE NEWLY ADOPTED FLOOD HAZARD COMBINING DISTRICT WITH THE VARIOUS EXISTING UNDERLYING ZONING DISTRICTS. COUNTY FILE #RZ013108. (DISTRICT V) 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 rezoning to rezone the offshore (island itself) portion of Bethel Island and combine the existing zoning with the FH district to be consistent with the General Plan. D. ADOPT the findings contained in the County Planning Commission Resolution No. 12-2004, which recommends adoption of the rezoning as the basis for the Board's action. -° CONTINUED ON ATTACHMENT: X YES SIGNATURE { RECOMMENDATION OF COUNTY ADMINISTRATOR ECO ENDA N F OARD COMMITTEE APPROVE OTHER SIGNATURE(S): ACTION OF BOARD ON _May 25, 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 May 25, 2004 JOHN SWEETEN, CLERK OF THE BOARD OF Orifi: Community Development Department SUPERVISORS AND COUNTY ADMINISTRATOR ft cc: County Counsel County Administrator's Office BY Clerk of the Board DEPUTY May 25, 2004 Board of Supervisors County File#RZ01 3108 Page 2 E. INTRODUCE Ordinance No. 2004-17 giving effect to aforesaid rezoning, waive reading, and adopt 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 21/2 stories tall, the residents of areas severely impacted by flooding are limited to developing only 1 1/z stories of habitable area unless a variance to allow more stories is approved. On March 23, 2004 the County Planning Commission conducted a hearing on a proposed zoning text amendment to add Chapter 84-76, the Flood Hazard Combining District, to the County Ordinance Code and on a proposed rezoning that would apply that combining district to the offshore (the island itself) portion of the Bethel Island Community. The Commission voted 6-0 to recommend that the Board adopt both the zoning text amendment and the rezoning. On April 20, 2004 the Board adopted the zoning text amendment. Where applied, the new combining district would allow single-family residences, two-family residences (duplexes) and residential second units to be up to 31/2 stories tall provided that they are located in a SFHA. The zoning text amendment became effective May 20, 2004. Now that the zoning text amendment has become effective, staff recommends that the Board adopt the proposed rezoning so that the Flood Hazard Combining District (FH) is combined with the various zoning districts that are already applied to the offshore (the island itself) portion of Bethel Island. COUNTY PLANNING COMMISSION RESOLUTION a -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 FLOOR HAZARD COMBINING DISTRICT, AND THE REZONING THAT APPLIES THE FLOOD HAZARD COMBINING DISTRICT TO SPECIFIC ZONING DISTRICTS IN BETHEL ISLAND (County Files #ZT010003 and#RZ013I08) 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 amendh-nent, 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 V2 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 envirom-nent, the activity is not subject to CEQA; and NOW, THEREFORE, BE IT 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 Conunission, 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 Conu-nission, is substantially consistent with the General Plan of Contra Costa County. BE IT FUTHER R-ESOLVED 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 reconu-nendations, 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 ORDINANCE ORDINANCE NO. 2004-17 (Re-Zoning Land in the Bethel Island Area) The Contra Costa County Board of Supervisors ordains as follows: F-28m,, E-26,E-275 E-28, SECTION 1: Page. JE-27. F-28. G-28 - of the County's 1978 Zoning Map(Ord.No.78-93)is amended by re-zoning the land in the above area shown shaded on the map(s)attached hereto and incorporated herein (see also Community Development Department File No. RZ013108 FROM: Land Use District TO: Land Use District A-2 (General Agriculture) A-2-FH (General Agriculture-Flood Hazard Combining Distrct) A-3 (HeavyAgriculture) A-3-FH (HeavyAgriculture-Flood Hazard Combining Distrct) F-1 (Water Recreational) F-1-FH (Water Recreational-Flood Hazard Combining Distrct) F-R (Forestry Recreational) F-R-FH (Forestry Recreational-Flood Hazard Combining Distrct) L-I (Light Industrial) L-I-FH (Light Industrial-Flood Hazard Combining Distrct) M-12 (Multiple Family Residential) M-12-FH (Multiple Family Residential-Flood Hazard Combining Distrct) P-1 (Planned Unit Development) P-1-FH (Planned Unit Development-Flood Hazard Combining Distrct) R-6 (Single Family Residential) R-6-FH (Single Family Residential-Flood Hazard Combining Distrct) R-40 (Single Family Residential) R-40-FH (Single Family Residential-Flood Hazard Combining Distrct) R-B (Retail Business) R-B-FH (Retail Business-Flood Hazard Combining Distrct) T-1 (Mobile Home Park) T-1-FH (Mobile Home Park-Flood Hazard Combining Distrct) and the Community Development Director shall change the Zoning Map accordingly, pursuant to Ordinance Code Sec. 84.2.003. SECTION 11. EFFECTIVE DATE. This ordinance becomes effective 30 days after passage, and within 15 days of passage shall be published once with the names of supervisors voting for and against it in the Antioch Ledger- . a newspaper published in this County. PASSED on May 25, 2004 by the following vote: Supervisor Aye No Absent Abstain 1. J. Gioia X) 2. G. B.Uilkema 3. M. Greenberg X) 4. M.DeSaulnier X) 5. F.D.Glover X) ATTEST: John Sweeten,County Administrator and Clerk of the Board of Supervi ors Chairman of the Board B (SEAL) ORDINANCE NO. 2004-17. Page I of 5 RZO13108 'U ~�" FALSE RiVEft � "�t (ybJ A-2 FRANKS TRACT b' Y. ••L'�ry �touyM . � 1 Uj F*3£, 5� } ISLAka -'�FtP III BETHCL colN r { ISLANO CD A-3 I _._Uo E-2s a Page F-25m of the County's 1978 Zoning Map R.Z413108 N\� S } T T r I •` •111♦ ♦ • •• • • ♦ • • • • • ♦ « . . . f . . , . 1 I fr .t e • • • • • ♦ w • • • f � �t� � �` ♦ ••♦ • a a +•f ♦♦f♦• w I rte.. Or. 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INTRODUCTION FLOOD HAZARD COMBINING DISTRICT, COUNTY FILES #ZT010003 & #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 312 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. 11. RECOMMENDATION Staff recommends that the County Planning Coim-nission adopt a motion recommending that the Board of Supervisors adopt zoning text amendment file #ZT010003 that adds Chapter 84-76, Flood'Hazard (—FH) Combfiu*ng District to the County Code and rezoning file#RZO 13108 that applies the­FH 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), Conunercial 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. Zonin : 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-0), Cornmunity 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 envirom-nent. Where it can be seen with certainty that there is S-2 County Planning Conunission March 23,2004 County Files#ZT010003 &02013108 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 terns 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 plaluling; mineral resources; noise; public services; recreation; transportatioil/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 Hazard 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 (BB41D) to streamline the permitting process for residential development in floodplains and to increase the integrity of the levee system in the Bethel Island area. S-3 County Planning Commission March 23,2004 County Files#ZT010003 &-r4rRZ013108 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 infon-nation 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. BWID is actively encouraging these property owners to remove or remodel these buildings in order to provide adequate setbacks from the levees. BIFID 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. VI. 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 Plan land use districts and 10 zoning districts. The vast majority of the area is designated Agricultural Lalids, (AL). Significant strips of Single-Family Residential High Density (SH) exist along waterways and pockets of Commercial (CO), Commercial Recreation (CR) and Mobile Home (1\40) 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. Proposed Changes to Ordinance Rggulations: Chapter 84-76, Flood Hazard (F]K} 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 S-4 County Planning Conul-Assion March 23,2004 County Files#ZTO 10003 &#RZO 133 108 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 fol- vehicle parking, storage or building access. The lowest story tray 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 3S 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 S-5 County Planning Coii-m-Assion 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) 'Weiv buildings or additions to existing buildings must meet all applicable standards of this chapter, the underlying zoning district and Chapter 82-28 (Floodplain Alfanagen7ent). " 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 21/2 stories 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. Pro-Dosed 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 requ* ired 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 hi 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 S-6 County Planning Conan-fission March 23,2004 County Files#ZTO 10003 &#RZO 13 10 8 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. VRI. 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. m CL 61 > O < toq z o b. 0> co> n >cn 0 0 a rz I M > n ;° •. 0 0 a 0 ZI n Ica rA ra YXY 0 c X. r % m ............. ... ......... X X M > X X. X., r 0 L's OZ m N MM- x. ........... 0 2-P CD m eX A X. ...... M. dop 08% z .........N Z .... ..... MYX z X. 9.0. ....... .... ........... ..... . ....... m G) ............ ... ........ ........... ............ .... ......... ............ ............ ........... 0 .... .... ... NO 6.0 ........... .... .. ..............: Yo. IL DI ......... ..... dp ............. .0p .......... •':;:;L n x ...............X. .a 1► S •� :?'�{sf«Win+*—..5, Ir ::.:'i;, r� w .. -"C+T..-+moi.•s�,,,,, o it 40 4-51 i•. 1t, t g � x MA 1� Qis -n 191 l ` S wt as ;• ='f m IQ ,� inti• � � � iiy; sY'�. S S p i S to CD ?.'".'�!�� ' :�y,.. Cdr» '�' + t• ...i co � her 1" �' �� ➢ •'� -^i `� � ` / CL do CYC W let All t , let co TV Is w iii` _ r.< •� f sR IE .� • .��~ sn t I.16. +' ; +�,`f#� I�l1.Mww�+ice '� %, i • t t q:'•fin {`i•.yw.. ,. IR . R N ooiilllll gillillel 9004 001 .a �- 03 �� i 'r h. M r �w 1 Mi r 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. SUAUMLARY. This ordinance adds Chapter 84-76 to the County Ordinance Code to establish the Flood Hazard (—FH) Combining District. The ordinance allows certain single- farnnily 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 U. 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 tlu ee 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 i s 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 establisluilent 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 unlit 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 3 5 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 A 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 SWEETEK, Clerk of the Board of Supervisors Board Chair and County Adiun*listrator By: [SEAL] Deputy TLG: HA12004\Community DevelopmentTH zone-final.,Apd ORDINANCE NO. 2W004-1.3 The following pages are Materials presented by persons presenting testimony Administrative Materials such as notices, affidavits, returned mail, etc. • V/ I 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 Shadelands 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: May 13, all in the year of 2004 1 certify (or declare) under penalty of perjury that the foregoing is true and correct. Executed at Walnut Creek,California. 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C= CO v-4 LO Cg Cd 0 44 0 0 W CO C) C:� C=75�Co Co Ci 0 4 C3 C'O 0 4-4 U- C:) CD(5 Cs 4-mb 0 4-J V 0 04 r-m C) CIO w 0 0 00 Cl-=6 03 7a5C7; CqS 4L)w 0 C14 - r--7E-D-Za -C:) u V-4 Cd CS .4;4 >-b \0 Z :3 C= CU 4-A U V--4 -S C>CD -C- ONO C,3 Cd 4-A C) LJO 9 01 Cd *V=4 � 4t4 C,O,-C:, C's d% 0 0 C+ 0 C-- " w 0 -- "C*-s a o W 0 Cel Cc ov-4 4-1 u U cru CS4 CL 4b CIO 0-4 -P-4 -P-4 t4 0 0 3 - C:7)Lc C-) C-X:3 )C�LL- C:)C) C-5 CIO-J Cn 44 PROOF OF PUBLICATION (2015.5 C.C.P.) C- 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 Ledger Dispatch. Newspapers of general circulation, printed and published at 2640 Shadelands 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 January 6, 1919. Case Number 8268. 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: May 13, all in the year of 2004 1 certify (or declare) under penalty of perjury that the foregoing is true and correct. Executed at Walnut Creek,Calif ia. 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