STAFF REPORT SAUSALITO CITY COUNCIL
|
|
- Frederica Terry
- 6 years ago
- Views:
Transcription
1 STAFF REPORT SAUSALITO CITY COUNCIL MEETING DATE: June 14, 2016 AGENDA TITLE: Approving a Variance from the Elevation Requirements of the Floodplain Management Section of the Sausalito Building Code for a Pier at 2 Alexander Avenue LEAD DEPARTMENT: City Engineer as Floodplain Administrator RECOMMENDED MOTION: Adopt a Resolution Approving a Variance from the Elevation Requirements of the Floodplain Management Section of the Sausalito Building Code for a Pier at 2 Alexander Avenue SUMMARY With Resolution No of April 19, 2016 the City Council of the City of Sausalito upheld the decision of the Sausalito Planning Commission upholding the decision of the City's Zoning Administrator approving an administrative design review permit and a variance to allow for the construction of a 946 square-foot residential pier that will extend into San Francisco Bay onto City property1. With subsequent action at that same meeting, the City Council approved a lease agreement for that portion of the pier on City Property2. The conditions of approval for issuance of the resulting design review permit include: " 1. Prior to the issuance of a Building Permit, the applicant shall obtain a Variance from the current Federal Emergency Management Agency (FEMA) requirements for Base Flood Elevation (BFE). The Variance shall allow the lowest elevation of the lowest horizontal structural member of the pier and deck/boat lift at an elevation of NAVD88. The applicant shall submit to the Community Development Director and City Engineer updated project plans showing the lowest horizontal structural member supported by piles at an elevation of+9.00 NAVD88." 1 Agenda itemsa, ^.iaiiicus.com/generatedagendaviewer.php?view id^&chp id =285 2 Ibid., Agenda item 6B. Page 1 of 5
2 As indicated in the application for the required variance dated January 28, 2016 (Attachment 1), the pier was originally designed in conformance with the then current and effective Flood Insurance Study ("FIS") and Flood Insurance Rate Map ("FIRM") for the site in question which established a Base Flood Elevation ("BFE") of +9 feet above the North American Vertical Datum of 1988 ("NAVD88") and identifies the site as being in a Coastal High Hazard Area. The code section applicable to a pile-supported, non residential structure (Sausalito Municipal Code ("SMC"), Section A3) states that," (w)ithin coastal high hazard areas established in SMC the following standards shall apply: A. All new construction and substantial improvements shall be elevated on adequately anchored pilings or columns and securely anchored to such pilings or columns so that the lowest horizontal portion of the structural members of the lowest floor (excluding the pilings or columns) is elevated to or above the base flood elevation," During the course of the applicant's acquisition of entitlements for the pier, the Federal Emergency Management Agency ("FEMA") issued preliminary FISs and FIRMs for Marin County that would revise the BFE for the site. The then-proposed BFE for the site was +15 feet above NAVD88. The applicant, Zoning Administrator and the Planning Commission took the potential change in the height of the pier associated with the best available flood hazard data (in the form of the preliminary FIS and FIRM for the site) into account during their deliberations. Further, the applicant and City Staff recognize that the intent of the pertinent part of the City's Floodplain Management code requires that the following additional considerations be taken into account: 1. The danger that materials may be swept onto other lands to the injury of others; 2. The danger to life and property due to flooding or erosion damage; 3. The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner; 4. The importance of the services provided by the proposed facility to the community; 5. The necessity to the facility of a waterfront location, where applicable; 6. The availability of alternative locations for the proposed use which are not subject to flooding or erosion damage; 7. The compatibility of the proposed use with existing and anticipated development; 8. The relationship of the proposed use to the comprehensive plan and floodplain management program for that area; 9. The safety of access to the property in time of flood for ordinary and emergency vehicles; 3 4R 056 Page 2 of 5
3 10. The expected heights, velocity, duration, rate of rise and sediment transport of the floodwaters expected at the site; and 11. The costs of providing governmental services during and after flood conditions, including maintenance and repair of public utilities and facilities such as sewer, gas, electrical and water system, and streets and bridges. Finally, the potential impact to the neighborhood associated with a fully-compliant (elevated by 6 feet) pier was also taken into account by the applicant, the Zoning Administrator and the Planning Commission. On that basis, and with the concurrence of the City Engineer, the applicant has agreed to design the pier such that all structural components below the new BFE are capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy, and that it will be certified by a registered professional engineer or architect that these standards are satisfied upon completion of construction. These certifications shall take the form of a FEMA V-Zone Design Certificate (Attachment 2) and a FEMA Elevation Certificate (Attachment 3). As provided for in SMC , the City Council shall hear and decide requests for variances from the requirements of the Floodplain Management code. In doing so, the City Council shall consider all technical evaluations, all relevant factors, standards specified in other sections of this chapter, as well as the 11 elements listed above. As indicated in SMC D, (in summary) variances may be issued for new construction to be erected of one-half acre or less in size contiguous to and surrounded by existing structures constructed below the base flood level, providing that the 11 elements listed above have been fully considered. The City Council may attach such conditions to the granting of variances as it deems necessary to further the purposes of the Floodplain Management code. DISCUSSION/ANALYSIS The City Engineer as Floodplain Administrator has evaluated the application in the context of the Zoning Administrator's and Planning Commission's full and complete understanding of the issues and: finds good and sufficient cause for the City Council to grant the variance from the elevation requirements subject to the design and construction certifications; agrees that failure to grant the variance (meaning require that the pier be constructed such that its lowest horizontal structural members would be 6 feet above the approved elevation) would result in exceptional hardship to the neighbors; and concurs that the granting of the requested variance will not result in increased flood heights, additional threats to public safety, extraordinary public expense, creation of nuisances, cause fraud on or victimization of the public, or conflict with existing local laws or ordinances. 4http:// ubli^luiig.com/ca/sausalito/h1ml/sausalito08/sausalito0s4s.htm1# Page 3 of 5
4 ALTERNATIVES Council may decline to grant the variance. FISCAL IMPACT No foreseeable fiscal impact to the City or the community resulting from the granting of the proposed variance has been identified. STAFF RECOMMENDATIONS Staff respectfully recommends that the City Council of the City of Sausalito adopt a Resolution Granting a Variance from the Elevation Requirements of the Floodplain Management Section of the Sausalito Building Code for a Pier at 2 Alexander Avenue (Marin County APNs , and ) ATTACHMENTS Attachment 1-Variance Application Attachment 2-FEMA V-Zone Design Certificate Attachment 3- FEMA Elevation Certificate Attachment 4-Draft Resolution Page 4 of 5
5 PREPARED BY: Jonathon C. Goldman, PE QSD CFM Director of Public Works, City Engineer and ADA Coordinator Andrew Davidson, PE Senior Civil Engineer i '< > r '-r ^ Danny Castro Community Development Director Mary Anne City Attorney SUBMITTED BY: City Manager Page 5 of 5
BUILDING A STRUCTURE IN THE FLOODPLAIN. IMPORTANT REQUIREMENTS Of Warren County Floodplain Management Ordinance
BUILDING A STRUCTURE IN THE FLOODPLAIN When you apply for a zoning permit to build a home or other structure and it is determined your land is in the floodplain, the following procedures will apply: 1.
More informationFLOODPLAIN DEVELOPMENT AND BUILDING ORDINANCE
Town of Rye 10 Central Road Rye, NH 03870-0429 FLOODPLAIN DEVELOPMENT AND BUILDING ORDINANCE Item I. Definitions of Terms Item II. Permit Requirement Item III. Building Safety Review Item IV. Sanitary
More informationShowing Only Sections Changed 6 th Edition FBC (2017) from 5 th Edition FBC (2015) [changes shown with underline and strike-through]
Showing Only Sections Changed 6 th Edition FBC (2017) from 5 th Edition FBC (2015) [changes shown with underline and strike-through] This publication reproduces excerpts from the Florida Building Code,
More information2. Does not require, involve or include any additions to, or repair or modification of, the existing foundation.
SECTION 3109 STRUCTURES SEAWARD OF A COASTAL CONSTRUCTION CONTROL LINE 3109.1 General. The provisions of this section shall apply to the design and construction of habitable structures, and substantial
More informationPLANNED UNIT DEVELOPMENT, PLANNING APPROVAL & SUBDIVISION STAFF REPORT Date: June 4, 2015
PLANNED UNIT DEVELOPMENT, PLANNING APPROVAL & SUBDIVISION STAFF REPORT Date: June 4, 2015 NAME SUBDIVISION NAME CC Williams Plant Subdivision CC Williams Plant Subdivision LOCATION CITY COUNCIL DISTRICT
More informationSTORMWATER AND EROSION CONTROL PERMIT
STORMWATER MANAGEMENT AND EROSION CONTROL PERMIT INSTRUCTIONS AND INFORMATION Any project that involves the disturbance of ANY quantity of land requires the applicant to receive approval for the project
More informationFranklin County Communique to the Planning Board
Franklin County Communique to the Planning Board PETITIONER(S): Name of Petitioner: Carolina Solar Energy II, LLC Address: 400 W. Main St. Suite 503 City/State/Zip: Durham, NC 27701 LOCATION: REQUEST FOR
More informationUNIT 5: THE NFIP FLOODPLAIN MANAGEMENT REQUIREMENTS
UNIT 5: THE NFIP FLOODPLAIN MANAGEMENT REQUIREMENTS In this unit This unit reviews the NFIP standards for floodplain development, including: What maps, base flood elevations and other flood data must be
More informationELEVATION CERTIFICATE
ELEVATION CERTIFICATE u.s. DEPARTMENT OF HOMELAND SECURITY Federal Emergency Management Agency National Flood Insurance Program Important Read the instructions on pages 1-8. OMB No. 1660-0008 Expires Februarv
More informationFrom: John D. Hines, P.E. Re: Old Dominion University Campus Master Plan Sea Level Rise Narrative
Transportation Land Development Environmental S e r v i c e s Two Columbus Center 4500 Main Street, Suite 400 Virginia Beach, Virginia 23462 Telephone 757 490 0132 Fax 757 490 0136 Memorandum To: File
More informationCHAPTER 6 BUILDING REGULATIONS ARTICLE I FLOOD PLAIN CODE
BUILDING REGULATIONS 6-1-1 CHAPTER 6 BUILDING REGULATIONS ARTICLE I FLOOD PLAIN CODE 6-1-1 PURPOSE. This Code is enacted pursuant to the police powers granted to this City by Illinois Municipal Code, (65
More informationDLCD ACKNOWLEDGMENT or DEADLINE TO APPEAL: Monday, November 15, 2010
Oregon Theodore R KjibngDski, Governor Department of Land Conservation and Development 635 Capitol Street, Suite 150 Salem, OR 97301-2540 (503) 373-0050 Fax (503) 378-5518 www. lcd.state.or.us NOTICE OF
More informationELEVATION CERTIFICATE
NATIONAL FLOOD INSURANCE PROGRAM ELEVATION CERTIFICATE AND INSTRUCTIONS NATIONAL FLOOD INSURANCE PROGRAM ELEVATION CERTIFICATE PAPERWORK REDUCTION ACT NOTICE Public reporting burden for the Elevation Certificate
More informationFlood Damage Prevention Ordinance. Town of Hampton - South Carolina
Flood Damage Prevention Ordinance Town of Hampton - South Carolina ARTICLE I GENERAL Standards 3 Section A Statutory Authorization 3 Section B Findings of Fact 3 Section C Statement of Purpose and Objectives
More informationAn Opening Argument: The Controversy Over Floodshields & the Protection of Glass Storefronts & Curtain Walls
An Opening Argument: The Controversy Over Floodshields & the Protection of Glass Storefronts & Curtain Walls James P Colgate AIA, Esq, CFM Bryan Cave LLP Partner, Land Use Team Real Estate Client Service
More information# 5 ) UN THREE CUPS YARD NORTH AMERICA CULTIVATION FACILITY SPECIAL USE PERMIT PUBLIC HEARING
# 5 ) UN-74-16 THREE CUPS YARD NORTH AMERICA CULTIVATION FACILITY SPECIAL USE PERMIT PUBLIC HEARING STAFF REPORT To: Planning Commission Meeting date: November 9, 2016 Item: UN-74-16 Prepared by: Marc
More information# 17 ) UN DESERT GREEN FARMS SPECIAL USE PERMIT EXTENSION OF TIME PUBLIC HEARING
# 17 ) UN-101-14 DESERT GREEN FARMS SPECIAL USE PERMIT EXTENSION OF TIME PUBLIC HEARING STAFF REPORT To: Planning Commission Meeting date: December 9, 2015 Item: UN-101-14 Prepared by: Robert Eastman GENERAL
More informationRequirements and Considerations for Non- Residential Floodproofing ASFPM 2014
Requirements and Considerations for Non- Residential Floodproofing ASFPM 2014 1.1 Damage to Non-Residential Buildings High-Rise Building in Lower Manhattan with 4 feet of water on First Floor Requirements
More informationMEMO OF REVIEW FOR CORRECTNESS AND COMPLETION
MONTEREY COUNTY WATER RESOURCES AGENCY CURTIS V WEEKS GENERAL MANAGER ------------------- MEMO OF REVIEW FOR CORRECTNESS AND COMPLETION 893 BLANCO CIRCLE SAliNAS. CA 93901-4-455 In accordance with this
More informationWASHINGTON COUNTY FLOODPLAIN MANAGEMENT ORDINANCE
WASHINGTON COUNTY FLOODPLAIN MANAGEMENT ORDINANCE Adopted May 27, 1992 Revision 1 October 19, 2004, effective November 1, 2004 i Table of Contents ARTICLE I PURPOSE AND GENERAL PROVISIONS...II SECTION
More informationADMINISTRATIVE DESIGN REVIEW (ADR) An applicant s guide to the process
City of Del Mar Phone: 858-755-9313 Fax: 858-755-2794 Department of Planning and Community Development Hours: M-TH 1:00 pm 5:30 pm 1050 Camino del Mar FRI 1:00 pm 4:30 pm Del Mar, CA 92014 Web: www.delmar.ca.us
More informationNew Castle County, DE. Floodplain Regulations
New Castle County, DE Floodplain Regulations John J. Gysling, PE CFM Department of Land Use New Castle County, DE February 26, 2009 Today s Presentation Floodplain Protection and Uses Terms and Definitions
More informationN.J.A.C. 5:23-2. Administrative and Enforcement Provisions
This document contains excerpts of the flood provisions from the 2015 editions of the New Jersey Uniform Construction Code: Administrative Provisions (N.J.A.C. 5:23-2.14), Building Subcode (N.J.A.C. 5:23-3.14),
More informationHomeowner s Guide to Retrofitting FEMA. Six Ways to Protect Your Home From Flooding. FEMA P-312, Second Edition / December 2009
Homeowner s Guide to Retrofitting Six Ways to Protect Your Home From Flooding FEMA P-312, Second Edition / December 2009 FEMA Homeowner s Guide to Retrofitting Six Ways to Protect Your Home From Flooding
More informationRESIDENTIAL BUILDING PERMIT
A APPLICATION FOR A RESIDENTIAL BUILDING PERMIT JACKSON CO. MS. PLAN CASE NUMBER: PERMIT NUMBER: ACCEPTED BY: APPROVED BY: Application is hereby made for a permit under the provisions of the Comprehensive
More informationPermit Requirements: Building Codes: The City of Clanton has adopted the following codes which are enforced by the Building Department:
Permit Requirements: Any owner, authorized agent, or contractor who desires to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install,
More informationCITY of COLDWATER. Requirements for Obtaining Building Permits City of Coldwater, Michigan
Requirements for Obtaining Building Permits City of Coldwater, Michigan Any owner, owner s builder, architect or agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy
More informationKeys Edge Community Development District. Engineer s Report Infrastructure Improvements
Keys Edge Community Development District Engineer s Report Infrastructure Improvements Prepared for Keys Edge Community Development District Board of Supervisors Miami-Dade County, Florida Prepared by
More informationJoint Public Notice. LOCATION: In Salmon Bay, Lake Washington Ship Canal, at Seattle, Washington.
US Army Corps of Engineers Seattle District Joint Public Notice Application for a Department of the Army Permit and a Washington Department of Ecology Water Quality Certification and/or Coastal Zone Management
More informationCHAPTER 13 R-5 MANUFACTURED MOBILE HOME PARK RESIDENTIAL DISTRICT
15.1300 CHAPTER 13 R-5 MANUFACTURED MOBILE HOME PARK RESIDENTIAL DISTRICT 15.1301 SECTION 13.01 STATEMENT OF PURPOSE To provide for manufactured home park development, of long-term duration of stay, in
More informationWhat is Floodproofing?
Floodproofing Info #1 What is Floodproofing? Managing Flood Risk is Your Responsibility Many existing buildings located near rivers, streams, and lakes (and some located a surprising distance away) have
More informationREPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento
REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento 915 I Street, Sacramento, CA 95814-2671 4 To: Members of the Planning and Design Commission: PUBLIC HEARING May 11, 2017 Subject: Capital City
More information2012 IBC Flood Provisions
Provisions Presented by: William C. Bracken, PE, SI, CFM Outline The National Insurance Program (NFIP) The Building Code & ASCE A Zone Requirements V Zone Requirements 2 plain Basics Types of plaines:
More informationREQUEST FOR CONSTRUCTION BIDS May 23, 2017
REQUEST FOR CONSTRUCTION BIDS May 23, 2017 Cambridge Greenway Trail / Railroad Bridge Replacement Flood Mitigation Project 1.0 Project Background A former railroad bridge that currently carries the Cambridge
More information# 7 ) UN MY PLACE HOTEL SPECIAL USE PERMIT PUBLIC HEARING
# 7 ) UN-53-16 MY PLACE HOTEL SPECIAL USE PERMIT PUBLIC HEARING STAFF REPORT To: Planning Commission Meeting date: September 14, 2016 Item: UN-53-16 Prepared by: Marc Jordan GENERAL INFORMATION: Applicant:
More informationRequest for Proposals and Bids for Civil Engineering Services for Off-site Improvements for a Residential Neighborhood
Request for Proposals and Bids for Civil Engineering Services for Off-site Improvements for a Residential Neighborhood The Quinault Indian Nation (QIN) is pleased to present a Request for Proposal and
More informationZoning Permits 11-1 ZONING PERMITS
Zoning Permits 11-1 ZONING PERMITS (a) Building or structures shall be started, repaired, reconstructed, enlarged or altered only after a zoning permit has been obtained from the administrator and a building
More informationProtecting Building Utilities From Flood Damage
Protecting Building Utilities From Flood Damage Principles and Practices for the Design and Construction of Flood Resistant Building Utility Systems FEMA P-348, Edition 1 / FEMA IMPORTANT If you ordered
More informationChapter 1 General Provisions
Chapter 1 Chapter 1 Table of Contents 1-1 Introduction... 2 1-2 Authority... 2 1-3 Jurisdiction... 2 1-4 Purpose... 2 1-5 Amendments and Revisions... 3 1-6 Review and Acceptance... 3 1-7 Interpretation...
More informationORDINANCE. AMENDMENT TO THE CECIL COUNTY ROAD CODE and STANDARD SPECIFICATIONS
ORDINANCE AMENDMENT TO THE CECIL COUNTY ROAD CODE and STANDARD SPECIFICATIONS WHEREAS, by virtue of Chapter 242-1.A. of the Cecil County Code of Public Laws, the Board of County Commissioners of Cecil
More informationCHAPTER 6 ADDITIONAL STANDARDS APPLYING TO SHORELAND AREAS AND PUBLIC WATERS
CHAPTER 6 ADDITIONAL STANDARDS APPLYING TO SHORELAND AREAS AND PUBLIC WATERS Section 1 Intent. 49 Section 2 Floodplain Requirements 49 Section 3 Water-Oriented Accessory Structures 50 Section 4 Stairways,
More informationAPPLICATION FOR PORCH / DECK PERMIT
Department of Neighborhood Services and Inspections 625 52nd Street, Room 100, Kenosha, WI 53140 Phone: 262.653.4263, Fax: 262.653.4254 APPLICATION FOR PORCH / DECK PERMIT Permit Fee: $60.00, Zoning Plan
More informationSTORMWATER DEVELOPMENT GUIDELINES
1600 Battle Creek Road, Morrow, Georgia 30260 STORMWATER DEVELOPMENT GUIDELINES Second Edition November 2006 Program Management & Engineering Department Office: (770) 961-2130 Fax: (770) 960-5229 STORMWATER
More informationCITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G.1 STAFF REPORT March 29, 2011 Staff Contact: Ward Stewart or Peyman Behvand (707)
CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G.1 STAFF REPORT March 29, 2011 Staff Contact: Ward Stewart or Peyman Behvand (707) 449-5140 TITLE: REQUEST: A1 TIRES AND WHEELS CONDITIONAL USE PERMIT
More informationPublic Hearing January 13, Request Conditional Use Permit (Auto Repair Garage) Staff Planner Carolyn A.K. Smith
Applicant Property Owner Holland Century Associates, LLP Public Hearing January 13, 2016 Request Conditional Use Permit (Auto Repair Garage) Staff Planner Carolyn A.K. Smith Location 3949 Holland Road
More informationFence and Wall Requirements
Fence and Wall Requirements Definitions Decorative wall - A wall constructed of stone or other material erected for the sole purpose of providing a decorative and/or landscaped feature, and not to include
More informationSECTION 11: REGULATORY FLOODWAYS
SECTION 11: REGULATORY FLOODWAYS Contents 11.1. The Floodway... 11-2 11.1.1. The floodway concept... 11-2 11.1.2. Floodway map... 11-2 11.1.3. Floodway permitting... 11-3 11.1.4. Changing the floodway...
More informationIngham County Drain Commissioner Patrick E. Lindemann 707 BUHL AVENUE P. O. BOX 220 MASON MI PH. (517) FAX (517)
Date Issued Ingham County Drain Commissioner Patrick E. Lindemann 707 BUHL AVENUE P. O. BOX 220 MASON MI 48854 PH. (517) 676-8395 FAX (517) 676-8364 APPLICATION FOR SOIL EROSION AND SEDIMENTATION POLLUTION
More information421 FLOOD PLAIN AND DRAINAGE HAZARD AREA DEVELOPMENT Lands Subject to Flood Plain and Drainage Hazard Area Standards
ARTICLE IV: DEVELOPMENT STANDARDS IV-119 421 FLOOD PLAIN AND DRAINAGE HAZARD AREA DEVELOPMENT The county administers and enforces the State of Oregon Specialty Codes pursuant to the requirement established
More informationARTICLE 38: AIR QUALITY ASSESSMENT AND VENTILATION REQUIREMENT FOR URBAN INFILL RESIDENTIAL DEVELOPMENTS
San Francisco Health Code ARTICLE 38: AIR QUALITY ASSESSMENT AND VENTILATION REQUIREMENT FOR URBAN INFILL RESIDENTIAL DEVELOPMENTS Sec. 3801. Sec. 3802. Sec. 3803. Sec. 3804. Sec. 3805. Sec. 3806. Sec.
More informationB-2 COMMUNITY COMMERCIAL BUSINESS DISTRICT. Uses allowed in the B-2 Community Commercial Business District are subject to the following conditions:
SECTION 46-53.1 B-2 COMMUNITY COMMERCIAL BUSINESS DISTRICT A. PURPOSE The B-2 Community Commercial Business District is oriented toward retail, service businesses and multi-family residential development.
More informationCHAPTER 7. San Dieguito River Flooding Adaptation
CHAPTER 7 San Dieguito River Flooding Adaptation This chapter includes a range of adaptation measures to address vulnerabilities from flooding along the San Dieguito River, including the river valley,
More informationCITY OF PACIFICA 170 Santa Maria Avenue Pacifica, California
CITY OF PACIFICA 170 Santa Maria Avenue Pacifica, California 94044-2506 www.cityofpacifica.org MAYOR Karen Ervin MAYOR PRO TEM Sue Digre Scenic Pacifica Incorporated Nov. 22, 1957 COUNCIL Mary Ann Nihart
More informationWalker County Manufactured Home Rental Community Regulations Infrastructure Development Plan
A. In accordance with Local Government Code Section 232.007, an Infrastructure Development Plan (IDP) is required for all manufactured home rental communities, as defined in Section A 1.0 E of these regulations,
More informationGreg Wilson FEMA Building Science Rebecca Quinn, CFM RCQuinn Consulting, Inc.
Overview of Training Flood Provisions of the 2012 International Residential Code Greg Wilson FEMA Building Science Gregory.Wilson2@fema.dhs.gov Rebecca Quinn, CFM RCQuinn Consulting, Inc. rcquinn@earthlink.net
More informationApplication for Gas Exploration and Production
1800 Washington Blvd. Suite 655 Baltimore Maryland 21230 Application for Gas Exploration and Production This application is to be used to obtain a permit to Drill and Operate a well, within the State for
More informationCity of La Palma Agenda Item No. 2
City of La Palma Agenda Item No. 2 MEETING DATE: March 9, 2015 TO: FROM: SUBMITTED BY: AGENDA TITLE: DEVELOPMENT COMMITTEE DOUGLAS D. DUMHART COMMUNITY DEVELOPMENT DIRECTOR SCOTT HUTTER, ASSOCIATE PLANNER
More informationa. Structures subject to section Architectural & Site Design Standards must comply with the following additional fencing standards:
5.03.02 Fences and Walls A. All districts. 1. Whenever a property owner elects to construct a chain link fence, pursuant to the provisions herein, adjacent to an arterial or collector road in the urban
More informationARBORIST REPORT. Report History: Report 1 New design
Community Development Department City of Saratoga 13777 Fruitvale Avenue Saratoga, California 95070 ARBORIST REPORT Application No. ARB15-0025 Prepared by Kate Bear, City Arborist Site: 21459 Saratoga
More informationARTICLE 5 RESIDENTIAL MANUFACTURED HOME DISTRICT. Description and Purpose CHARTER TOWNSHIP OF BRIGHTON ZONING ORDINANCE
ARTICLE RESIDENTIAL MANUFACTURED HOME DISTRICT This Article was reviewed and approved by the Michigan Department of Consumer and Industry Services, Corporation and Securities Bureau, Manufactured Home
More informationOrdinance No July 1, 2016
(Insert Facing Page 3 IRC) 2.02.540 Amendment to IRC Section R105.2 Work Exempt From Permit, Building and Electrical Sections. The following additional exception shall be added to R105.2 Building: Building:
More information11 February 13, 2013 Public Hearing APPLICANT& PROPERTY OWNER: EVERGREEN VIRGINIA, LLC
11 February 13, 2013 Public Hearing APPLICANT& PROPERTY OWNER: EVERGREEN VIRGINIA, LLC STAFF PLANNER: Karen Prochilo REQUEST: Modification of a Conditional Use Permit for motor vehicle sales approved by
More informationBYRON TOWNSHIP BUILDING PERMIT APPLICATION 8085 Byron Center Ave SW., Byron Center, MI /Fax
BYRON TOWNSHIP BUILDING PERMIT APPLICATION 8085 Byron Center Ave SW., Byron Center, MI 49315 616-878-9155/Fax 616-878-0699 Applicant to complete all items in Section I, II, III, IV, V Note: Separate applications
More informationTECHNICAL CONTENT PROPOSED STEEP SLOPE REGULATION
1 TECHNICAL CONTENT PROPOSED STEEP SLOPE REGULATION Draft 2/08/10 (Revised 02-14-11,Revised 02-21-11, Revised 03-03-11, Revised 04-19-11, Revised 04-20-11, Revised 05-05-11, Revised 05-09-11). DEFINITIONS
More informationSUBSTANTIAL IMPROVEMENT
SUBSTANTIAL IMPROVEMENT General Discussion The following discussion addresses several of the issues surrounding the NFIP regulations concerning substantial improvement and substantial damage. The attached
More information3.0 Planning and Submittal Requirements
October 2003, Revised February 2005 Chapter 3.0, Planning and Submittal Requirements Page 1 3.0 Planning and Submittal Requirements 3.1 Drainage Studies and Drawings The City of Greenwood Village (Village)
More informationCity of Jacksonville Development Guide Building Permits
City of Jacksonville TX City of Jacksonville Development Guide Building Permits A publication to help understand the Building Permit process in the City Jacksonville. Building Department 2011 J Revised
More informationCity of Palo Alto (ID # 7047) City Council Staff Report
City of Palo Alto (ID # 7047) City Council Staff Report Report Type: Consent Calendar Meeting Date: 6/13/2016 Summary Title: East Palo Alto Comment Letter Title: Approval and Authorization for the City
More informationSECTION 3 DRAINAGE. 3-1 General. 3-2 Drainage Ordinances and Legal Requirements
SECTION 3 DRAINAGE 3-1 General All Drainage plans for proposed development shall be prepared by a Professional Engineer registered in Virginia, except as noted below. Further, their seal and signature
More informationStaff Report. Agenda Item Title: 14-02: Northwest Santa Rosa Reorganization No Sequoia Park Associates, LP
SONOMA LOCAL AGENCY FORMATION COMMISSION 575 ADMINISTRATION DRIVE, ROOM 104A, SANTA ROSA, CA 95403 (707) 565-2577 FAX (707) 565-3778 www.sonomalafco.org Item 4.1 Staff Report Meeting Date: April 2, 2014
More informationTOWN OF KILL DEVIL HILLS, NORTH CAROLINA ANNUAL PROGRESS REPORT ON ADOPTED HAZARD MUTIGATION PLAN COMMUNITY #
TOWN OF KILL DEVIL HILLS, NORTH CAROLINA ANNUAL PROGRESS REPORT ON ADOPTED HAZARD MUTIGATION PLAN COMMUNITY # 375353 Since the last application for continued participation in the Community Rating System
More informationARCHITECTURAL APPLICATIONS OF WATER PROTECTION SYSTEMS
ARCHITECTURAL APPLICATIONS OF WATER PROTECTION SYSTEMS an AIA Continuing Education Program credit: 1 AIA HSW CE Hour course: svt08b Savannah Trims, Inc. 3567 91st St. Ste. 4 Lake Park, FL sales@savannahtrims.com
More informationCONSERVATION & COASTAL MANAGEMENT
CONSERVATION & COASTAL MANAGEMENT City of St. Augustine Comprehensive Plan EAR-Based Amendments Conservation and Coastal Management Element Conservation Goal Protect and conserve natural areas, environmentally
More informationCITY OF GLASGOW BUILDING PERMIT APPLICATION 126 E. Public Square Glasgow, KY Phone: (270) Fax: (270)
CITY OF GLASGOW BUILDING PERMIT APPLICATION 126 E. Public Square Glasgow, KY 42141 Phone: (270) 651-3921 Fax: (270) 651-9553 Permit # Filing Date: Total Fee: Property Property Owner: Subdivision: Lot #
More informationFence, Wall & Column Information Packet
FENCE INFORMATION FROM SECTION 9.13 OF THE PINEHURST DEVELOPMENT ORDINANCE: (1) The purpose of this Subsection is to allow fences within districts which are architecturally compatible with each other,
More informationEvaluating Release Rates for Specific Watersheds in Cook County
Evaluating Release Rates for Specific Watersheds in Cook County IAFSM March 8, 2017 Summary of MWRD Facilities 7 Water Reclamation Plants (including one of the worlds largest) ~ 554 Miles of Interceptors
More information2010 Florida Building Code, Building
2010 Florida Building Code, Building [a compilation of flood resistant provisions, prepared by Florida DEM] This material contains information which is proprietary to and copyrighted by International Code
More informationOrdinance Number AN ORDINANCE REPEALING AND REPLACING CHAPTER 172 OF THE NORTH LIBERTY CODE OF ORDINANCES, COMMUNICATION TOWERS AND ANTENNAS
Tower Ordinance Ordinance Number 12-03 AN ORDINANCE REPEALING AND REPLACING CHAPTER 172 OF THE NORTH LIBERTY CODE OF ORDINANCES, COMMUNICATION TOWERS AND ANTENNAS BE IT ORDAINED BY THE CITY COUNCIL OF
More informationMunicipal Stormwater Ordinances Summary Table
APPENDIX F Municipal Ordinances Summary Table Municipality Abington Bryn Athyn Borough Hatboro Borough Ordinance, SALDO Runoff equals pre post Erosion Sediment Control Water Quality Requirements Any which
More informationCouncil Agenda Report
Agenda Item # 7 Council Agenda Report SUBJECT: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIO VISTA APPROVING THE PRELIMINARY ENGINEERING REPORT, CONCEPT PLANS DESIGNS AND FINAL INITIAL STUDY/MITIGATED
More informationNOTICE OF PREPARATION
NOTICE OF PREPARATION Date: June 12, 2014 To: From: Subject: Governor s Office of Planning and Research/State Clearinghouse Unit, Responsible Agencies, Trustee Agencies, and Interested Parties Announcement
More information7. EXCAVATION IN PUBLIC STREETS The E-Permit & U-Permit
7. EXCAVATION IN PUBLIC STREETS The E-Permit & U-Permit 7.1 E-Permit and U-Permit Permit Description and Purpose The Excavation Permit (E-Permit) and the Utility Permit (U-Permit) are issued to allow construction,
More informationRESOLUTION NO.15- The Planning Commission of the City of La Habra does hereby resolve as follows:
RESOLUTION NO.15- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA HABRA CERTIFYING MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACTS 14-02 FOR A 32 UNIT MULTI-FAMILY RESIDENTIAL DEVELOPMENT
More informationLAND USE PBF LDR ZONING PUD PUD. Proposed Maximum Density (DU/Acre) Existing Maximum Intensity (FAR) .30 FAR/ 173 dwelling units.
PROPOSED LARGE SCALE FUTURE LAND USE MAP (FLUM) AMENDMENT OVERVIEW ORDINANCE: 2013-658 APPLICATION: 2013G-001-3-5 APPLICANT: PAUL HARDEN PROPERTY LOCATION: On the south side of Sunbeam Road, at the terminus
More informationHERNANDO COUNTY COMMUNICATION TOWER, ANTENNA & EQUIPMENT CABINET REVIEW REQUIREMENTS
HERNANDO COUNTY COMMUNICATION TOWER, ANTENNA & EQUIPMENT CABINET REVIEW REQUIREMENTS The tower permit is based on the following: 1. The architect or engineer, upon request, must submit to the building
More informationMinimum Requirements For One & Two Family Structures FBC 6 th Edition (2017)
Pinellas County Building Department Reviewed : Date: Phone: Owner s Name: Permit Number: CB_ - Property Address: Contractor: Phone: Minimum Requirements For One & Two Family Structures FBC 6 th Edition
More informationBasements and Crawlspaces: What s the Difference, and Who Cares?
Basements and Crawlspaces: What s the Difference, and Who Cares? Cadastral Consulting, LLC The difference between a basement and a crawlspace seems clear by common perception of what each one is. But when
More informationRESIDENTIAL BUILDING PERMIT INFORMATION
Imperial Municipal Services 263 Northland Drive Rockford, MI 49341 (616)863-9294 or 1-800-442-2794 Fax: (616)863-9298 E-mail: info@imsinspections.com City of Greenville 411 South Lafayette Greenville,
More informationCITY OF ASHLAND REDEVELOPMENT PLAN FOR THE ASHLAND INVESTMENT CO., LLC HOUSING DEVELOPMENT
CITY OF ASHLAND REDEVELOPMENT PLAN FOR THE ASHLAND INVESTMENT CO., LLC HOUSING DEVELOPMENT I. INTRODUCTION. The City of Ashland, Nebraska, recognizes that blight is a threat to the continued stability
More informationOVERVIEW ORDINANCE: ORD # APPLICATION: 2014C-002
PROPOSED SMALL-SCALE FUTURE LAND USE MAP (FLUM) AMENDMENT OVERVIEW ORDINANCE: ORD # 2014-191 APPLICATION: 2014C-002 APPLICANT: PAUL M. HARDEN PROPERTY LOCATION: 8101 Southside Boulevard Acreage: 1.76 Acres
More informationWIND ENERGY CONVERSION SYSTEMS APPLICATION
Community Planning and Economic Development Development Services Division 250 South 4 th Street, Room 300 Minneapolis MN 55415-1316 612-673-3000 WIND ENERGY CONVERSION SYSTEMS APPLICATION 535.690. Purpose.
More informationCITY OF LOS ANGELES Sidewalk Repair Program. Amber Elton, PE
CITY OF LOS ANGELES Sidewalk Repair Program Amber Elton, PE Sidewalk Repair Program Civil Engineer APRIL 20, 2017 Century Plaza Towers 2029 Century Park East City s Goal BEFORE AFTER Improve Mobility in
More informationCITY OF HALF MOON BAY
CITY OF HALF MOON BAY Job Specification Class Title: Senior Planner Status: Exempt Department: Community Development Reports To: Planning and Development Services Manager Employee Group: Represented Management
More informationCHAPTER 7 - INFRASTRUCTURE INSPECTION AND ACCEPTANCE... 2
CHAPTER 7 - INFRASTRUCTURE INSPECTION AND ACCEPTANCE... 2 7.1. GENERAL.... 2 7.1.1. Inspection Restriction Dates.... 2 7.1.2. Complete Improvements.... 2 7.1.3. Public Improvements.... 2 7.1.4. Warranty
More informationTOWN OF ROTTERDAM RESIDENTIAL BUILDING PERMIT APPLICATION Ext. 395 Needed to Obtain Permit:
TOWN OF ROTTERDAM RESIDENTIAL BUILDING PERMIT APPLICATION 355-7575 Ext. 395 Needed to Obtain Permit: 1. Building Permit Application, and/or residential plumbing permit application, as applicable, to be
More informationPort of Camas/Washougal Levee Recertification and Engineering Analysis Request for Proposal May 3, 2011
I. Project Summary As part of their Map Modernization Program, FEMA has initiated a countywide Flood Insurance Study (FIS) and Digital Flood Insurance Rate Map (DFIRM) for the Port of Camas/Washougal.
More informationSAFETY AND NOISE 9. Safety and Noise
SAFETY AND NOISE 9 9 Safety and Noise Safety is a basic human need and is required for a community to thrive. The goals and policies in this element are designed to protect and enhance public health and
More informationPERMIT APPLICATION REQUIREMENTS NEW COMMERCIAL BUILDING/CONSTRUCTION CODES USED: CURRENT ADOPTED FLORIDA BUILDING CODE AND NEC
PERMIT APPLICATION REQUIREMENTS MANDATORY DOCUMENTS: NEW COMMERCIAL BUILDING/CONSTRUCTION CODES USED: CURRENT ADOPTED FLORIDA BUILDING CODE AND NEC 1. COMPLETED NEW COMMERCIAL or MULTIFAMILY PERMIT APPLICATION
More informationLOT GRADING. LOT GRADING REQUIREMENTS The following lot grading requirements came into effect on May 1, 2007:
LOT GRADING DEFINITION Lot grading is the reshaping or sloping of the land in such a way that surface drainage from rain runoff is directed away from the buildings and is controlled in a manner that eliminates
More information