Watsonville Municipal Code Part 22 EM-F—Flood Protection District

The purpose of the Flood Protection District is to establish regulations to those areas subject to being inundated by a 100-year flood in order to prevent loss of life and property damage and to prevent or minimize unnecessary interference with the flow of flood waters in the flood channel. The regulations of the EM-F district shall supplement the requirements of the zoning district otherwise applying to land lying within the EM-F District.

(Ord. 506-80 C-M, eff. September 11, 1980)

Reference is made to Chapter 2 of Title 9 of this Code entitled “Flood Damage Prevention,” as amended from time to time, which provides administrative procedures for the establishment of a flood damage prevention development permit required for any development proposed on lands designated as being within established areas of special flood hazard.

The area of any EM-F District shall be further subdivided into two (2) districts as follows:

(a) The Floodway District shall include the normal channel of any stream included within an EM-F District, plus any additional land lying outside of the banks of the stream which is necessary to safely convey the 100-year flood as designated on official Federal Insurance Administration Rate maps. On the Zoning Map that portion of the EM-F District including the flood channel shall be designated by the initials FW.

(b) The Flood Plain District shall be all the land subject to inundation by a 100-year flood, except that land included in the Floodway District. On the Zoning Map that portion of the EM-F District outside the flood channel shall be designated by the initials FP.

(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 9, Ord. 659-84 C-M, eff. December 27, 1984)

(a) Any of the following uses, provided they are listed as Principal Uses in the underlying zoning district, shall be deemed to be permitted principal uses in the Floodway District of the EM-F District:

(1) Agriculture;

(2) Open air private and public recreation facilities not requiring major structures;

(3) Loading and unloading areas and parking lots provided there shall be no buildings or structures; and

(4) Storage yards for equipment or materials not subject to substantial damage by flood and not subject to flotation or movement.

(b) Any use listed as a principal or conditional use in the underlying zoning district, but not included in the uses listed in subsection (a) of this section, may be permitted as a conditional use in the Floodway District subject to securing a Special Use Permit and subject to the following regulations:

(1) Structures shall be set back at least twenty-five (25') feet from the top of the natural or improved stream bank.

(2) Special design and/or flood-control works shall be employed to render the structures and/or building sites free from the effects of bank erosion and so as not to otherwise constitute a threat to life or property.

(3) The ground floor level of such structures shall be to or above the 100-year flood profile level.

(4) Such uses will not increase the flood hazard, or increase the possibility or rate of erosion, or in any way impair the carrying capacity of the flood channel as determined by the Federal Emergency Management Agency (FEMA) and applicable Federal regulations.

(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 10, Ord. 659-84 C-M, eff. December 27, 1984)

(a) Any use listed as a principal use in the Floodway District of the EM-F District shall be deemed a principal permitted use in the Flood Plain District provided it is included as a principal use in the underlying zoning district.

(b) Any use customarily accessory to a permitted principal use shall be deemed to be a permitted accessory use provided it does not require the construction of a permanent building or, if such a building is required, that its floor level be to or above the 100-year flood profile level.

(c) Any other use listed as a principal or conditional use in the underlying zoning district may be permitted as a conditional use in the Flood Plain District of the EM-F District subject to securing a Special Use Permit and subject to the following regulations:

(1) The ground floor level of any structure shall be to or above the 100-year storm profile level.

(2) All building foundations and utilities shall be constructed to withstand water pressure shown by competent engineering data to be necessary for the public safety and the preservation of property.

(Ord. 506-80 C-M, eff. September 11, 1980, as amended by § 11, Ord. 659-84 C-M, eff. December 27, 1984)