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City of San Mateo Municipal Code.


(a) Application of Development Standards. Development standards contained in this chapter shall apply to all development located within an area of special flood hazard. Formal City approval in the form of a building permit or some other development permit shall be obtained before any construction or other development begins within any area of special flood hazard. Application of these development standards shall be made by use of forms furnished by the Floodplain Administrator and may include, but not be limited to: plans in duplicate drawn to scale showing the nature, location, dimensions, and elevation of the area in question; existing or proposed structures, fill, storage of materials, drainage facilities; and the location of the foregoing.

(b) Designation of the Floodplain Administrator. The City Manager for the City of San Mateo or designee is appointed to administer, implement, and enforce this chapter.

(c) Duties and Responsibilities of the Floodplain Administrator. The duties and responsibilities of the Floodplain Administrator shall include, but not be limited to, the following:

(1) Making determinations concerning the implementation of the requirements of this chapter on development projects within the City of San Mateo and to determine that:

(i) Permit requirements of this chapter have been satisfied;

(ii) All other required state and federal permits have been obtained;

(iii) The site is reasonably safe from flooding;

(iv) The proposed development does not adversely affect the carrying capacity of areas where base flood elevations have been determined but a floodway has not been designated. For purposes of this chapter, "adversely affects" means that the cumulative effect of the proposed development when combined with all other existing and anticipated development will increase the water surface elevation of the base flood more than one foot at any point; and

(v) All letters of map revision (LOMRs) for flood control projects are approved prior to the issuance of building permits. Building permits shall not be issued based on conditional letters of map revision (CLOMRs). Approved CLOMRs allow construction of the proposed flood control project and land preparation as specified in the "start of construction" definition.

(2) Development of Substantial Improvement and Substantial Damage Procedures.

(i) Using FEMA publication FEMA 213, "Answers to Questions About Substantially Damaged Buildings," develop detailed procedure for identifying and administering requirements for substantial improvement and substantial damage, to include defining "market value."

(ii) Coordinating and implementing procedures with other departments/divisions.

(3) Review and Use of Any Other Base Flood Data. When base flood elevation data has not been provided, the Floodplain Administrator shall obtain, review, and reasonably utilize any base flood elevation and floodway data available from a federal or state agency, or other source, and adopted by the City in order to administer Section 23.33.050.

(4) Notification of Other Agencies. In the event of alteration or relocation of a watercourse and base flood elevation changes due to physical alterations and changes in corporate boundaries:

(i) Notify adjacent communities and the California Department of Water Resources prior to alteration or relocation;

(ii) Submit evidence of such notification to the Federal Insurance and Mitigation Administration, Federal Emergency Management Agency; and

(iii) Assure that the flood carrying capacity within the altered or relocated portion of said watercourse is maintained.

(5) Documentation of Floodplain Development. Obtain and maintain for public inspection and make available as needed all development and building permits issued, plans approved and certifications required for projects governed by this chapter. The records of the Floodplain Administrator shall include, but not be limited to, the following:

(i) The certified elevation of the lowest floor for each new building or substantially improved building;

(ii) The method of floodproofing of all construction below the base flood elevation and the elevation to which nonresidential structures are floodproofed and certification of floodproof design;

(iii) The design calculations and design details confirming structure can automatically equalize hydrostatic forces on exterior walls;

(iv) Records of all inspections necessary to ensure compliance with floodplain management regulations;

(v) Documentation of floodproofing below the elevation recommended under Section 23.33.050(a)(3)(i) so that the structure is watertight with walls substantially impermeable to the passage of water;

(vi) Documentation of structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy;

(vii) Certification by a registered professional engineer or architect that the standards of this section are satisfied.

(6) Map Determinations. Make interpretations where needed, as to the exact location of the boundaries of the areas of special flood hazard where there appears to be a conflict between a mapped boundary and actual field conditions. The person contesting the location of the boundary shall be given a reasonable opportunity to appeal the interpretation as provided in Section 23.33.040(d).

(7) Remedial Action. Take action to remedy violations of this chapter as specified in Section 23.33.040(c).

(d) Appeals. The City Manager of the City of San Mateo shall hear and decide appeals when it is alleged there is an error in any requirement, decision, or determination made by the Floodplain Administrator in the enforcement or administration of this chapter. Appeals shall be filed at the City Clerk's office within 10 days of the Floodplain Administrator's mailing of his or her decision.