Document elcerrito_gov_doc_97bd000d45

AGENDA BILL Agenda Item No. 6(B) Date: July 21, 2015 To: El Cerrito City Council From: Mark Soltes, Building Official Margaret Kavanaugh- Development Services Manager Subject: Floodplain Management Ordinance ACTION REQUESTED Conduct a public hearing and upon conclusion, introduce by title, waive any further reading and approve an ordinance updating the Floodplain Management Regulations. BACKGROUND/ANALYSIS The Federal Emergency Management Agency (FEMA) periodically updates their Flood Insurance Rate Maps (FIRMs). One such update has recently occurred and as a condition of continued eligibility in the National Flood Insurance program, the City of El Cerrito is required to adopt Floodplain Management Regulations that meet the standard of paragraph 60.3 of the National Flood Insurance Program (NFIP) regulations. The local office of FEMA has identified that the City’s current floodplain ordinance does not meet this standard. FEMA provided a model ordinance and suggested additional text to facilitate compliance. The City used the ordinance provided as a template and added some of the additional clarifying text to facilitate its implementation. These clarifications include: 1. Section 8.35.050.B.3, base flood elevations “shall” be determined by using one of two methods from the FEMA 265 publication. 2. In definitions, section 8.35.030.39, the standard “market value” definition is replaced with one that mandates specific requirements for determining market value. 3. Section 8.35.050.B.10 is added to specify non-conversion of enclosed areas below the lowest floor. The flood hazard area of the City of El Cerrito is subject to periodic inundation which can result in loss of life and property as well as health and safety hazards, which adversely affect the public health, safety, and general welfare. In order to accomplish its purposes, this ordinance includes regulations to: ---PAGE BREAK--- Agenda Item No. 6(B) Page 2 A. Require that uses vulnerable to floods, including facilities which serve such uses, be protected against flood damage at the time of initial construction B. Control the alteration of natural floodplains, stream channels, and natural protective barriers, which help accommodate or channel floodwaters C. Prevent or regulate the construction of flood barriers which will unnaturally divert floodwaters or which may increase flood hazards in other areas It should be noted that although FEMA has updated the maps, the properties identified to be within the flood hazard area in the City of El Cerrito has not changed and no additional properties have been included in this update. STRATEGIC PLAN CONSIDERATIONS Updating the City’s Floodplain Ordinance fulfills the Strategic Plan’s Goal A: Deliver exemplary government service. This update will minimize public and private losses due to flood conditions in specific areas by enacting legally enforceable regulations which will be applied uniformly throughout the community to all publicly and privately owned land within flood area. ENVIRONMENTAL CONSIDERATIONS The project is exempt from environmental review per CEQA Guidelines under the General Rule (Section 15061(b) The project involves updates and revisions to existing regulations. The proposed code amendments are consistent with California Law, specifically Government Code Sections 65302, 65560, and 65800. It can be seen with certainty that the proposed Municipal Code text amendments will have no significant negative effect on the environment. FINANCIAL CONSIDERATIONS There is no anticipated fiscal impact as the costs would be recovered through existing building permit fees. LEGAL CONSIDERATIONS The City Attorney has reviewed the ordinance and found that legal considerations have been addressed. ---PAGE BREAK--- ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 1 ORDINANCE 2015-XX AN ORDINANCE OF THE CITY OF EL CERRITO REPEALING EL CERRITO MUNICIPAL CODE CHAPTER 8.35, FLOOD HAZARD AREAS AND REPLACING IT BY ADDING AND ADOPTING EL CERRITO MUNICIPAL CODE CHAPTER 8.35, FLOODPLAIN MANAGEMENT SECTION 1. RECITALS A. The Legislature of the State of California has in Government Code Sections 65302, 65560, and 65800 conferred upon local governments the authority to adopt regulations designed to promote the public health, safety, and general welfare of its citizenry. Therefore, the City Council of the City of El Cerrito does hereby adopt the following floodplain management regulations. B. The project is exempt from environmental review per CEQA Guidelines under the General Rule (Section 15061(b) The project involves updates and revisions to existing regulations. The proposed code amendments are consistent with California Law, specifically Government Code section 65850.5 and Civil Code section 714. It can be seen with certainty that the proposed Municipal Code text amendments will have no significant negative effect on the environment. SECTION 2. FINDINGS OF FACT A. The flood hazard areas of the City of El Cerrito are subject to periodic inundation which results in loss of life and property, health and safety hazards, disruption of commerce and governmental services, extraordinary public expenditures for flood protection and relief, and impairment of the tax base, all of which adversely affect the public health, safety, and general welfare. B. These flood losses are caused by uses that are inadequately elevated, flood-proofed, or protected from flood damage. The cumulative effect of obstructions in areas of special flood hazards which increase flood heights and velocities also contributes to flood losses. SECTION 3. MUNICIPAL CODE AMENDMENT THE CITY COUNCIL OF THE CITY OF EL CERRITO DOES HEREBY ORDAIN AS FOLLOWS: A. CHAPTER 8.35 FLOOD HAZARD AREAS is hereby repealed. B. CHAPTER 8.35, FLOODPLAIN MANAGEMENT is added to Title 8 of the El Cerrito Municipal Code to read in full as follows: ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 2 Chapter 8.35 FLOODPLAIN MANAGEMENT Sections: 8.35.010 Applicability. 8.35.020 Relationship to other restrictions. 8.35.030 Definitions. 8.35.040 General Provisions. 8.35.050 Administration. 8.35.060 Provisions for flood hazard reduction. 8.35.070 Variance procedure. 8.35.080 Obstructing natural drains. 8.35.010 Applicability. The existing floodplain management area within the city is that identified by the Federal Emergency Management Agency in a scientific and engineering report entitled "Flood Insurance Study, City of El Cerrito, Contra Costa County, California" dated September 30, 2015, and all subsequent revisions and amendments, with an accompanying flood insurance rate map. This flood insurance study is adopted by reference and declared to be a part of this chapter. It is on file in the city's offices. Other flood hazard areas may be created pursuant to applicable law. 8.35.020 Relationship To Other Restrictions. This chapter is not intended to repeal, abrogate, or impair any existing easement, covenant, or deed restriction. Where this chapter and another city ordinance conflict or overlap, whichever imposes the more stringent requirements shall prevail. 8.35.030 Definitions. The following words and phrases, whenever used in this chapter, shall be construed as defined in this section: 1. A zone - see Special flood hazard area 2. Accessory structure means a structure that is either: a. Solely for the parking of no more than 2 cars; or b. A small, low cost shed for limited storage, less than 150 square feet and $1,500 in value. 3. Accessory use means a use which is incidental and subordinate to the principal use of the parcel of land on which it is located. 4. Alluvial fan means a geomorphologic feature characterized by a cone or fan-shaped deposit of boulders, gravel, and fine sediments that have been eroded from mountain slopes, transported by flood flows, and then deposited on the valley floors, and which is subject to flash flooding, high velocity flows, debris flows, erosion, sediment movement and deposition, and channel migration. 5. Apex means a point on an alluvial fan or similar landform below which the flow path of the major stream that formed the fan becomes unpredictable and alluvial fan flooding can occur. 6. Appeal means a request for a review of the Floodplain Administrator's interpretation of any provision of this ordinance. ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 3 7. Area of shallow flooding means a designated AO or AH Zone on the Flood Insurance Rate Map (FIRM). The base flood depths range from one to three feet; a clearly defined channel does not exist; the path of flooding is unpredictable and indeterminate; and velocity flow may be evident. Such flooding is characterized by ponding or sheet flow. 8. Area of special flood hazard - See "Special flood hazard area." 9. Base flood means a flood which has a one percent chance of being equaled or exceeded in any given year (also called the "100-year flood"). Base flood is the term used throughout this ordinance. 10. Base flood elevation (BFE) means the elevation shown on the Flood Insurance Rate Map for Zones AE, AH, A1-30, VE and V1-V30 that indicates the water surface elevation resulting from a flood that has a 1-percent or greater chance of being equaled or exceeded in any given year. 11. Basement means any area of the building having its floor subgrade - i.e., below ground level - on all sides. 12. Building - see "Structure". 13. Development means any man-made change to improved or unimproved real estate, including but not limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations or storage of equipment or materials. 14. Encroachment means the advance or infringement of uses, plant growth, fill, excavation, buildings, permanent structures or development into a floodplain which may impede or alter the flow capacity of a floodplain. 15. Existing manufactured home park or subdivision means a manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including, at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed before June 1, 1977. 16. Expansion to an existing manufactured home park or subdivision means the preparation of additional sites by the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads). 17. Flood, flooding, or flood water means: a. A general and temporary condition of partial or complete inundation of normally dry land areas from the overflow of inland or tidal waters; the unusual and rapid accumulation or runoff of surface waters from any source; and/or mudslides mudflows); and b. The condition resulting from flood-related erosion. 18. Flood Boundary and Floodway Map (FBFM) means the official map on which the Federal Emergency Management Agency or Federal Insurance Administration has delineated both the areas of special flood hazards and the floodway. 19. Flood Insurance Rate Map (FIRM) means the official map on which the Federal Emergency Management Agency or Federal Insurance Administration has delineated both the areas of special flood hazards and the risk premium zones applicable to the community. 20. Flood Insurance Study means the official report provided by the Federal Insurance Administration that includes flood profiles, the Flood Insurance Rate Map, the Flood Boundary and Floodway Map, and the water surface elevation of the base flood. 21. Floodplain or flood-prone area means any land area susceptible to being inundated by water from any source - see "Flooding." ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 4 22. Floodplain Administrator is the community official designated by title to administer and enforce the floodplain management regulations. 23. Floodplain management means the operation of an overall program of corrective and preventive measures for reducing flood damage and preserving and enhancing, where possible, natural resources in the floodplain, including but not limited to emergency preparedness plans, flood control works, floodplain management regulations, and open space plans. 24. Floodplain management regulations means this ordinance and other zoning ordinances, subdivision regulations, building codes, health regulations, special purpose ordinances (such as grading and erosion control) and other application of police power which control development in flood-prone areas. This term describes federal, state or local regulations in any combination thereof which provide standards for preventing and reducing flood loss and damage. 25. Floodproofing means any combination of structural and nonstructural additions, changes, or adjustments to structures which reduce or eliminate flood damage to real estate or improved real property, water and sanitary facilities, structures, and their contents. For guidelines on dry and wet floodproofing, see FEMA Technical Bulletins TB 1-93, TB 3-93, and TB 7-93. 26. Floodway means the channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot. Also referred to as "Regulatory Floodway." 27. Floodway fringe is that area of the floodplain on either side of the "Regulatory Floodway" where encroachment may be permitted. 28. Fraud and victimization as related to Section 8.35.070 of this ordinance, means that the variance granted must not cause fraud on or victimization of the public. In examining this requirement, the El Cerrito City Council will consider the fact that every newly constructed building adds to government responsibilities and remains a part of the community for fifty to one-hundred years. Buildings that are permitted to be constructed below the base flood elevation are subject during all those years to increased risk of damage from floods, while future owners of the property and the community as a whole are subject to all the costs, inconvenience, danger, and suffering that those increased flood damages bring. In addition, future owners may purchase the property, unaware that it is subject to potential flood damage, and can be insured only at very high flood insurance rates. 29. Functionally dependent use means a use which cannot perform its intended purpose unless it is located or carried out in close proximity to water. The term includes only docking facilities, port facilities that are necessary for the loading and unloading of cargo or passengers, and ship building and ship repair facilities, and does not include long-term storage or related manufacturing facilities. 30. Governing body is the local governing unit, i.e. county or municipality, that is empowered to adopt and implement regulations to provide for the public health, safety and general welfare of its citizenry. 31. Hardship as related to Section 8.35.070 of this ordinance means the exceptional hardship that would result from a failure to grant the requested variance. The El Cerrito City Council requires that the variance be exceptional, unusual, and peculiar to the property involved. Mere economic or financial hardship alone is not exceptional. Inconvenience, aesthetic considerations, physical handicaps, personal preferences, or the disapproval of one's neighbors likewise cannot, as a rule, qualify as an exceptional hardship. All of these problems can be resolved through other means without granting a variance, even if the ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 5 alternative is more expensive, or requires the property owner to build elsewhere or put the parcel to a different use than originally intended. 32. Highest adjacent grade means the highest natural elevation of the ground surface prior to construction next to the proposed walls of a structure. 33. Historic structure means any structure that is: a. Listed individually in the National Register of Historic Places (a listing maintained by the Department of Interior) or preliminarily determined by the Secretary of the Interior as meeting the requirements for individual listing on the National Register; b. Certified or preliminarily determined by the Secretary of the Interior as contributing to the historical significance of a registered historic district or a district preliminarily determined by the Secretary to qualify as a registered historic district; c. Individually listed on a state inventory of historic places in states with historic preservation programs which have been approved by the Secretary of Interior; or d. Individually listed on a local inventory of historic places in communities with historic preservation programs that have been certified either by an approved state program as determined by the Secretary of the Interior or directly by the Secretary of the Interior in states without approved programs. 34. Levee means a man-made structure, usually an earthen embankment, designed and constructed in accordance with sound engineering practices to contain, control or divert the flow of water so as to provide protection from temporary flooding. 35. Levee system means a flood protection system which consists of a levee, or levees, and associated structures, such as closure and drainage devices, which are constructed and operated in accord with sound engineering practices. 36. Lowest floor means the lowest floor of the lowest enclosed area, including basement (see “Basement” definition). a. An unfinished or flood resistant enclosure below the lowest floor that is usable solely for parking of vehicles, building access or storage in an area other than a basement area, is not considered a building’s lowest floor provided it conforms to applicable non-elevation design requirements, including, but not limited to: 1. The flood openings standard in Section 8.35.060 A.3.c; 2. The anchoring standards in Section 8.35.060 A.1 3. The construction materials and methods standards in Section 8.35.060.A.2 and 4. The standards for utilities in Section 8.35.060.B b. For residential structures, all subgrade enclosed areas are prohibited as they are considered to be basements (see “Basement” definition). This prohibition includes below-grade garages and storage areas. 37. Manufactured home means a structure, transportable in one or more sections, which is built on a permanent chassis and is designed for use with or without a permanent foundation when attached to the required utilities. The term "manufactured home" does not include a "recreational vehicle". 38. Manufactured home park or subdivision" means a parcel (or contiguous parcels) of land divided into two or more manufactured home lots for rent or sale. 39. Market value in the City of El Cerrito shall be determined by estimating the cost to replace the structure in new condition and adjusting that cost by the amount of depreciation which has accrued since the structure was constructed. ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 6 a. The cost of replacement of the structure shall be based on the square foot cost factor determined by reference to a building cost estimating guide recognized by the building construction industry. b. The amount of depreciation shall be determined by taking into account he age and physical deterioration of the structure and functional obsolescence as approved by the floodplain administrator, but shall not include economic or other forms of obsolescence. c. Use of replacement costs or accrued depreciation factors different from those contained in recognized building cost estimating guides may be considered only if such factors are included in a report prepared by an independent professional appraiser and supported by a written explanation of the differences. 40. Mean sea level means for purposes of the National Flood Insurance Program, the National Geodetic Vertical Datum (NGVD) of 1929, North American Vertical Datum (NAVD) of 1988, or other datum, to which base flood elevations shown on a community's Flood Insurance Rate Map are referenced. 41. New construction, for floodplain management purposes, means structures for which the "start of construction" commenced on or after June 1, 1977, and includes any subsequent improvements to such structures. 42. New manufactured home park or subdivision means a manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed on or after June 1, 1977. 43. Obstruction includes, but is not limited to, any dam, wall, wharf, embankment, levee, dike, pile, abutment, protection, excavation, channelization, bridge, conduit, culvert, building, wire, fence, rock, gravel, refuse, fill, structure, vegetation or other material in, along, across or projecting into any watercourse which may alter, impede, retard or change the direction and/or velocity of the flow of water, or due to its location, its propensity to snare or collect debris carried by the flow of water, or its likelihood of being carried 44. One-hundred-year flood or "100-year flood" - see "Base flood." 45. Program deficiency means a defect in a community’s floodplain management regulations or administrative procedures that impairs effective implementation of those floodplain management regulations. 46. Public safety and nuisance as related to Section 8.35.070 of this ordinance, means that the granting of a variance must not result in anything which is injurious to safety or health of an entire community or neighborhood, or any considerable number of persons, or unlawfully obstructs the free passage or use, in the customary manner, of any navigable lake, or river, bay, stream, canal, or basin. 47. Recreational vehicle means a vehicle which is: a. Built on a single chassis; b. 400 square feet or less when measured at the largest horizontal projection; c. Designed to be self-propelled or permanently towable by a light-duty truck; and d. Designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel, or seasonal use. 48. Regulatory floodway means the channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot. ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 7 49. Remedy a violation means to bring the structure or other development into compliance with State or local floodplain management regulations, or if this is not possible, to reduce the impacts of its noncompliance. Ways that impacts may be reduced include protecting the structure or other affected development from flood damages, implementing the enforcement provisions of the ordinance or otherwise deterring future similar violations, or reducing State or Federal financial exposure with regard to the structure or other development. 50. Riverine means relating to, formed by, or resembling a river (including tributaries), stream, brook, etc. 51. Sheet flow area - see "Area of shallow flooding." 52. Special flood hazard area (SFHA) means an area in the floodplain subject to a 1 percent or greater chance of flooding in any given year. It is shown on an FHBM or FIRM as Zone A, AO, A1-A30, AE, A99, or, AH. 53. Start of construction includes substantial improvement and other proposed new development and means the date the building permit was issued, provided the actual start of construction, repair, reconstruction, rehabilitation, addition, placement, or other improvement was within 180 days from the date of the permit. The actual start means either the first placement of permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, or any work beyond the stage of excavation; or the placement of a manufacture home on a foundation. Permanent construction does not include land preparation, such as clearing, grading, and filling; nor does it include the installation of streets and/or walkways; nor does it include excavation for a basement, footings, piers, or foundations or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvement, the actual start of construction means the first alteration of any wall, ceiling, floor, or other structural part of a building, whether or not that alteration affects the external dimensions of the building. 54. Structure means a walled and roofed building that is principally above ground; this includes a gas or liquid storage tank or a manufactured home. 55. Substantial damage means damage of any origin sustained by a structure whereby the cost of restoring the structure to its before damaged condition would equal or exceed 50 percent of the market value of the structure before the damage occurred. 56. Substantial improvement means any reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds 50 percent of the market value of the structure before the "start of construction" of the improvement. This term includes structures which have incurred "substantial damage", regardless of the actual repair work performed. The term does not, however, include either: a. Any project for improvement of a structure to correct existing violations or state or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions; or b. Any alteration of a "historic structure," provided that the alteration will not preclude the structure's continued designation as a "historic structure." 57. Variance means a grant of relief from the requirements of this ordinance which permits construction in a manner that would otherwise be prohibited by this ordinance. 58. Violation means the failure of a structure or other development to be fully compliant with this ordinance. A structure or other development without the elevation certificate, other ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 8 certifications, or other evidence of compliance required in this ordinance is presumed to be in violation until such time as that documentation is provided. 59. Water surface elevation means the height, in relation to the National Geodetic Vertical Datum (NGVD) of 1929, North American Vertical Datum (NAVD) of 1988, or other datum, of floods of various magnitudes and frequencies in the floodplains of coastal or riverine areas. 60. Watercourse means a lake, river, creek, stream, wash, arroyo, channel or other topographic feature on or over which waters flow at least periodically. Watercourse includes specifically designated areas in which substantial flood damage may occur. 8.35.040 General Provisions A. Lands to which this ordinance applies. This ordinance shall apply to all areas of special flood hazards within the jurisdiction of the City of El Cerrito. B. Basis for establishing the areas of special flood hazard. The areas of special flood hazard identified by the Federal Emergency Management Agency (FEMA) in the “Flood Insurance Study (FIS) for Contra Costa County, California and Incorporated Areas” dated September 30, 2015, with accompanying Flood Insurance Rate Maps (FIRM’s) and Flood Boundary and Floodway Maps (FBFM’s), dated June 1, 1977, and all subsequent amendments and/or revisions, are hereby adopted by reference and declared to be a part of this ordinance. This FIS and attendant mapping is the minimum area of applicability of this ordinance and may be supplemented by studies for other areas which allow implementation of this ordinance and which are recommended to the El Cerrito City Council by the Floodplain Administrator. The study, FIRM’s and FBFM’s are on file at The City of El Cerrito, Community Development Department, 10890 San Pablo Avenue, El Cerrito, CA 94530. C. Compliance. 1. No structure or land shall hereafter be constructed, located, extended, converted, or altered without full compliance with the terms of this ordinance and other applicable regulations. Violation of the requirements (including violations of conditions and safeguards) shall constitute a misdemeanor. Nothing herein shall prevent the El Cerrito City Council from taking such lawful action as is necessary to prevent or remedy any violation. 2. In the event of an emergency, the city engineer may enter upon any property and remove any obstruction in any natural drain or floodplain. ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 9 D. Abrogation and greater restrictions. This ordinance is not intended to repeal, abrogate, or impair any existing easements, covenants, or deed restrictions. However, where this ordinance and another ordinance, easement, covenant, or deed restriction conflict or overlap, whichever imposes the more stringent restrictions shall prevail. E. Interpretation. In the interpretation and application of this ordinance, all provisions shall be: 1. Considered as minimum requirements; 2. Liberally construed in favor of the governing body; and 3. Deemed neither to limit nor repeal any other powers granted under state statutes. F. Warning and disclaimer of liability. The degree of flood protection required by this ordinance is considered reasonable for regulatory purposes and is based on scientific and engineering considerations. Larger floods can and will occur on rare occasions. Flood heights may be increased by man-made or natural causes. This ordinance does not imply that land outside the areas of special flood hazards or uses permitted within such areas will be free from flooding or flood damages. This ordinance shall not create liability on the part of the El Cerrito City Council, any officer or employee thereof, the State of California, or the Federal Emergency Management Agency, for any flood damages that result from reliance on this ordinance or any administrative decision lawfully made hereunder. G. Severability. This ordinance and the various parts thereof are hereby declared to be severable. Should any section of this ordinance be declared by the courts to be unconstitutional or invalid, such decision shall not affect the validity of the ordinance as a whole, or any portion thereof other than the section so declared to be unconstitutional or invalid. ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 10 8.35.050- Administration A. Designation of the floodplain administrator. The Building Official is hereby appointed to administer, implement, and enforce this ordinance by granting or denying development permits in accord with its provisions. B. 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. Permit Review Review all development permits to determine: a. Permit requirements of this ordinance have been satisfied, including determination of substantial improvement and substantial damage of existing structures; b. All other required state and federal permits have been obtained; c. The site is reasonably safe from flooding; d. 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. This means that the cumulative effect of the proposed development when combined with all other existing and anticipated development will not increase the water surface elevation of the base flood more than 1 foot at any point within the City of El Cerrito; and e. All Letters of Map Revision (LOMR’s) for flood control projects are approved prior to the issuance of building permits. Building Permits must not be issued based on Conditional Letters of Map Revision (CLOMR’s). Approved CLOMR’s 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. a. Using FEMA publication FEMA 213, “Answers to Questions About Substantially Damaged Buildings,” develop detailed procedures for identifying and administering requirements for substantial improvement and substantial damage, to include defining “Market Value.” b. Assure procedures are coordinated with other departments/divisions and implemented by community staff. ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 11 3. Review, Use and Development of Other Base Flood Data. When base flood elevation data has not been provided in accordance with Section 8.35.040.B, 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, in order to administer Section 8.35.060. NOTE: A base flood elevation shall be obtained using one of two methods from the FEMA publication, FEMA 265, “Managing Floodplain Development in Approximate Zone A Areas – A Guide for Obtaining and Developing Base (100-year) Flood Elevations” dated July 1995. 4. Notification of Other Agencies. a. Alteration or relocation of a watercourse: 1. Notify adjacent communities and the California Department of Water Resources prior to alteration or relocation; 2. Submit evidence of such notification to the Federal Emergency Management Agency; and 3. Assure that the flood carrying capacity within the altered or relocated portion of said watercourse is maintained. b. Base Flood Elevation changes due to physical alterations: 1. Within 6 months of information becoming available or project completion, whichever comes first, the floodplain administrator shall submit or assure that the permit applicant submits technical or scientific data to FEMA for a Letter of Map Revision (LOMR). 2. All LOMR’s for flood control projects are approved prior to the issuance of building permits. Building Permits must not be issued based on Conditional Letters of Map Revision (CLOMR’s). Approved CLOMR’s allow construction of the proposed flood control project and land preparation as specified in the “start of construction” definition. Such submissions are necessary so that upon confirmation of those physical changes affecting flooding conditions, risk premium rates and floodplain management requirements are based on current data. c. Changes in corporate boundaries: Notify FEMA in writing whenever the corporate boundaries have been modified by annexation or other means and include a copy of a map of the community clearly delineating the new corporate limits. ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 12 5. Documentation of Floodplain Development. Obtain and maintain for public inspection and make available as needed the following: a. Certification required by Section Section 8.35.060.3.a and Section 8.35.060.D (lowest floor elevations); b. Certification required by Section 8.35.060.A.3.b (elevation or floodproofing of nonresidential structures); c. Certification required by Sections 8.35.060.A.3.c (wet floodproofing standard); d. Certification of elevation required by Section 8.35.060.C.1.c. (subdivisions and other proposed development standards); and e. Maintain a record of all variance actions, including justification for their issuance, and report such variances issued in its biennial report submitted to the Federal Emergency Management Agency. 6. Map Determination. 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 8.35.050.D. 7. Remedial Action. Take action to remedy violations of this ordinance as specified in Section 8.35.040.C. 8. Biennial Report. Complete and submit Biennial Report to FEMA. 9. Planning. Assure community’s General Plan is consistent with floodplain management objectives herein. ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 13 10. Non-conversion of enclosed areas below the lowest floor. To ensure that the areas below the BFE shall be used solely for parking vehicles, limited storage, or access to the building and not be finished for use as human habitation without first becoming fully compliant with the floodplain management ordinance in effect at the time of conversion, the Floodplain Administrator shall: a. Determine which applicants for new construction and/or substantial improvements have fully enclosed areas below the lowest floor that are 5 feet or higher; b. Enter into a “NON-CONVERSION AGREEMENT FOR CONSTRUCTION WITHIN FLOOD HAZARD AREAS” or equivalent with the City of El Cerrito. The agreement shall be recorded with the Contra Costa County Recorder as a deed restriction. The non-conversion agreement shall be in a form acceptable to the Floodplain Administrator and County Counsel; and c. Have the authority to inspect any area of a structure below the base flood elevation to ensure compliance upon prior notice of at least 72 hours. C. Development Permit. 1. A development permit shall be obtained before any construction or other development, including manufactured homes, within any area of special flood hazard established in Section 8.35.040.B. Application for a development permit shall be made on forms furnished by the City of El Cerrito. The applicant shall provide the following minimum information: 2. Plans in duplicate, drawn to scale, showing: a. Location, dimensions, and elevation of the area in question, existing or proposed structures, storage of materials and equipment and their location; b. Proposed locations of water supply, sanitary sewer, and other utilities; c. Grading information showing existing and proposed contours, any proposed fill, and drainage facilities; d. Location of the regulatory floodway when applicable; e. Base flood elevation information as specified in Section 8.35.040.B or Section 8.35.050.B.3; f. Proposed elevation in relation to mean sea level, of the lowest floor (including basement) of all structures; and g. Proposed elevation in relation to mean sea level to which any nonresidential structure will be floodproofed, as required in Section 8.35.060.A.3.b. of this ordinance and detailed in FEMA Technical Bulletin TB 3-93. 3. Certification from a registered civil engineer or architect that the nonresidential floodproofed building meets the floodproofing criteria in Section 8.35.060.A.3.b. 4. For a crawl-space foundation, location and total net area of foundation openings as required in Section 8.35.060.A.3.c of this ordinance and detailed in FEMA Technical Bulletins 1-93 and 7-93. ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 14 5. Description of the extent to which any watercourse will be altered or relocated as a result of proposed development. 6. All appropriate certifications listed in Section 8.35.050.B.5 of this ordinance. D. Appeals. The City Council of the City of El Cerrito 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 ordinance. 8.35.060 - Provisions for flood hazard reduction A. Standards of construction In all areas of special flood hazards the following standards are required: 1. Anchoring. All new construction and substantial improvements of structures, including manufactured homes, shall be adequately anchored to prevent flotation, collapse or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy. 2. Construction Materials and Methods. All new construction and substantial improvements of structures, including manufactured homes, shall be constructed: a. With flood resistant materials, and utility equipment resistant to flood damage for areas below the base flood elevation; b. Using methods and practices that minimize flood damage; c. With electrical, heating, ventilation, plumbing and air conditioning equipment and other service facilities that are designed and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding; and d. Within Zones AH or AO, so that there are adequate drainage paths around structures on slopes to guide flood waters around and away from proposed structures. 3. Elevation and Floodproofing. a. Residential construction. All new construction or substantial improvements of residential structures shall have the lowest floor, including basement: 1. In AE, AH, A1-30 Zones, elevated to or above the base flood elevation. 2. In an AO zone, elevated above the highest adjacent grade to a height equal to or exceeding the depth number specified in feet on the FIRM, or elevated at least 2 4 feet above the highest adjacent grade if no depth number is specified. ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 15 3. In an A zone, without BFE’s specified on the FIRM [unnumbered A zone], elevated to or above the base flood elevation; as determined under Section 8.35.050.B.3. Upon the completion of the structure, the elevation of the lowest floor, including basement, shall be certified by a registered civil engineer or licensed land surveyor, and verified by the community building inspector to be properly elevated. Such certification and verification shall be provided to the Floodplain Administrator. b. Nonresidential construction. All new construction or substantial improvements of nonresidential structures shall either be elevated to conform with Section 8.35.060.A.3.a or: 1. Be floodproofed, together with attendant utility and sanitary facilities, below the elevation recommended under Section 8.35.060.A.3.a, so that the structure is watertight with walls substantially impermeable to the passage of water; 2. Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and 3. Be certified by a registered civil engineer or architect that the standards of Section 8.35.060.A.3.b.1&2 are satisfied. Such certification shall be provided to the Floodplain Administrator. c. Flood openings. All new construction and substantial improvements of structures with fully enclosed areas below the lowest floor (excluding basements) that are usable solely for parking of vehicles, building access or storage, and which are subject to flooding, shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwater. Designs for meeting this requirement must meet the following minimum criteria: 1. For non-engineered openings: a. Have a minimum of two openings on different sides having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding; b. The bottom of all openings shall be no higher than one foot above grade; c. Openings may be equipped with screens, louvers, valves or other coverings or devices provided that they permit the automatic entry and exit of floodwater; and d. Buildings with more than one enclosed area must have openings on exterior walls for each area to allow flood water to directly enter; or 2. Be certified by a registered civil engineer or architect. ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 16 d. Manufactured homes. See Section 8.35.060.D e. Garages and low cost accessory structures. 1. Attached garages. a. A garage attached to a residential structure, constructed with the garage floor slab below the BFE, must be designed to allow for the automatic entry of flood waters. See Section 8.35.060.3.C. Areas of the garage below the BFE must be constructed with flood resistant materials. See Section 8.35.060.A.2 b. A garage attached to a nonresidential structure must meet the above requirements or be dry floodproofed. For guidance on below grade parking areas, see FEMA Technical Bulletin TB-6. 2. Detached garages and accessory structures. a. “Accessory structures” used solely for parking (2 car detached garages or smaller) or limited storage (small, low-cost sheds), as defined in Section 2, may be constructed such that its floor is below the base flood elevation (BFE), provided the structure is designed and constructed in accordance with the following requirements: 1. Use of the accessory structure must be limited to parking or limited storage; 2. The portions of the accessory structure located below the BFE must be built using flood-resistant materials; 3. The accessory structure must be adequately anchored to prevent flotation, collapse and lateral movement; 4. Any mechanical and utility equipment in the accessory structure must be elevated or floodproofed to or above the BFE; 5. The accessory structure must be designed to allow for the automatic entry of flood waters in accordance with Section 8.35.060.A.3.c. b. Detached garages and accessory structures not meeting the above standards must be constructed in accordance with all applicable standards in Section 8.35.060. B. Standards for utilities. 1. All new and replacement water supply and sanitary sewage systems shall be designed to minimize or eliminate: a. Infiltration of flood waters into the systems; and b. Discharge from the systems into flood waters. 2. On-site waste disposal systems shall be located to avoid impairment to them, or contamination from them during flooding. 3. ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 17 C. Standards for subdivisions and other proposed development. 1. All new subdivisions proposals and other proposed development, including proposals for manufactured home parks and subdivisions, greater than 50 lots or 5 acres, whichever is the lesser, shall: a. Identify the Special Flood Hazard Areas (SFHA) and Base Flood Elevations (BFE). b. Identify the elevations of lowest floors of all proposed structures and pads on the final plans. c. If the site is filled above the base flood elevation, the following as-built information for each structure shall be certified by a registered civil engineer or licensed land surveyor and provided as part of an application for a Letter of Map Revision based on Fill (LOMR-F) to the Floodplain Administrator: 1. Lowest floor elevation. 2. Pad elevation. 3. Lowest adjacent grade. 2. All subdivision proposals and other proposed development shall be consistent with the need to minimize flood damage. 3. All subdivision proposals and other proposed development shall have public utilities and facilities such as sewer, gas, electrical and water systems located and constructed to minimize flood damage. 4. All subdivisions and other proposed development shall provide adequate drainage to reduce exposure to flood hazards. D. Standards for manufactured homes. 1. All manufactured homes that are placed or substantially improved, on sites located: outside of a manufactured home park or subdivision; in a new manufactured home park or subdivision; in an expansion to an existing manufactured home park or subdivision; or in an existing manufactured home park or subdivision upon which a manufactured home has incurred "substantial damage" as the result of a flood, shall: a. Within Zones A1-30, AH, and AE on the community's Flood Insurance Rate Map, be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated to or above the base flood elevation and be securely fastened to an adequately anchored foundation system to resist flotation, ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 18 collapse, and lateral movement. 2. All manufactured homes to be placed or substantially improved on sites in an existing manufactured home park or subdivision within Zones A1-30, AH, and AE on the community's Flood Insurance Rate Map that are not subject to the provisions of Section 8.35.060.D.1 will be securely fastened to an adequately anchored foundation system to resist flotation, collapse, and lateral movement, and be elevated so that either the: a. Lowest floor of the manufactured home is at or above the base flood elevation; or b. Manufactured home chassis is supported by reinforced piers or other foundation elements of at least equivalent strength that are no less than 36 inches in height above grade. Upon the completion of the structure, the elevation of the lowest floor including basement shall be certified by a registered civil engineer or licensed land surveyor, and verified by the community building inspector to be properly elevated. Such certification and verification shall be provided to the Floodplain Administrator. E. Standards for Recreational Vehicles. A. All recreational vehicles placed in Zones A1-30, AH, and AE will either: 1. Be on the site for fewer than 180 consecutive days; or 2. Be fully licensed and ready for highway use. A recreational vehicle is ready for highway use if it is on its wheels or jacking system, is attached to the site only by quick disconnect type utilities and security devices, and has no permanently attached additions; or 3. Meet the permit requirements of Section 8.35.050 of this ordinance and the elevation and anchoring requirements for manufactured homes in Section 8.35.060.D.1. 8.35.070- Variance procedure A. Nature of Variances. The issuance of a variance is for floodplain management purposes only. Insurance premium rates are determined by statute according to actuarial risk and will not be modified by the granting of a variance. The variance criteria set forth in this section of the ordinance are based on the general principle of zoning law that variances pertain to a piece of property and are not personal in nature. A variance may be granted for a parcel of property with physical characteristics so unusual that complying with the requirements of this ordinance would ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 19 create an exceptional hardship to the applicant or the surrounding property owners. The characteristics must be unique to the property and not be shared by adjacent parcels. The unique characteristic must pertain to the land itself, not to the structure, its inhabitants, or the property owners. It is the duty of the El Cerrito City Council to help protect its citizens from flooding. This need is so compelling and the implications of the cost of insuring a structure built below flood level are so serious that variances from the flood elevation or from other requirements in the flood ordinance are quite rare. The long term goal of preventing and reducing flood loss and damage can only be met if variances are strictly limited. Therefore, the variance guidelines provided in this ordinance are more detailed and contain multiple provisions that must be met before a variance can be properly granted. The criteria are designed to screen out those situations in which alternatives other than a variance are more appropriate. B. Conditions for variances. 1. Generally, variances may be issued for new construction, substantial improvement, and other proposed new development to be erected on a lot of one-half acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, providing that the procedures of Sections 8.35.050 and 8.35.060 of this ordinance have been fully considered. As the lot size increases beyond one-half acre, the technical justification required for issuing the variance increases. 2. Variances may be issued for the repair or rehabilitation of "historic structures" (as defined in Section 8.35.030 of this ordinance) upon a determination that the proposed repair or rehabilitation will not preclude the structure's continued designation as an historic structure and the variance is the minimum necessary to preserve the historic character and design of the structure. 3. Variances shall not be issued within any mapped regulatory floodway if any increase in flood levels during the base flood discharge would result. 4. Variances shall only be issued upon a determination that the variance is the "minimum necessary" considering the flood hazard, to afford relief. "Minimum necessary" means to afford relief with a minimum of deviation from the requirements of this ordinance. For example, in the case of variances to an elevation requirement, this means the El Cerrito City Council need not grant permission for the applicant to build at grade, or even to whatever elevation the applicant proposes, but only to that elevation which the El Cerrito City Council believes will both provide relief and preserve the integrity of the local ordinance. 5. Any applicant to whom a variance is granted shall be given written notice over the signature of a community official that: 6. The issuance of a variance to construct a structure below the base flood level will result in increased premium rates for flood insurance up to amounts as high as $25 for $100 of insurance coverage, and ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 20 7. Such construction below the base flood level increases risks to life and property. It is recommended that a copy of the notice shall be recorded by the Floodplain Administrator in the Office of the Contra Costa County Recorder and shall be recorded in a manner so that it appears in the chain of title of the affected parcel of land. 8. The Floodplain Administrator will maintain a record of all variance actions, including justification for their issuance, and report such variances issued in its biennial report submitted to the Federal Emergency Management Agency. C. Appeal Board 1. In passing upon requests for variances, the El Cerrito City Council shall consider all technical evaluations, all relevant factors, standards specified in other sections of this ordinance, and the: a. Danger that materials may be swept onto other lands to the injury of others; b. Danger of life and property due to flooding or erosion damage; c. Susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the existing individual owner and future owners of the property; d. Importance of the services provided by the proposed facility to the community; e. Necessity to the facility of a waterfront location, where applicable; f. Availability of alternative locations for the proposed use which are not subject to flooding or erosion damage; g. Compatibility of the proposed use with existing and anticipated development; h. Relationship of the proposed use to the comprehensive plan and floodplain management program for that area; i. Safety of access to the property in time of flood for ordinary and emergency vehicles; j. Expected heights, velocity, duration, rate of rise, and sediment transport of the flood waters expected at the site; and k. 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. 2. Variances shall only be issued upon a: a. Showing of good and sufficient cause; a. Determination that failure to grant the variance would result in exceptional "hardship" to the applicant; and b. Determination that the granting of a variance will not result in increased flood heights, additional threats to public safety, or extraordinary public expense, create ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 21 a nuisance (see "Public safety and nuisance"), cause “fraud and victimization” of the public, or conflict with existing local laws or ordinances. 3. Variances may be issued for new construction, substantial improvement, and other proposed new development necessary for the conduct of a functionally dependent use provided that the provisions of Sections 8.35.070.C.1 – 4 are satisfied and that the structure or other development is protected by methods that minimize flood damages during the base flood and does not result in additional threats to public safety and does not create a public nuisance. 4. Upon consideration of the factors of Section 8.35.070.B.1 and the purposes of this ordinance, the El Cerrito City Council may attach such conditions to the granting of variances as it deems necessary to further the purposes of this ordinance. 8.35.080 Obstructing natural drains. It is unlawful for any person, firm or corporation to fill, to obliterate, to obstruct or to permit the obstruction of, by natural or artificial means, or to interfere with any natural drain. A. Any structure, wall, bulkhead, culvert, drain, dam or obstruction, natural or artificial, hereafter constructed, erected, maintained or permitted to exist in violation of any of the provisions of this chapter, and any structure, wall, bulkhead, culvert, drain, dam or obstruction, natural or artificial, heretofore permitted to exist, or erected and constructed in such manner or of such material that the same does now, or will hereafter, obstruct the flow of any natural watercourse, natural drain or floodplain in the city, shall constitute a nuisance. B. Within the area having special flood hazards, the laws concerning land use, and other measures designed to reduce flood losses, shall take precedence over any conflicting laws. SECTION 4. EFFECTIVE DATE. This ordinance shall take effect thirty days after passage thereof. SECTION 5. PUBLICATION. This ordinance shall be published in accordance with the provisions of Government Code Section 36933. THE FOREGOING ORDINANCE was introduced at a regular meeting of the City Council on July 21, 2015 and passed by the following vote: AYES: Councilmembers NOES: Councilmembers ABSENT: Councilmembers ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 22 ADOPTED AND ORDERED published at a regular meeting of the City Council held on August x, 2015 and passed by the following vote: AYES: Councilmembers NOES: Councilmembers ABSENT: Councilmembers APPROVED: Mark Friedman, Mayor ATTEST: Cheryl Morse, City Clerk IN WITNESS of this action, I sign this document and affix the corporate seal of the City of El Cerrito on August XX, 2015. Cheryl Morse, City Clerk ---PAGE BREAK--- Agenda Item No. 6(B) Attachment 1 23 ORDINANCE CERTIFICATION I, Cheryl Morse, City Clerk of the City of El Cerrito, do hereby certify that this Ordinance is the true and correct original Ordinance No. 2015-XX of the City of El Cerrito, that said Ordinance was duly enacted and adopted by the City Council of the City of El Cerrito at a meeting of the City Council held on the day of August 2015; and that said ordinance has been published and/or posted in the manner required by law. WITNESS my hand and the Official Seal of the City of El Cerrito, California, this day of August, 2015. Cheryl Morse, City Clerk ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Lsit of Assessor Parcel Numbers And Property Owners Agenda Bill No. x Attachment 3 510-020-002 152 ASHBURY AVE EL CERRITO CA 94530-4111 510-021-024 20650 VIA AUGUSTO YORBA LINDA CA 92887-3102 510-[PHONE REDACTED] BELMONT AVE EL CERRITO CA 94530-3804 510-[PHONE REDACTED] DAVIDSONVILLE RD GAMBRILLS MD 21054-2110 510-[PHONE REDACTED] BELMONT AVE EL CERRITO CA 94530-3804 510-020-007 31092 HERSHEY WAY HAYWARD CA 94544-7536 510-[PHONE REDACTED] SAN DIEGO ST EL CERRITO CA 94530-3814 510-[PHONE REDACTED] BELMONT AVE APT 4 EL CERRITO CA 94530-3830 510-[PHONE REDACTED] MANOR CIR EL CERRITO CA 94530-1915 510-[PHONE REDACTED] ELM ST EL CERRITO CA 94530-2202 510-023-014 21 WINDSOR AVE KENSINGTON CA 94708-1040 510-[PHONE REDACTED] INNISBROOK WAY DUBLIN CA 94568-1178 510-[PHONE REDACTED] SUMMIT PARK CT EL CERRITO CA 94530-2590 510-023-010 PO BOX 10143 OAKLAND CA 94610-0143 510-[PHONE REDACTED] SAN DIEGO ST EL CERRITO CA 94530-3914 510-[PHONE REDACTED] CARLSON BLVD EL CERRITO CA 94530-3906 510-023-008 PO BOX 173 FAIRFIELD CA 94533-0173 510-[PHONE REDACTED] COLUMBIA AVE RICHMOND CA 94804-5632 510-[PHONE REDACTED] E RUBY HILL DR PLEASANTON CA 94566-2128 510-[PHONE REDACTED] SAN DIEGO ST EL CERRITO CA 94530-3818 510-027-002 925 ENSENADA AVE BERKELEY CA 94707-2205 510-[PHONE REDACTED] BELMONT AVE EL CERRITO CA 94530-3828 510-025-004 PO BOX 5469 RICHMOND CA 94805-0469 510-[PHONE REDACTED] DAPPLEGRAY LN WALNUT CREEKCA 94596-6632 510-021-011 129 HUNTINGTON CT MOUNTAIN VIECA 94043-5278 510-[PHONE REDACTED] SANTA CLARA AVE # 3250 EL CERRITO CA 94530-3821 510-[PHONE REDACTED] WASHINGTON AVE ALBANY CA 94706-1838 510-[PHONE REDACTED] PAGE ST BERKELEY CA 94710-1523 510-[PHONE REDACTED] SAN DIEGO ST EL CERRITO CA 94530-3817 510-026-005 21353 OAK PARK LN ANDERSON CA 96007-9761 510-026-006 PO BOX 985 EL CERRITO CA 94530-0985 510-[PHONE REDACTED] SIMAS AVE PINOLE CA 94564-1240 510-[PHONE REDACTED] LAMBRECHT CT EL CERRITO CA 94530-2551 510-025-010 45 WILDING LN OAKLAND CA 94618-2235 2 ---PAGE BREAK--- Lsit of Assessor Parcel Numbers And Property Owners Agenda Bill No. x Attachment 3 510-026-015 667 VINCENTE AVE BERKELEY CA 94707-1523 510-026-008 300 BERRY ST UNIT 117 SAN FRANCISCOCA 94158-1595 510-026-010 16 PENNY LN FAIRFAX CA 94930-1319 510-[PHONE REDACTED] WISEMAN BLVD SAN ANTONIO TX 78251-4200 510-[PHONE REDACTED] BELMONT AVE APT 2 EL CERRITO CA 94530-3800 510-[PHONE REDACTED] BELMONT AVE APT 4 EL CERRITO CA 94530-3830 510-[PHONE REDACTED] LASSEN ST EL CERRITO CA 94530-3811 510-[PHONE REDACTED] SCOTT ST EL CERRITO CA 94530-2460 510-[PHONE REDACTED] SAN DIEGO ST EL CERRITO CA 94530-3817 510-021-027 553 COLUSA AVE EL CERRITO CA 94530-3328 510-[PHONE REDACTED] BELMONT AVE EL CERRITO CA 94530-3809 510-[PHONE REDACTED] ELM ST EL CERRITO CA 94530-2202 510-[PHONE REDACTED] SACRAMENTO AVE RICHMOND CA 94804-5427 510-[PHONE REDACTED] RIFLE RANGE RD EL CERRITO CA 94530-2505 510-012-008 PO BOX 1865 HAYDEN ID 83835-1865 510-026-007 107 27TH AVE SAN FRANCISCOCA 94121-1033 510-[PHONE REDACTED] LAMBRECHT CT EL CERRITO CA 94530-2551 510-[PHONE REDACTED] BELMONT AVE EL CERRITO CA 94530-3856 510-[PHONE REDACTED] GOLDEN GATE AVE SAN PABLO CA 94806-4127 510-[PHONE REDACTED] BELMONT AVE EL CERRITO CA 94530-3809 510-[PHONE REDACTED] BELMONT AVE EL CERRITO CA 94530-3808 510-012-005 642 GLORIETTA BLVD LAFAYETTE CA 94549-3405 510-011-005 PO BOX 1865 HAYDEN ID 83835-1865 510-[PHONE REDACTED] BELMONT AVE EL CERRITO CA 94530-3808 510-028-018 941 SPRUCE ST BERKELEY CA 94707-2424 510-[PHONE REDACTED] SAN DIEGO ST EL CERRITO CA 94530-3819 510-027-006 PO BOX 1865 HAYDEN ID 83835-1865 510-[PHONE REDACTED] SAN DIEGO ST EL CERRITO CA 94530-3819 510-[PHONE REDACTED] GLORIA TER LAFAYETTE CA 94549-2035 510-[PHONE REDACTED] WRIGHT AVE UNIT A RICHMOND CA 94804-3740 510-028-004 895 SOLANO AVE ALBANY CA 94706-1549 510-[PHONE REDACTED] CARLSON BLVD EL CERRITO CA 94530-3908 510-[PHONE REDACTED] SOLANO AVE # 888 BERKELEY CA 94707-2116 510-028-006 130 POMONA AVE EL CERRITO CA 94530-4137 3 ---PAGE BREAK--- Lsit of Assessor Parcel Numbers And Property Owners Agenda Bill No. x Attachment 3 510-[PHONE REDACTED] SHATTUCK AVE APT 303 BERKELEY CA 94709-1511 510-[PHONE REDACTED] YOSEMITE AVE EL CERRITO CA 94530-3931 510-028-007 PO BOX 187 EL CERRITO CA 94530-0187 510-012-006 PO BOX 173 FAIRFIELD CA 94533-0173 510-[PHONE REDACTED] MCCLINTOCK AVE TEMPLE CITY CA 91780-3556 510-027-017 PO BOX 10143 OAKLAND CA 94610-0143 510-[PHONE REDACTED] SANTA CLARA AVE EL CERRITO CA 94530-3822 510-[PHONE REDACTED] SANTA CLARA AVE EL CERRITO CA 94530-3823 510-[PHONE REDACTED] VALLEY VIEW RD EL SOBRANTE CA 94803-2503 510-[PHONE REDACTED] YOSEMITE AVE EL CERRITO CA 94530-3918 510-[PHONE REDACTED] ACTON ST BERKELEY CA 94706-2502 510-[PHONE REDACTED] CONLON AVE EL CERRITO CA 94530-1612 510-[PHONE REDACTED] POLK ST SAN FRANCISCOCA 94109-5512 510-[PHONE REDACTED] YOSEMITE AVE EL CERRITO CA 94530-3919 510-[PHONE REDACTED] YOSEMITE AVE EL CERRITO CA 94530-3919 510-028-008 916 SAN PABLO AVE UNIT C ALBANY CA 94706-2059 510-[PHONE REDACTED] CARLSON BLVD EL CERRITO CA 94530-3908 510-[PHONE REDACTED] THORS BAY RD EL CERRITO CA 94530-2570 510-[PHONE REDACTED] DOUGLAS DR EL CERRITO CA 94530-2008 510-[PHONE REDACTED] HIGH ST # 2 OAKLAND CA 94619-2151 510-[PHONE REDACTED] KEY ROUTE BLVD ALBANY CA 94706-2321 510-013-007 20174 GLENWOOD DR CASTRO VALLEYCA 94552-5221 510-[PHONE REDACTED] JULIAN CT EL CERRITO CA 94530-2009 510-[PHONE REDACTED] CAMPUS DR BERKELEY CA 94708-2003 510-[PHONE REDACTED] LOCUST ST KANSAS CITY MO 64110-2444 510-[PHONE REDACTED] YOSEMITE AVE EL CERRITO CA 94530-3920 510-[PHONE REDACTED] YOSEMITE AVE EL CERRITO CA 94530-3920 510-013-005 33 WILDWOOD PL EL CERRITO CA 94530-2048 510-[PHONE REDACTED] SANTA CLARA AVE EL CERRITO CA 94530-3825 510-[PHONE REDACTED] YOSEMITE AVE APT C EL CERRITO CA 94530-3933 510-012-020 680 HILLDALE AVE BERKELEY CA 94708-1316 510-[PHONE REDACTED] SANTA CLARA AVE EL CERRITO CA 94530-3824 510-[PHONE REDACTED] YOSEMITE AVE EL CERRITO CA 94530-3921 510-[PHONE REDACTED] SOLANO AVE RICHMOND CA 94805-1535 4 ---PAGE BREAK--- Lsit of Assessor Parcel Numbers And Property Owners Agenda Bill No. x Attachment 3 510-[PHONE REDACTED] SACRAMENTO AVE RICHMOND CA 94804-5604 510-[PHONE REDACTED] YOSEMITE AVE EL CERRITO CA 94530-3921 510-[PHONE REDACTED] LASSEN ST EL CERRITO CA 94530-3913 510-[PHONE REDACTED] LASSEN ST EL CERRITO CA 94530-3812 510-[PHONE REDACTED] LASSEN ST EL CERRITO CA 94530-3812 510-[PHONE REDACTED] DOVERTON SQ MOUNTAIN VIECA 94040-4481 510-013-010 PO BOX 1535 WILDOMAR CA 92595-1535 510-[PHONE REDACTED] YOSEMITE AVE EL CERRITO CA 94530-3918 510-[PHONE REDACTED] LASSEN ST EL CERRITO CA 94530-3812 510-013-011 24 GREENSIDE WAY SAN RAFAEL CA 94901-1527 510-[PHONE REDACTED] WESTMORELAND CIR WALNUT CREEKCA 94596-6335 510-014-026 20174 GLENWOOD DR CASTRO VALLEYCA 94552-5221 510-014-005 532 SEAVIEW DR EL CERRITO CA 94530-3351 510-[PHONE REDACTED] YOSEMITE AVE EL CERRITO CA 94530-3921 510-[PHONE REDACTED] MT DIABLO BLVD LAFAYETTE CA 94549-3545 510-[PHONE REDACTED] RICHMOND ST EL CERRITO CA 94530-2615 510-012-019 EL CERRITO CITY OF 10890 SAN PABLO AVE EL CERRITO CA 94530-2321 510-011-011 EL CERRITO CITY OF 10890 SAN PABLO AVE EL CERRITO CA 94530-2321 510-014-031 89 DAVIS RD ORINDA CA 94563-3031 510-[PHONE REDACTED] CARLSON BLVD EL CERRITO CA 94530-3909 510-[PHONE REDACTED] YOSEMITE AVE APT C EL CERRITO CA 94530-3933 510-[PHONE REDACTED] YOSEMITE AVE EL CERRITO CA 94530-3921 510-028-020 SUNSET VIEW CEMETERY PO BOX 187 EL CERRITO CA 94530-0187 510-[PHONE REDACTED] CONTRA COSTA DR EL CERRITO CA 94530-2709 510-013-003 360 GRAND AVE 145 EL CERRITO CA 94530 510-[PHONE REDACTED] SOLANO AVE RICHMOND CA 94805-1535 510-013-021 EL CERRITO CITY OF 10890 SAN PABLO AVE EL CERRITO CA 94530-2321 510-[PHONE REDACTED] MANOR CIR EL CERRITO CA 94530-1915 510-013-018 PO BOX 751 EL CERRITO CA 94530-0751 510-[PHONE REDACTED] YOSEMITE AVE EL CERRITO CA 94530-3921 510-014-025 975 ARLINGTON BLVD EL CERRITO CA 94530-2703 510-014-001 975 ARLINGTON BLVD EL CERRITO CA 94530-2703 5 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK---