A. Chapter 1 AMENDED – General Provisions
1. Section 101.1 is amended to read as follows:
Section 101.1 Title. These regulations shall be known as the Fire Code of the City of Santee, hereinafter referred to as “this code.”
2. Section 103.1 is hereby amended to read as follows:
Section 103.1 Creation of Agency. The Office of the Fire Marshal is hereby created and the official in charge thereof shall be known as the “fire code official.” The function of the agency shall be the implementation, administration and enforcement of the provisions of this code.
B. Chapter 3 AMENDED - General Precautions Against Fire
1. Section 307.4.3 is hereby amended to read as follows:
307.4.3 Portable Outdoor Fireplaces. Portable outdoor fireplaces shall comply with all the following restrictions:
a. Portable outdoor fireplaces shall be used in accordance with the manufacturer’s instructions. The use of washing machine tub fireplaces and other similar devices is prohibited within City of Santee limits.
b. Portable outdoor fireplaces shall be constructed of steel or other approved non-combustible materials.
c. During operation, the portable outdoor fireplace shall be covered with a metal screen or welded or woven wire mesh spark arrestor with openings no larger than ¼″ to reduce airborne embers. d. Portable outdoor fireplaces shall only be used on a non-combustible surface or bare ground, void of all vegetation.
e. Portable outdoor fireplaces shall be operated at least 15 feet away from all combustible materials or structures and shall not be used under eaves, patio covers or other shade structures. f. Portable outdoor fireplaces shall be supervised at all times and extinguished when no longer being used.
g. A garden hose or 4A fire extinguisher shall be readily available at all times when the outdoor portable fireplace is in operation. h. The burning of trash, rubbish or paper products is strictly prohibited. i.The Fire Code Official or other Fire Department representative is authorized to order extinguishment at any time because of misuse, objectionable situation, hazardous weather, or any other safety concern.
2. Section 307.4.4 is hereby added to read as follows:
307.4.4 “Red-flag” and Other High Fire Risk Conditions. Open burning including recreational fires and fires within portable outdoor fireplaces, shall not be permitted when a red-flag warning or a fire weather watch condition has been issued by the National Weather Service. 60139.00151\44362834.1
C. Chapter 5 AMENDED - Fire Service Features
1. Section 503.2.1 is hereby amended to read as follows:
503.2.1 Dimensions (Fire Apparatus Access Roads). Fire apparatus access roads shall have an unobstructed width of not less than 26 feet and an unobstructed vertical clearance of not less than 13 feet, 6 inches.
EXCEPTION: A fire apparatus access road may be reduced to an unobstructed width of not less than 16 feet (or other approved width) when in the opinion of the fire code official the number of vehicles using the roadway will not limit or impair adequate emergency fire department access.
2. Section 503.2.3 is hereby amended to read as follows:
503.2.3 Surface. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with an approved paved surface. In new development, all underground utilities, hydrants, water mains, curbs, gutters and sidewalks must be installed and the drive surface shall be approved prior to combustibles being brought on site.
3. Section 503.3.1 is added to read as follows:
503.3.1 Street Parking Prohibited. During “red-flag” warnings or fire weather watch conditions, street parking may be prohibited in areas determined to be at significant risk from wildfires, including areas identified as a fire hazard severity zone, so a wider pathway is available to support rapid evacuation when side-street parking narrows the road to a smaller width than the standards in Title 14, section 1273.01 of the California Code of Regulations. Such areas will be marked with signs approved by the fire code official.
4. Section 503.7 is hereby added to read as follows:
503.7 Gates Across Fire Apparatus Access Roads. All gates or other structures or devices which could obstruct fire access roadways or otherwise hinder emergency operations are prohibited unless they meet standards approved by the fire code official, and receive specific plan approval. Written plans shall be submitted for approval and approved prior to the installation of any gate or other similar obstruction. Gates shall be equipped with approved emergency locks or locking devices.
5. Section 503.8 is hereby added to read as follows:
503.8 Automatic Gates. All automatic gates across fire apparatus access roads shall be equipped with approved emergency key switches. Gates serving more than four residential dwellings or gates serving projects that, in the opinion of the fire code official, require a more rapid emergency response, shall also be equipped with an approved strobe activating sensor(s) to open the gate upon approach of emergency apparatus. All gates shall have a manual release device to open the gate upon power failure.
6. Section 505.3 is hereby added to read as follows:
60139.00151\44362834.1
505.3 Map/Directory. A lighted directory map meeting current Santee Fire Department standard may be required to be installed at each driveway entrance or other approved location(s) to multiple unit residential projects 15 units or more and other occupancies when in the opinion of the fire code official the directory will enhance emergency response to the project.
D. Chapter 9 AMENDED – Fire Protection Systems
1. Section 903.2 is hereby amended to read as follows:
903.2 Where Required. Approved automatic sprinkler systems in new buildings and structures shall be provided in locations described in Sections 903.2.1 through 903.2.12 and Sections 903.2.14 through 903.2.21.
EXCEPTION: Spaces or areas in telecommunications buildings used exclusively for telecommunications equipment, associated electrical power distribution equipment, batteries not required to have an automatic sprinkler system by Section 1207 for energy storage systems and standby engines, provided that those spaces or areas are quipped throughout with an automatic smoke detection system in accordance with Section 907.2 and are separated from the remainder of the building by not less than 1-hour fire barriers constructed in accordance with Section 707 of the California Building Code or not less than 2-hour horizontal assemblies constructed in accordance with Section 711 of the California Building Code, or both.
a. Automatic fire sprinkler system required. The installation of an approved automatic fire sprinkler system shall be required in all buildings, regardless of size or occupancy, and irrespective of any occupancy or area separation. Sprinklers shall also be required in all additions made to existing buildings equipped with automatic fire sprinkler system. “Fire Walls” and “Area or Occupancy Separation Walls” regardless of construction rating shall not constitute separate buildings for purposes of determining fire sprinkler requirements.
An approved fire sprinkler system shall be required in an existing non-sprinklered building when a change of occupancy classification occurs and would, in the opinion of the fire code official, increase the risk, hazard, or emergency response to the occupancy.
EXCEPTION: Kiosks, sheds, out-buildings, small temporary buildings and other small buildings may not need an automatic fire sprinkler system if in the opinion of the fire code official, the site, and the use, does not pose a significant hazard. b. Automatic fire sprinkler system required additions. An approved automatic fire sprinkler system shall be installed in any existing non-sprinklered buildings where structural additions are made greater than 5,000 square feet or resulting in a 50% increase in the size of the building. In this situation the entire building is required to be equipped with an approved automatic fire sprinkler system.
EXCEPTION: Group R, Division 3 occupancies.
2. Section 903.3.5 is hereby amended to read as follows:
903.3.5 Water Supplies. Water supplies for automatic sprinkler systems shall comply with this section and the standards referenced in Section 903.3.1. The potable water supply shall be protected against backflow in accordance with Health and Safety Code 13114.7. For connections to public waterworks systems, the water supply test used for design of fire protection systems shall be adjusted to account for seasonal and daily pressure fluctuations based on information from the water 60139.00151\44362834.1
supply authority and as approved by the fire code official. Hydraulic calculations shall include a 10% reduction from the source.
E. Chapter 23 AMENDED - Motor Fuel-Dispensing Facilities And Repair Garages
1. Section 2306.2.3 is hereby amended by replacing language for exception 3 to read as follows:
2306.2.3 Above-Ground Tanks Located Outside, Above Grade
3. Tanks containing fuels shall not exceed 1,500 gallons of Class I liquids, 12,000 gallons of Class II liquids in individual capacity and 26,000 gallons in aggregate capacity. Installations with the maximum allowable capacity shall be separated from other installations by not less than 100 feet.
F. Chapter 56 AMENDED - Explosives and Fireworks
1. Section 5607.16 is hereby added to read as follows:
5607.16 Scope. Section 5607 is intended to regulate blasting operations within the City of Santee.
2. Section 5607.17 is hereby added to read as follows:
5607.17 Grading Permit Required. Section 5609 shall apply to any project or construction operation where a grading permit is required. A grading permit must be approved and issued by the Engineering Department of the City of Santee prior to the issuance of a blasting permit issued by the Fire Department for blasting at construction sites.
3. Section 5607.18 is hereby added to read as follows:
5607.18 Definitions. For the purpose of this Division the following definitions shall apply:
Approved Blaster is a blaster who has been approved by the fire code official to conduct blasting operations in the City of Santee and who has been placed on the list of approved blasters.
Blaster is any person, corporation, contractor or other entity who uses, ignites, or sets off an explosive device or material.
Inspector is any person who has been approved by the fire code official to conduct pre and post blast inspections in the City of Santee.
Blasting Operations shall mean the use of an explosive device or explosive materials to destroy, modify, obliterate, or remove any obstruction of any kind from a piece of property.
Minor Blasting is any blasting operation associated with trenching operations, digging holes for utility poles, and other single shot operations.
Major Blasting is any other type of blasting operation.
Permit for Blasting is a written document issued by the Santee Fire Department wherein the blaster is given permission to blast within the City of Santee under specific terms and conditions for the operation.
Certificate of Insurance is a written document issued by an insurance company authorized to do business in the State of California stating that the insurance company has issued a policy 60139.00151\44362834.1
of liability insurance covering property damage and bodily injuries resulting from blasting operations occurring in the City of Santee.
Explosive Permit is a written document issued by the San Diego County Sheriff’s Department pursuant to Section 12000, et seq. of the California Health and Safety Code wherein the Sheriff’s Department allows blasting with explosives to be done by the permittee under the conditions specified therein.
4. Section 5607.19 is hereby added to read as follows:
5607.19 Permit to Blast: All blasting operations within the City of Santee are prohibited unless permitted by the Santee Fire Department.
5. Section 5607.20 is hereby added to read as follows:
5607.20 Prerequisites. No Permit to Blast shall be granted or obtained unless the prerequisite conditions listed below are complied with and proof provided to the satisfaction of the Fire Department.
6. Section 5607.21 is hereby added to read as follows:
5607.21 Explosives Permit. The blaster shall obtain an explosives permit from the San Diego County Sheriff’s Department and a copy thereof shall be placed on file with the Santee Fire Department.
7. Section 5607.22 is hereby added to read as follows:
5607.22 Santee Business License. The blaster shall obtain a business license from and issued by the Finance Department of the City of Santee and a copy thereof placed on file with the Santee Fire Department.
8. Section 5607.23 is hereby added to read as follows:
5607.23 Liability Insurance. The property owner/developer or general contractor shall obtain liability insurance covering the blaster’s activities in the minimum amount of $2,000,000 for property damage and $1,000,000 for bodily injury. The property owner/developer or general contractor shall file a copy of the Certificate of Insurance with the Santee Fire Department. The blaster shall have liability insurance, property insurance, and bodily injury insurance in the minimum amount of $500,000 each. A copy of the Certificate of Insurance of the blaster shall also be filed with the Santee Fire Department by the property owner/developer or general contractor. The City of Santee shall be named as Co-Insured.
9. Section 5607.24 is hereby added to read as follows:
5607.24 Blaster’s Qualifications. The blaster’s qualifications shall be reviewed by the fire code official. Approval and placement on the list of approved blasters shall be based upon a review of the blaster’s qualifications, past safety record, and history of complaints of job performance. Failure 60139.00151\44362834.1
on the part of the blaster to comply with the terms and conditions under which approval is granted may result in suspension from the list of approved blasters for a period not exceeding one year.
10. Section 5607.25 is hereby added to read as follows:
5607.25 Permit Filing. A copy of the Permit to Blast shall be kept on file with the Santee Fire Department at 10601 Magnolia Ave., Santee, California 92071. A copy of the Permit to Blast shall be retained by the general contractor or property owner/developer and by the blaster and shall be available at the job site for public or official inspection at all times during blasting operations.
11. Section 5607.26 is hereby added to read as follows:
5607.26 Cancellation of Permit. A Permit to Blast is required to be cancelled with the Fire Department when a blaster completes or discontinues, for thirty days, blasting operations at a construction site.
12. Section 5607.27 is hereby added to read as follows:
5607.27 Renewal. A Permit to Blast must be renewed with the Fire Department before any blasting operations are continued or resumed.
13. Section 5607.28 is hereby added to read as follows:
5607.28 Blasting Operation Procedures. After the Permit to Blast has been issued, the blaster shall comply with the following procedures.
14. Section 5607.29 is hereby added to read as follows:
5607.29 Notification of Blasting Operation. The contractor or property owner/developer shall give reasonable notice in writing at the time of issuance of building permit, grading permit or encroachment license to all residences or businesses within 600 feet of any potential blast location.
The notice shall be in a form approved by the fire code official.
Any resident or business receiving such notice may request of the Fire Department that the blaster give a 12 hours advance notice of impending blast. The general contractor or property owner/developer shall obtain the advanced notification list of residents and businesses from the Fire Department, and shall make every reasonable effort to contact any and all parties requesting the second advanced notice.
15. Section 5607.30 is hereby added to read as follows:
5607.30 Inspections. Inspections of all structures within 300 feet of the blast site shall be made before blasting operations. The person(s) inspecting shall obtain the permission of the building owner prior to conducting the inspection. The inspections shall be performed by a qualified person(s) approved by the fire code official, and employed by the blaster or project contractor. The inspection shall be only for the purpose of determining the existence of any visible or reasonably recognizable pre-existing defects or damages in any structure. Waiver of such inspection shall be 60139.00151\44362834.1
in writing by owner(s), and persons who have vested interest, control, custody, lease or rental responsibility of said property or their legally recognized agent. Post blast inspections shall be required upon receipt of a complaint of property damage by the person in charge of the property.
Damage must be reported to the Fire Department within one year of the completion of blasting operations.
16. Section 5607.31 is hereby added to read as follows:
5607.31 Inspection Report. Complete inspection reports identifying all findings or inspection waivers shall be signed by the inspector and property owners or owner’s agent. Such inspection reports shall be retained by the inspecting agency, but shall be immediately available to the Fire Department and individuals directly involved in alleged damage complaints.
17. Section 5607.32 is hereby added to read as follows:
5607.32 Inspection Waiver Report. The inspector shall file with the Fire Department a summary report identifying address, occupant/owner’s name, time and date of inspections, and any inspection waiver signed by property owner or owner’s agent, with an explanation as to why an inspection of a specific structure was not made. This summary and waiver report shall be signed by the inspector.
18. Section 5607.33 is hereby added to read as follows:
5607.33 Blasting Hours. Blasting shall only be permitted between the hours of 9:00 am and 4:00 pm during any weekday, Monday through Friday, unless special circumstances warrant another time of day and special approval is granted by the fire code official.
19. Section 5607.34 is hereby added to read as follows:
5607.34 Fire Department Inspections. The blaster shall permit Fire Department personnel to inspect the blast site and blast materials or explosives at any reasonable time.
20. Section 5607.35 is hereby added to read as follows:
5607.35 Fire Department Witness of Blasting. If a Fire Department witness is desired by the general contractor, and or blaster, arrangements shall be made at least 12 hours prior to the blast.
Confirmation shall be made to the Fire Department no less than one hour prior to the blast. The Fire Department may assign a Department member to be present and observe the blast at their discretion.
21. Section 5607.36 is hereby added to read as follows:
5607.36 Blast Notification to Fire Department. The blasting companies are required to notify the Fire Department on the day of a tentative blasting operation, between the hours of 8:00 am and 8:30 am.
60139.00151\44362834.1
22. Section 5607.37 is hereby added to read as follows:
5607.37 Seismograph Monitoring. All blasting operations shall be monitored by an approved seismograph located at the nearest constructed structure. All daily seismograph reports shall be forwarded to the Fire Department by the end of the blast week.
EXCEPTION: Public Utility Companies are not required to seismographically monitor minor blasting operations.
23. Section 5607.38 is hereby added to read as follows:
5607.38 Confiscation. Any explosives which are illegally manufactured, sold, given away, delivered, stored, used, possessed, or transported shall be subject to immediate seizure by the fire code official, issuing authority, or peace officer. When a permit has been revoked or has expired and is not immediately renewed, any explosive is subject to immediate seizure.
24. Section 5607.39 is hereby added to read as follows:
5607.39 Complaints Regarding Blasting Operations. Post-blast inspections shall be required on all structures for which complaints, alleging blast damage, have been received. Such inspections shall be written within thirty days of receipt of complaint.
25. Section 5607.40 is hereby added to read as follows:
5607.40 Fee for Permit to Blast. The blaster shall pay a fee for the Permit to Blast designated within the Fire Department Schedule of Fees. Unless otherwise designated within the approved Schedule of Fees, a Permit to Blast shall be site specific and a separate fee shall be charged to each Blast operation or for each Permit to Blast issued.
26. Section 5607.41 is hereby added to read as follows:
5607.41 Fire Department Conditions. The Santee Fire Department may impose such additional conditions and procedures as it deems are reasonably necessary to protect the public health and safety based upon the peculiar and individual facts and circumstances of a particular blasting operation. The Fire Department shall provide the blaster with the additional conditions or procedures in writing and the blaster shall comply with those requirements until such time as the Fire Department is satisfied they are no longer required and cancels the additional requirements.
11.18.030 Special regulations.
A. Establishment of geographic limits in which the storage of Class I and Class II liquids in aboveground tanks outside of buildings is prohibited. The limits referred to in Section 5704.2.9.6.1 of the International Fire Code in which the storage of flammable or combustible liquids in above-ground tanks outside of buildings is prohibited are hereby established as the jurisdictional limits of the City.
The storage of Class I and Class II liquids in above ground tanks outside of buildings is prohibited in all residential zones within the City of Santee. The storage of Class I and Class II liquids in above ground tanks for motor vehicle fuel-dispensing may be allowed in commercial or industrial zones within the 60139.00151\44362834.1
City, providing that applicable provisions of Chapter 23 and 57 are met, and if in the opinion of the fire code official, the site, and the use, does not pose a significant hazard.
B. Establishment of geographic limits in which the storage of Class I and Class II liquids in aboveground tanks is prohibited. The limits referred to in Section 5706.2.4.4 of the International Fire Code in which the storage of flammable or combustible liquids in above-ground tanks is prohibited are hereby established as the jurisdictional limits of the City.
The storage of Class I and Class II liquids in above ground tanks is prohibited in all residential zones within the City of Santee. The storage of Class I and Class II liquids in above ground tanks for motor vehicle fuel-dispensing may be allowed in commercial or industrial zones within the City, providing that applicable provisions of Chapter 23 and 57 are met, and if in the opinion of the fire code official, the site, and the use, does not pose a significant hazard.
C. Establishment of geographic limits in which the storage of liquefied petroleum gases is restricted for the protection of heavily populated or congested areas. The limits referred to in Section 6104.2 of the International Fire Code, in which the storage of liquefied petroleum gas is restricted, are hereby established as the jurisdictional limits of the City.
The storage of liquefied petroleum gases are prohibited within residential zones within the City of Santee. The storage of liquefied petroleum gases are allowed within commercial or industrial zones within the City of Santee to a maximum quantity of 2,000-gallon water capacity, providing all applicable provisions of Chapter 61 are met, and in the opinion of the fire code official, the site, and the use, does not pose a significant hazard.
EXCEPTION: Liquefied Petroleum Gas may be allowed for residential use where no other gas service is provided and the quantity, location and use do not pose a significant problem.
D. Establishment of limits of districts in which storage of explosives and blasting agents is prohibited.
Limits in which storage of explosives and blasting agents is prohibited, are hereby established as the jurisdictional limits of the City.
Permanent storage of explosives and/or blasting agents shall be strictly prohibited within the City of Santee. Temporary storage may be allowed during set-up for excavation, demonstration, or other use, when proper permits have been obtained, all applicable provisions of Chapter 56 have been met, and when in the opinion of the fire code official, there are no significant hazards.
EXCEPTION: Small quantities of black powder and explosive materials may be stored and used when they are permitted by the applicable law enforcement agency and permitted by the Fire Department.
E. Establishment of geographic limits in which the storage of flammable cryogenic fluids in stationary containers is prohibited. The limits referred to in Section 5806.2 of the International Fire Code, in which the storage of flammable cryogenic fluids in stationary containers is prohibited are hereby established as follows:
The storage of flammable cryogenic fluids is prohibited within the City of Santee.
11.18.040 Appeals.
Whenever the Fire Marshal disapproves an application or refuses to grant a permit applied for, or when it is claimed that the provisions of the code do not apply, or that the true intent and meaning of the code have been misconstrued or wrongly interpreted, the applicant may appeal the decision of the Fire Marshal to the City Council. A letter of appeal shall be submitted to the City Clerk within 30 days from the date of the decision being appealed. The appeal shall be heard by the City Council at the next available meeting. 60139.00151\44362834.1
11.18.050 New materials, processes or permits.
The City Manager, the Fire Chief and the Fire Marshal shall act as a committee to determine and specify, after giving affected person an opportunity to be heard, any new materials, processes or occupancies for which permits are required in addition to those now enumerated in the California Fire Code and International Fire Code. The Fire Marshal shall post such list in a conspicuous place in the office of the City Clerk, at the bureau of fire prevention and distribute copies thereof to interested persons.
11.18.060 Penalties.
A. Any person who violates any provision of this Ordinance or of the code or standards adopted by reference in this Ordinance, is guilty of a misdemeanor. The imposition of one penalty for any violation shall not excuse the violation or permit it to continue; and all such persons shall be required to correct or remedy such violations or defects within a reasonable time; and when not otherwise specified, each ten days that prohibited conditions are maintained shall constitute a separate offense.
B. The application of the above penalties shall not prevent the enforced removal of prohibited conditions. 60139.00151\44362834.1
Chapter 11.20
CALIFORNIA EXISTING BUILDING CODE
Section:
11.20.010 Adoption of the 2025 California Existing Building Code, Part 10, Title 24 of the California Code of Regulations.
11.20.010 Adoption of the 2025 California Existing Building Code, Part 10, Title 24 of the California Code of Regulations.
The California Existing Building Code, 2025 Edition, is adopted by reference without change.
Chapter 11.22
CALIFORNIA GREEN BUILDING STANDARDS CODE
Section:
11.22.010 Adoption of the 2025 California Green Building Standards Code, Part 11, Title 24 of the California Code of Regulations.
11.22.010 Adoption of the 2025 California Green Building Standards Code, Part 11, Title 24 of the California Code of Regulations.
There is adopted and incorporated by reference herein as the City Green Building Standards Code for the purpose of enhancing the design and construction of buildings through the use of building concepts having a reduced negative impact or positive environmental impact and encourage sustainable construction practices, the 2025 California Green Building Standards Code, Part 11, Title 24 California Code of Regulations, a portion of the California Building Standards Code. Except as otherwise provided by this Chapter and Chapter
11.02 of the City of Santee Municipal Code, planning, design, operation, construction, use and occupancy of every newly constructed building or structure shall conform with the 2025 California Green Building Standards Code, published by the California Building Standards Commission.
Chapter 11.26
REFERENCED STANDARDS CODE
Section:
11.26.010 Adoption of the 2025 California Referenced Standards Code, Part 11, Title 24 of the California Code of Regulations.
11.26.010 Adoption of the 2025 California Referenced Standards Code, Part 11, Title 24 of the California Code of Regulations.
The California Referenced Standards Code, 2025 edition, is adopted by reference without change. 60139.00151\44362834.1
Chapter 11.36
FLOOD DAMAGE PREVENTION
11.36.050 Definitions.
Unless specifically defined in this section, words or phrases used in this chapter will be interpreted so as to give them the meaning they have in common usage and to give this chapter its most reasonable application. . . .
“Building Code” means code for the purpose of prescribing regulations in the City of Santee for the erection, construction, enlargement, alteration, repair, moving, removal, conversion, demolition, occupancy, equipment, use, height, area, and maintenance of buildings and structures as defined in section 11.04.010 . . .
“Flood Resistant” includes materials that are specifically designed to prevent damages associated with flooding as described in American Society of Civil Engineers publication ASCE 24-14. “Flood Control Project” means any grading or construction that is conducted in any special flood hazard area. “Flood Insurance Rate Map (FIRM)” means the official map dated March 22, 2022, as subsequently amended, and revisions to such maps, are hereby adopted by reference as a part of these regulations and serve as the basis for establishing flood hazard areas on which the Federal Emergency Management Agency or Federal Insurance and Mitigation Administration has delineated both the areas of special flood hazards and the risk premium zones applicable to the community. Maps that establish flood hazard areas are on file at the Department of Engineering 10601 Magnolia Avenue, Santee, CA 92071. “Flood Insurance Study” means The Flood Insurance Study for San Diego County, California and Incorporated Areas dated March 22, 2022, and all subsequent amendments and revisions, and the accompanying Flood Insurance Rate Maps (FIRM), and all subsequent amendments and revisions to such maps, are hereby adopted by reference as a part of these regulations and serve as the basis for establishing flood hazard areas. Where the building code establishes flood hazard areas, such areas are established by this section. Additional maps and studies, when specifically adopted, supplement the FIS and FIRMs to establish additional flood hazard areas. Maps and studies that establish flood hazard areas are on file at the Department of Engineering 10601 Magnolia Avenue, Santee, CA 92071. . . .
“Market Value” means the estimated cost of the improvement as established in writing by a knowledgeable real estate broker or appraiser.
. . .
11.36.070 Basis for establishing areas of special flood hazard.
The engineering analysis entitled “San Diego River Flood Study,” dated July 8, 1992, by BSI Consultants, Inc., based on Table 11.36.070A, is adopted by reference and declared to be a part of this chapter, as well as the Flood Insurance Study for San Diego County, California and Incorporated Areas dated March 22, 2022, and all subsequent amendments and revisions to such maps, are hereby adopted by reference as a part of these 60139.00151\44362834.1
regulations and serve as the basis for establishing flood hazard areas. Where the building code establishes flood hazard areas, such areas are established by this section. Additional maps and studies, when specifically adopted, supplement the FIS and FIRMs to establish additional flood hazard areas. Maps and studies that establish flood hazard areas are on file at the Department of Engineering 10601 Magnolia Avenue, Santee, CA 92071.. The flood studies are the minimum area of applicability of this chapter and may be supplemented by studies for other areas which allow implementation of this chapter and which are recommended to the City Council by the Floodplain Administrator.
11.36.140 Duties and responsibilities of the Administrator.
The duties and responsibilities of the administrator include, but are not limited to:
. . .
D. Alteration of Watercourses. It is the responsibility of the Floodplain Administrator to:
1. Notify adjacent communities and the State Department of Water Resources prior to any alteration or relocation of a watercourse that can result in base flood elevation changes, and, within six months of information becoming available or project completion, whichever is first, submit technical or scientific data or assure that a permit applicant submits technical or scientific data to the Federal Emergency Management Agency for a letter of map revision. Such a submission is necessary so that upon confirmation of those physical changes affecting flooding conditions, risk premium rates and flood plain management requirements will be based upon current data.
2. Submission of additional data. When additional hydrologic, hydraulic or other engineering data, studies, and additional analyses are submitted to support an application, the applicant has the right to seek a Letter of Map Change from FEMA to change the base flood elevations, change floodway boundaries, or change boundaries of flood hazard areas shown on FIRMs, and to submit such data to FEMA for such purposes. The analyses shall be prepared by a qualified CA Licensed Civil Engineer in a format required by FEMA. Submittal requirements and processing fees shall be the responsibility of the applicant. Provided FEMA issues a Conditional Letter of Map Revision, construction of proposed flood control projects and land preparation for development are permitted, including clearing, excavation, grading, and filling. Permits for construction of buildings shall not be issued until the applicant satisfies the FEMA requirements for issuance of a Letter of Map Revision.
3. It is required that the flood-carrying capacity of the altered or relocated portion of such watercourse be maintained by the community.
11.36.150 Standards of construction.
In all areas of special flood hazard, the following standards are required and shall be in conformance with American Society of Civil Engineers ASCE 24 – 14 Flood Resistant Design and Construction:
. . .
C. Elevation and Floodproofing.
1. New construction and substantial improvement of any structure elevate the lowest floor, including basement floor, to the highest elevation required as follows:
a. To the height required by the Residential Building Code; 60139.00151\44362834.1
b. In AE, AH, A1-30 Zones, to 1 foot above the base flood elevation as determined by the Floodplain Administrator; c. In an AO Zone, 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 two feet above the highest adjacent grade if no depth number is specified;
d. In an A Zone, without BFEs specified on the FIRM, to 1 foot above the base flood elevation as determined by the Floodplain Administrator;
e. Notification of compliance must be recorded as set forth in Section 11.36.140(C).
2. Nonresidential construction must either be elevated in conformance with subdivision 1 or 2 of this subsection or:
a. Together with attendant utility and sanitary facilities, be floodproofed to 1 foot above the base flood elevation as determined by the Floodplain Administrator so that the structure is watertight with walls substantially impermeable to the passage of water; and b. Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and c. Be certified by a registered professional engineer or architect that the standards of this subsection are satisfied. Such certification must be provided to the official set forth in Section
11.36.140(C)(1).
Examples of floodproofing include, but are not limited to:
a. Installation of watertight doors, bulkheads, and shutters; b. Reinforcement of walls to resist water pressure;
c. Use of paints, membranes, or mortars to reduce seepage through walls; d. Addition of mass or weight to structure to resist flotation; e. Armor protection of all fill materials from scour and/or erosion.
3. Manufactured homes must meet the above standards and also the standards in Section 11.36.190.
4. Require, for all new construction and substantial improvements, that fully enclosed areas below the lowest floor that are subject to flooding must be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect or exceed the following minimum criteria:
a. Either a minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding must be provided. The bottom of all openings must be not higher than one foot above grade. Openings may be equipped with screens, louvers, valves or other coverings or devices provided that they permit the automatic entry and exit of floodwaters; or
b. Be certified to comply with a local floodproofing standard approved by the Federal Insurance and Mitigation Administration. (Ord. 564 § 3, 2019)
11.36.190 Standards for mobile manufactured homes and manufactured home parks and subdivisions.
A. All new manufactured homes, additions to manufactured homes, and manufactured homes that are substantially improved must be set on permanent foundation so that the lowest floor is elevated to 1 foot above the base flood elevation as determined by the Floodplain Administrator. The manufactured home chassis must be supported by reinforced piers or other foundation elements of at least equivalent strength 60139.00151\44362834.1
that are no less than 36 inches in height above grade and securely anchored to a permanent foundation to resist flotation collapse, or lateral movement. As set forth in Section 11.36.140(C)(1), certification meeting the standards above is required of the installer or State agency responsible for regulating the placement, installation, and anchoring of individual manufactured home units.
B. The following standards are required for:
1. Manufactured homes not placed in manufactured home parks or subdivisions;
2. New manufactured home parks or subdivisions;
3. Expansions to existing manufactured home parks or subdivisions; and
4. Repair, reconstruction, or improvements to existing manufactured home parks or subdivisions that equals or exceeds 50% of the value of the streets, utilities, and pads before the repair, reconstruction or improvement commenced.
a. Adequate surface drainage and access for a hauler must be provided, b. All manufactured homes must be placed on pads or lots elevated on compacted fill or on pilings so that the lowest floor of the manufactured home is at least one foot above the base flood level. If elevated on pilings:
i. The lots must be large enough to permit, and
ii. The pilings must be placed in stable soil no more than 10 feet apart, and iii. Reinforcement must be provided for pilings more than six feet above ground level.
C. No manufactured home may be placed in a floodway, except in an existing manufactured home park or existing manufactured home subdivision.
D. No manufactured home may be placed in a coastal high hazard area, except in an existing manufactured home park or an existing manufactured home subdivision.
E. Certification of compliance is required of the developer responsible for the plan or State agency responsible for regulating manufactured home placement. (Ord. 564 § 3, 2019)