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<br />e) Location of lOG-year flood plain and flood way lines, both <br />before and after proposed development. <br /> <br />Sec. 811.403. Duties and Responsibilities of the Flood Plain <br />Administrator <br />The duties and responsibilities of the Flood Plain <br />Administrator shall include, but not be limited to: <br /> <br />a) Permit Review. Review of all development permits in <br />designated flood plains to determine that: <br />1) the permit requirements of this ordinance have been <br />satisfied; <br />2) applicants have filed applications for all necessary <br />permits from those governmental agencies from which <br />approval is required by Federal or State law, including <br />Section 404 of the Federal Water Pollution Control Act <br />Amendments of 1972, 33 U.s.c. 1334; <br /> <br />3) the site is reasonably safe from flooding; <br />4) the proposed development does not adversely affect the <br />carrying capacity of areas where base flood elevations <br />have been determined but a flood way has not been <br />designated. For purposes of this ordinance, "adversely <br />affects" means that the cumulative effect of the <br />proposed development when combined with all other <br />existing and anticipated development will not increase <br />the water surface elevation of the base flood more than <br />one foot at any point; and <br />5) sites identified on flood plain maps as subject to erosion <br />and!or sedimentation during major floods are provided <br />with necessary protective bank stabilization or other <br />structural protective measures. Special engineering <br />studies will be required to support the level or <br />protection provided. <br /> <br />Sec. 811.501. Standards of Construction <br />In all areas of special flood hazards the following standards <br />are required: <br /> <br />2) Alluvial Fans <br />a. New constructions and substantial improvement of any <br />structure in Zone AO or within the alluvial fan <br />boundaries shown on the Borrego Valley Alluvial Fans <br />map and FIRM, shall have the lowest floor elevated <br /> <br />above the highest adjacent grade at least as high as the <br />depth number specified in feet on the Borrego Valley <br />Alluvial Fans map and FIRM when the zoning provides <br />for one-half acre lots or larger and where the alluvial <br />fan depths are two feet or less. A special engineering <br />analysis is required for areas which have greater <br />alluvial fan depths or more intense land use. . <br />Construction of substantial improvement shall not <br />cause a major disruption to the natural alluvial fan <br />process. Foundations of structures shall be protected <br />from erosion. <br /> <br />In case of conflict(s) between the Borrego Valley <br />Alluvial Fans map and FIITht the more stringent of <br />restrictions shall prevail and be deemed to govern. <br />b. The above criteria apply to alluvial fan aprons. <br />Depths of one foot and velocity of eight feet! second <br />are to be used unless more specific information is <br />available. <br />c. Projects which impact alluvial washes must carry the <br />flow from the wash around any structure or obstruction <br />and redistribute the flow without adversely affecting <br />adjoining property. <br />d. Projects in fan terminus alluvial washes shall be <br />designed so that any obstruction to flow will not cause a <br />cumulative increase in the 100-year water surface or <br />more than 05 feet. <br /> <br />Sec. 811.503. Standards for Subdivisions <br />a) All preliminary subdivision proposals shall identify the <br />flood hazard area and flood\vay boundary and elevation of <br />the flood plain. <br />b) All final subdivision plans will provide the elevation of <br />proposed structure(s) and pads. If the site is filled above <br />the base flood, the final pad elevation shall be certified by a <br />registered professional engineer or surveyor and provided <br />to the Flood Plain Administrator. <br />c) All subdivision proposals shall be consistent with the need <br />to minimize flood damage. <br />d) All subdivision proposals shall have public utilities and <br />facilities, such as sewer, gas, electrical, and water systems <br />located and constructed to minimize flood damage. <br />e) All subdivisions shall provide adequate drainage to reduce <br />exposure to flood hazards. <br /> <br />Cape Cod, Massachusells, Commission Regional Policy Plan 1996 <br /> <br />The 1996 Cape Cod Commission Regional Policy Plan sets forth goals, policies, and minimum performance standards for all development on <br />the Cape, much of which is in coastal high-hazard areas. Excerpted here are the goals and development policies on subdi'vision development on <br />the coast line. including policies and standards for sustainable development, cluster subdivisions, and transferable development rights. The full <br />plan is available from the Cape Cod Commission, 3225 Main St., P.o. Box 226, Barnstable MA, 02630. <br /> <br />1. LAND USE/GROWTH MANAGEMENT <br /> <br />J.J Goal <br />To encourage sustainable growth and development consistent <br />with the carrying capacity of Cape Cod's natural environment <br />in order to maintain the Cape's economic health and quality of <br />life, and to encourage the preservation and creation of village <br />centers and downtown areas that provide a pleasant <br />environment for living, working, and shopping for residents <br />and visitors. <br /> <br />60 <br /> <br />Minimum Pelformance Standards <br />1.1.1. Compact forms of development, such as cluster <br />development, redevelopment within certified growth! <br />activity centers, and, \vhere appropriate, mixed-use <br />residential! commercial development shall be encouraged <br />in order to minimize further land consumption and protect <br />open space. <br /> <br />1.1.2 All residential subdivisions of five or more lots shall <br />submit a cluster development preliminary plan for <br />