18.26.060
Dimensional standards
Servicing
- Applies near
- FEMA Special Flood Hazard Areas
- Geographic extent
- All areas of special flood hazard within Merced County, as identified on FEMA FIRMs dated August 2, 1995 and subsequent revisions.
Extracted standards
5 individual requirements pulled out of this section’s prose, each with the sentence it came from.
Other
- Floodway prohibition
Variances shall not be issued within any mapped regulatory floodway if any increase in flood levels during the base flood discharge would result.
- Hardship requirement
Variance shall only be issued upon showing of good and sufficient cause, determination that failure to grant would result in exceptional hardship, and that granting will not result in increased flood heights, additional threats to public safety, or extraordinary public expense.
- HistoricHistoric districtAn area where exterior changes need design review to protect its character. structure
Variances may be issued for repair or rehabilitation of historic structures upon determination that the repair will not preclude continued designation as historic and the variance is the minimum necessary to preserve historic character.
- Minimum necessary
Variances shall only be issued upon a determination that the variance is the 'minimum necessary' considering the flood hazard, to afford relief.
- Parcel size limit0.5 acreacre43,560 square feet — about the size of an American football field without the end zones.
Variances may be issued for new construction on a parcel of one-half acre or less in size contiguous to and surrounded by parcels with existing structures constructed below the base flood level.
From the ordinance
Variances may be issued for new construction, substantial improvements, and other proposed new development to be erected on a parcel of one-half acre or less in size contiguous to and surrounded by parcels with existing structures constructed below the base flood level, if the procedures of Section 18.26.040 and 18.26.050 have been exhausted.