San Clemente, CA Environmental Rules: Flood Zones (2026)

76 adopts the City's floodplain management program under authority granted by Government Code Sections 65302, 65560 and 65800, and it incorporates by reference the Flood Insurance Study for Orange County and the accompanying Flood Insurance Rate Maps. 080 makes clear that no structure or land may be constructed, located, extended, converted or altered without full compliance with the chapter, and any failure to comply is unlawful. 120 requires a development permit from the Floodplain Administrator, with a site plan showing ground elevations, proposed floor elevations, and the location of the regulatory floodway if one exists.

160 sets the construction standards: new residential construction and substantial improvements must have the lowest floor, including any basement, elevated to or above the base flood elevation in a Zone A, or to the height shown on the FIRM, or at least two feet above grade if none is shown, in a Zone AO. A registered engineer or surveyor must certify the elevation once built. Nonresidential construction can instead be floodproofed to be watertight below the base flood elevation, certified by a registered engineer or architect.

210. 290, and require a showing of good cause and exceptional hardship. 050 as Zone V1-V30, VE or V on the FIRM, carry the additional overlay of the California Coastal Act: development near the shoreline also needs a Coastal Development Permit from the city's certified Local Coastal Program, independent of the flood permit required here.