[HISTORY: Adopted by the Board of Trustees
of the Village of Montour Falls 3-1-1993 as L.L. No. 1-1993.
Amendments noted where applicable.]
The Village Board of Trustees of the Village
of Montour Falls finds that the potential and/or actual damages from
flooding and erosion may be a problem to the residents of the Village
of Montour Falls and that such damages may include destruction or
loss of private and public housing, damage to public facilities, both
publicly and privately owned, and injury to and loss of human life.
In order to minimize the threat of such damages and to achieve the
purposes and objectives hereinafter set forth, this chapter is adopted.
It is the purpose of this chapter to promote
the public health, safety and general welfare and to minimize public
and private losses due to flood conditions in specific areas by provisions
designed to:
A.
Regulate uses which are dangerous to health, safety
and property due to water or erosion hazards or which result in damaging
increases in erosion or in flood heights or velocities.
B.
Require that uses vulnerable to floods, including
facilities which serve such uses, be protected against flood damage
at the time of initial construction.
C.
Control the alteration of natural floodplains, stream
channels and natural protective barriers which are involved in the
accommodation of floodwaters.
D.
Control filling, grading, dredging and other development
which may increase erosion or flood damages.
E.
Regulate the construction of flood barriers which
will unnaturally divert floodwaters or which may increase flood hazards
to other lands.
F.
Qualify for and maintain participation in the National
Flood Insurance Program.
The objectives of this chapter are:
A.
To protect human life and health.
B.
To minimize expenditure of public money for costly
flood control projects.
C.
To minimize the need for rescue and relief efforts
associated with flooding and generally undertaken at the expense of
the general public.
D.
To minimize prolonged business interruptions.
E.
To minimize damage to public facilities and utilities
such as water and gas mains, electric, telephone, sewer lines, streets
and bridges located in areas of special flood hazard.
F.
To help maintain a stable tax base by providing for
the sound use and development of areas of special flood hazard so
as to minimize future flood blight areas.
G.
To provide that developers are notified that property
is in an area of special flood hazard.
H.
To ensure that those who occupy the areas of special
flood hazard assume responsibility for their actions.
A.
Unless specifically defined below, words or phrases
used in this chapter shall be interpreted so as to give them the meanings
they have in common usage and to give this chapter its most reasonable
application.
B.
APPEAL
AREA OF SHALLOW FLOODING
AREA OF SPECIAL FLOOD HAZARD
BASE FLOOD
BASEMENT
BREAKAWAY WALL
BUILDING
CELLAR
COASTAL HIGH-HAZARD AREA
DEVELOPMENT
ELEVATED BUILDING
EXISTING MANUFACTURED HOME PARK OR SUBDIVISION
EXPANSION TO AN EXISTING MANUFACTURED HOME PARK OR SUBDIVISION
FEDERAL EMERGENCY MANAGEMENT AGENCY
FLOOD BOUNDARY AND FLOODWAY MAP (FBFM)
FLOOD ELEVATION STUDY
FLOOD OR FLOODING
(1)
(2)
FLOOD HAZARD BOUNDARY MAP (FHBM)
FLOOD INSURANCE RATE MAP (FIRM)
FLOOD INSURANCE STUDY
FLOODPLAIN OR FLOOD-PRONE AREA
FLOODPROOFING
FLOODWAY
FUNCTIONALLY DEPENDENT USE
HIGHEST ADJACENT GRADE
HISTORIC STRUCTURE
(1)
(2)
(3)
(4)
LOCAL ADMINISTRATOR
LOWEST FLOOR
MANUFACTURED HOME
MANUFACTURED HOME PARK OR SUBDIVISION
MEAN SEA LEVEL
MOBILE HOME
NATIONAL GEODETIC VERTICAL DATUM (NGVD)
NEW CONSTRUCTION
NEW MANUFACTURED HOME PARK OR SUBDIVISION
ONE-HUNDRED-YEAR FLOOD OR ONE-HUNDRED-YEAR FLOOD
PRIMARY FRONTAL DUNE
PRINCIPALLY ABOVE GROUND
RECREATIONAL VEHICLE
(1)
(2)
(3)
(4)
REGULATORY FLOODWAY
SAND DUNES
START OF CONSTRUCTION
STRUCTURE
SUBSTANTIAL DAMAGE
SUBSTANTIAL IMPROVEMENT
(1)
(2)
VARIANCE
As used in this chapter, the following terms shall
have the meanings indicated:
A request for a review of the local administrator's interpretation
of any provision of this chapter or a request for a variance.
A designated AO, AH or VO Zone on a community's Flood Insurance
Rate Map (FIRM) with a one-percent or greater annual chance of flooding
to an average annual depth of one to three feet where a clearly defined
channel does not exist, where the path of flooding is unpredictable
and where velocity flow may be evident. Such flooding is characterized
by ponding or sheet flow.
The land in the floodplain within a community subject to
a one-percent or greater chance of flooding in any given year. This
area may be designated as Zone A, AE, AH, AO, A1 - A30, A99, V, VO,
VE or V1 - V30. It is also commonly referred to as the "base floodplain"
or "one-hundred-year floodplain."
The flood having a one-percent chance of being equaled or
exceeded in any given year.
That portion of a building having its floor subgrade (below
ground level) on all sides.
A wall that is not part of the structural support of the
building and is intended through its design and construction to collapse
under specific lateral loading forces without causing damage to the
elevated portion of the building or the supporting foundation system.
See "structure."
Has the same meaning as "basement."
An area of special flood hazard extending from offshore to
the inland limit of a primary frontal dune along an open coast and
any other area subject to high-velocity wave action from storms or
seismic sources. The area is designated on a FIRM as Zone V1 - V30,
VE, VO or V.
Any man-made change to improved or unimproved real estate,
including but not limited to buildings or other structures, mining,
dredging, filling, paving, excavation or drilling operations or storage
of equipment or materials.
A nonbasement building built, in the case of a building in
Zones A1 - A30, AE, A, A99, AO, AH, B, C, X or D, to have the top
of the elevated floor or, in the case of a building in Zones V1 -
V30, VE or V, to have the bottom of the lowest horizontal structure
member of the elevated floor elevated above the ground level by means
of pilings, columns (posts and piers) or shear walls parallel to the
flow of the water and adequately anchored so as not to impair the
structural integrity of the building during a flood of up to the magnitude
of the base flood. In the case of Zones A1 - A30, AE, A, A99, AO,
AH, B, C, X or D, "elevated building" also includes a building elevated
by means of fill or solid foundation perimeter walls with openings
sufficient to facilitate the unimpeded movement of floodwaters. In
the case of Zones V1 - V30, VE or V, "elevated building" also includes
a building otherwise meeting the definition of "elevated building,"
even though the lower area is enclosed by means of breakaway walls
that meet the federal standards.
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 complete before the effective date of the floodplain
management regulations adopted by the community.
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).
The federal agency that administers the National Flood Insurance
Program.
An official map of the community published by the Federal
Emergency Management Agency as part of a riverine community's Flood
Insurance Study. The "FBFM" delineates a regulatory floodway along
watercourses studied in detail in the Flood Insurance Study.
An examination, evaluation and determination of the flood
hazards and, if appropriate, corresponding water surface elevations,
or an examination, evaluation and determination of flood-related erosion
hazards.
"Flood" or "flooding" also means the collapse or subsidence of land along the shore of a lake or other body of water as a result of erosion or undermining caused by waves or currents of water exceeding anticipated cyclical levels or suddenly caused by an unusually high water level in a natural body of water, accompanied by a severe storm or by an unanticipated force of nature, such as a flash flood or an abnormal tidal surge, or by some similarly unusual and unforeseeable event which results in flooding as defined in Subsection (1)(a) above.
An official map of a community, issued by the Federal Emergency
Management Agency, where the boundaries of the areas of special flood
hazard have been designated as Zone A but no flood elevations are
provided.
An official map of a community on which the Federal Emergency
Management Agency has delineated both the areas of special flood hazard
and the risk premium zones applicable to the community.
See "flood elevation study."
Any land area susceptible to being inundated by water from
any source (see definition of "flooding").
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.
Has the same meaning as "regulatory floodway."
A use which cannot perform its intended purpose unless it
is located or carried out in close proximity to water, such as a docking
or port facility necessary for the loading and unloading of cargo
or passengers, shipbuilding and ship repair facilities. The term does
not include long-term storage, manufacturing, sales or service facilities.
The highest natural elevation of the ground surface, prior
to construction, next to the proposed walls of a structure.
Any structure that is:
Listed individually in the National Register
of Historic Places (a listing maintained by the Department of the
Interior) or preliminarily determined by the Secretary of the Interior
as meeting the requirements for individual listing on the National
Register;
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;
Individually listed on a State Inventory of
Historic Places in states with historic preservation programs which
have been approved by the Secretary of the Interior; or
Individually listed on a Local Inventory of
Historic Places in communities with historic preservation programs
that have been certified either:
The person appointed by the community to administer and implement
this chapter by granting or denying development permits in accordance
with its provisions. This person is often the Code Enforcement Officer,
Inspector or employee of an engineering department.
[Amended 8-21-1995 as L.L. No. 4-1995]
Lowest floor of the lowest enclosed area (including basement
or cellar). An unfinished or flood-resistant enclosure, 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 that such enclosure is not built so as to render the structure
in violation of the applicable nonelevation design requirements of
this chapter.
A structure, transportable in one or more sections, which
is built on a permanent chassis and designed to be used with or without
a permanent foundation when connected to the required utilities. The
term does not include a recreational vehicle.
A parcel (or contiguous parcels) of land divided into two
or more manufactured home lots for rent or sale.
For purposes of the National Flood Insurance Program, the
National Geodetic Vertical Datum (NGVD) of 1929 or other datum to
which base flood elevations shown on a community's Flood Insurance
Rate Map are referenced.
Has the same meaning as "manufactured home."
As corrected in 1929, a vertical control used as a reference
for establishing varying elevations within the floodplain.
Structures for which the start of construction commenced
on or after the effective date of a floodplain management regulation
adopted by the community and includes any subsequent improvements
to such structure.
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 the effective date of floodplain
management regulations adopted by a community.
Has the same meaning as "base flood."
A continuous or nearly continuous mound or ridge of sand
with relatively steep seaward and landward slopes immediately landward
and adjacent to the beach and subject to erosion and overtopping from
high tides and waves during major coastal storms. The inland limit
of the primary frontal dune occurs at the point where there is a distinct
change from a relatively steep slope to a relatively mild slope.
At least 51% of the actual cash value of the structure, excluding
land value, is above ground.
A vehicle which is:
Built on a single chassis.
Four hundred square feet or less when measured
at the largest horizontal projections.
Designed to be self-propelled or permanently
towable by a light-duty truck.
Not designed primarily for use as a permanent
dwelling but as temporary living quarters for recreational, camping,
travel or seasonal use.
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 a designated height as determined by the Federal Emergency Management Agency in a Flood Insurance Study or by other agencies as provided in § 80-12B(1) of this chapter.
[Amended 8-21-1995 as L.L. No. 4-1995]
Naturally occurring accumulations of sand in ridges or mounds
landward of the beach.
Includes substantial improvement and means the initiation,
excluding planning and design, of any phase of a project or physical
alteration of the property and shall include land preparation, such
as clearing, grading and filling; installation of streets and/or walkways;
excavation for a basement, footings, piers or foundations; or the
erection of temporary forms. It also includes the placement and/or
installation on the property of accessory buildings (garages, sheds),
storage trailers and building materials. For manufactured homes, the
"actual start" means affixing of the manufactured home to its permanent
site.
A walled and roofed building, including a gas or liquid storage
tank, that is principally above ground, as well as a manufactured
home.
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% of the market value of the structure before the
damage occurred.
Any reconstruction, rehabilitation, addition or other improvement
of a structure, the cost of which equals or exceeds 50% of the market
value of the structure before the start of construction of the improvement.
The term includes structures which have incurred substantial damage,
regardless of the actual repair work performed. The term does not,
however, include either:
Any project for improvement of a structure to
correct existing violations of 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
Any alteration of a historic structure, provided
that the alteration will not preclude the structure's continued designation
as a historic structure.
A grant of relief from the requirements of this chapter which
permits construction or use in a manner that would otherwise be prohibited
by this chapter.
This chapter shall apply to all areas of special
flood hazard within the jurisdiction of the Village of Montour Falls.
A.
The areas of special flood hazard are identified and
defined on the following documents prepared by the Federal Emergency
Management Agency:
(1)
Flood Insurance Rate Map (single panel) No. 3610180001c,
whose effective date is September 15, 1983.
(2)
A scientific and engineering report entitled "Flood
Insurance Study, Village of Montour Falls, New York, Schuyler County,"
dated October 1, 1980.
(3)
Flood Boundary and Floodway Map (single panel) Index
No. 3610180001, whose effective date is September 15, 1983.
B.
The above documents are hereby adopted and declared
to be a part of this chapter. The Flood Insurance Study and/or maps
are on file at the Montour Falls Village Clerk's office.
A.
This chapter includes all revisions to the National
Flood Insurance Program through November l, 1989, and shall supersede
all previous laws adopted for the purpose of flood damage prevention.
B.
In their interpretation and application, the provisions
of this chapter shall be held to be minimum requirements, adopted
for the promotion of the public health, safety and welfare. Whenever
the requirements of this chapter are at variance with the requirements
of any other lawfully adopted rules, regulations or ordinances, the
most restrictive or that imposing the highest standards shall govern.
The degree of flood protection required by this
chapter 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 chapter does not imply that land outside the
areas of special flood hazard or uses permitted within such areas
will be free from flooding or flood damages. This chapter shall not
create liability on the part of the Village of Montour Falls, any
officer or employee thereof or the Federal Emergency Management Agency
for any flood damages that result from reliance on this chapter or
any administrative decision lawfully made thereunder.
The Code Enforcement Officer is hereby appointed
local administrator to administer and implement this chapter by granting
or denying floodplain development permits in accordance with its provisions.
A.
A floodplain development permit is hereby established for all construction and other development to be undertaken in areas of special flood hazard in this community for the purpose of protecting its citizens from increased flood hazards and ensuring that new development is constructed in a manner that minimizes its exposure to flooding. It shall be unlawful to undertake any development in an area of special flood hazard, as shown on the Flood Insurance Rate Map enumerated in § 80-6, without a valid floodplain development permit. Application for a permit shall be made on forms furnished by the local administrator and may include but not be limited to plans, in duplicate, drawn to scale and showing the nature, location, dimensions and elevations of the area in question, existing or proposed structures, fill, storage of materials, drainage facilities and the location of the foregoing.
B.
All applications for a floodplain development permit
shall be accompanied by an application fee as determined by reference
to that Schedule of Fees attached hereto but not incorporated into
the text of this chapter.[1] The Schedule of Fees may be changed from time to time,
without notice, by the Board of Trustees without amending the chapter.
[1]
Editor's Note: The current Schedule of Fees
is on file in the office of the Village Clerk.
The applicant shall provide at least the following
information, where applicable. Additional information may be required
on the permit application form.
A.
The proposed elevation, in relation to mean sea level,
of the lowest floor (including basements or cellar) of any new or
substantially improved structure to be located in Zones A1 - A30,
AE or AH, or Zone A if base flood elevation data are available. Upon
completion of the lowest floor, the permittee shall submit to the
local administrator the as-built elevation, certified by a licensed
professional engineer or surveyor.
B.
The proposed elevation, in relation to mean sea level,
of the bottom of the lowest structural member of the lowest floor
(excluding pilings and columns) of any new or substantially improved
structure to be located in Zones V1 - V30 or VE, or Zone V if base
flood elevation data are available. Upon completion of the lowest
floor, the permittee shall submit to the local administrator the as-built
elevation, certified by a licensed professional engineer or surveyor.
C.
The proposed elevation, in relation to mean sea level,
to which any new or substantially improved nonresidential structure
will be floodproofed. Upon completion of the floodproofed portion
of the structure, the permittee shall submit to the local administrator
the as-built floodproofed elevation, certified by a professional engineer
or surveyor.
D.
A certificate from a licensed professional engineer or architect that any utility floodproofing will meet the criteria in § 80-13A(3)(c), Utilities.
E.
A certificate from a licensed professional engineer or architect that any nonresidential floodproofed structure will meet the floodproofing criteria in § 80-13A(5), Nonresidential structures (except coastal high-hazard areas).
[Amended 8-21-1995 as L.L. No. 4-1995]
F.
A description of the extent to which any watercourse will be altered or relocated as a result of proposed development. Computations by a licensed professional engineer must be submitted that demonstrate that the altered or relocated segment will provide equal or greater conveyance than the original stream segment. The applicant must submit any maps, computations or other material required by the Federal Emergency Management Agency (FEMA) to revise the documents enumerated in § 80-6, when notified by the Local Administrator, and must pay any fees or other costs assessed by FEMA for this purpose. The applicant must also provide assurances that the conveyance capacity of the altered or relocated stream segment will be maintained.
G.
A technical analysis, by a licensed professional engineer,
if required by the local administrator, which shows whether proposed
development to be located in an area of special flood hazard may result
in physical damage to any other property.
H.
In Zone A, when no base flood elevation data are available
from other sources, base flood elevation data shall be provided by
the permit applicant for subdivision proposals and other proposed
developments (including proposals for manufactured home and recreational
vehicle parks and subdivisions) that are greater than either 50 lots
or five acres.
Duties of the local administrator shall include
but not be limited to the following:
A.
Permit application review. The local administrator
shall conduct the following permit application review before issuing
a floodplain development permit. He/she shall:
(1)
Review all applications for completeness, particularly with the requirements of § 80-11, Application; required information, and for compliance with the provisions and standards of this chapter.
(2)
Review subdivision and other proposed new development, including manufactured home parks, to determine whether proposed building sites will be reasonably safe from flooding. If a proposed building site is located in an area of special flood hazard, all new construction and substantial improvements shall meet the applicable standards of § 80-13, Construction standards and, in particular, Subsection A(1), Subdivision proposals.
[Amended 8-21-1995 as L.L. No. 4-1995]
(3)
Determine whether any proposed development in an area
of special flood hazard may result in physical damage to any other
property (e.g., stream bank erosion and increased flood velocities).
The local administrator may require the applicant to submit additional
technical analyses and data necessary to complete the determination.
(4)
If the proposed development may result in physical damage to any other property or fails to meet the requirements of § 80-13, Construction standards, no permit shall be issued. The applicant may revise the application to include measures that mitigate or eliminate the adverse effects and resubmit the application.
(5)
Determine that all necessary permits have been received
from those governmental agencies from which approval is required by
state or federal law.
B.
Use of other flood data.
(1)
When the Federal Emergency Management Agency has designated areas of special flood hazard on the community's Flood Insurance Rate map (FIRM) but has neither produced water surface elevation data (these areas are designated Zone A or V on the FIRM) nor identified a floodway, the local administrator shall obtain, review and reasonably utilize any base flood elevation and floodway data available from a federal, state or other source, including data developed pursuant to § 80-11H, as criteria for requiring that new construction, substantial improvements or other proposed development meet the requirements of this chapter.
(2)
When base flood elevation data are not available,
the local administrator may use flood information from any other authoritative
source, such as historical data, to establish flood elevations within
the areas of special flood hazard for the purposes of this chapter.
C.
Alteration of watercourses. The local administrator
shall:
(1)
Notify adjacent communities and the New York State
Department of Environmental Conservation prior to permitting any alteration
or relocation of a watercourse and submit evidence of such notification
to the Regional Director, Region II, Federal Emergency Management
Agency.
(2)
Determine that the permit holder has provided for
maintenance within the altered or relocated portion of said watercourse
so that the flood-carrying capacity is not diminished.
D.
Construction stage. The local administrator shall:
(1)
In Zones A1 - A30, AE and AH, and also Zone A if base
flood elevation data are available, upon placement of the lowest floor
or completion of floodproofing of a new or substantially improved
structure, obtain from the permit holder a certification of the as-built
elevation of the lowest floor or floodproofed elevation, in relation
to mean sea level. The certificate shall be prepared by or under the
direct supervision of a licensed land surveyor or professional engineer
and certified by the same. For manufactured homes, the permit holder
shall submit the certificate of elevation upon placement of the structure
on the site. A certificate of elevation must also be submitted for
a recreational vehicle if it remains on a site for 180 consecutive
days or longer (unless it is fully licensed and ready for highway
use). Any further work undertaken prior to submission and approval
of the certification shall be at the permit holder's risk. The local
administrator shall review all data submitted. Deficiencies detected
shall be cause to issue a stop-work order for the project unless immediately
corrected.
E.
Inspections. The local administrator and/or the developer's
engineer or architect shall make periodic inspections at appropriate
times throughout the period of construction in order to monitor compliance
with permit conditions and enable said inspector to certify, if requested,
that the development is in compliance with the requirements of the
floodplain development permit and/or any variance provisions.
F.
Stop-work orders.
(1)
The local administrator shall issue or cause to be issued a stop-work order for any floodplain development found ongoing without a development permit. Disregard of a stop-work order shall subject the violator to the penalties described in § 80-16 of this chapter.
(2)
The local administrator shall issue or cause to be issued a stop-work order for any floodplain development found noncompliant with the provisions of this chapter and/or the conditions of the development permit. Disregard of a stop-work order shall subject the violator to the penalties described in § 80-16 of this chapter.
G.
Certificate of compliance.
(1)
In areas of special flood hazard, as determined by documents enumerated in § 80-6, it shall be unlawful to occupy or to permit the use or occupancy of any building or premises, or both, or part thereof hereafter created, erected, changed, converted or wholly or partly altered or enlarged in its use or structure until a certificate of compliance has been issued by the local administrator stating that the building or land conforms to the requirements of this chapter.
(2)
A certificate of compliance shall be issued by the
local administrator upon satisfactory completion of all development
in areas of special flood hazard.
H.
Information to be retained. The local administrator
shall retain and make available for inspection copies of the following:
(1)
Floodplain development permits and certificates of
compliance.
(2)
Certifications of as-built lowest floor elevations of structures, required pursuant to § 80-12D(1), and whether or not the structures contain a basement.
[Amended 8-21-1995 as L.L. No. 4-1995]
A.
General. The following standards apply to new development, including new and substantially improved structures, in the areas of special flood hazard shown on the Flood Insurance Rate Map designated in § 80-6.
(1)
Subdivision proposals. The following standards apply
to all new subdivision proposals and other proposed development in
areas of special flood hazard (including proposals for manufactured
home and recreational vehicle parks and subdivisions).
(2)
Encroachments.
(a)
Within Zones A1 - A30 and AE, on streams without
a regulatory floodway, no new construction, substantial improvements
or other development (including fill) shall be permitted unless:
[1]
The applicant demonstrates 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 one foot at any location; or
[2]
The Village of Montour Falls agrees to apply
to the Federal Emergency Management Agency (FEMA) for a conditional
FIRM revision, FEMA approval is received and the applicant provides
all necessary data, analyses and mapping and reimburses the Village
of Montour Falls for all fees and other costs in relation to the application.
The applicant must also provide all data, analyses and mapping and
reimburse the Village of Montour Falls for all costs related to the
final map revision.
(b)
On streams with a regulatory floodway, as shown on the Flood Boundary and Floodway Map or the Flood Insurance Rate Map adopted in § 80-6, no new construction, substantial improvements or other development (including fill) shall be permitted unless:
[1]
A technical evaluation by a licensed professional
engineer shows that such an encroachment shall not result in any increase
in flood levels during occurrence of the base flood; or
[2]
The Village of Montour Falls agrees to apply
to the Federal Emergency Management Agency (FEMA) for a conditional
FIRM and floodway revision, FEMA approval is received and the applicant
provides all necessary data, analyses and mapping and reimburses the
Village of Montour Falls for all fees and other costs in relation
to the application. The applicant must also provide all data, analyses
and mapping and reimburse the Village of Montour Falls for all costs
related to the final map revisions.
(3)
Standards for all structures.
(a)
Anchoring. New structures and substantial improvement
to structures in areas of special flood hazard shall be anchored to
prevent flotation, collapse or lateral movement during the base flood.
This requirement is in addition to applicable state and local anchoring
requirements for resisting wind forces.
(b)
Construction materials and methods.
[1]
New construction and substantial improvements
to structures shall be constructed with materials and utility equipment
resistant to flood damage.
[2]
New construction and substantial improvements
to structures shall be constructed using methods and practices that
minimize flood damage.
[3]
For enclosed areas below the lowest floor of
a structure within Zones A1 - A30, AE or AH, and also Zone A if base
flood elevation data are available, new and substantially improved
structures shall have fully enclosed areas below the lowest floor,
that are usable solely for parking of vehicles, building access or
storage in an area other than a basement and which are subject to
flooding, 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
licensed professional engineer or architect or meet or exceed the
following minimum criteria:
[a]
A minimum of two openings having
a total net area of not less than one square inch shall be provided
for every square foot of enclosed area subject to flooding.
[b]
The bottom of all such openings
shall be no higher than one foot above the lowest adjacent finished
grade.
[c]
Openings may be equipped with louvers,
valves, screens or other coverings or devices, provided that they
permit the automatic entry and exit of floodwaters. Enclosed areas
subgrade on all sides are considered basements and are not permitted.
(c)
Utilities.
[1]
Machinery and equipment servicing a building
must either be elevated to or above the base flood level or designed
to prevent water from entering or accumulating within the components
during a flood. This includes heating, ventilating and air-conditioning
equipment, hot-water heaters, appliances, elevator lift machinery
and electrical junction and circuit breaker boxes. When located below
the base flood elevation, a professional engineer's or architect's
certification of the design is required.
[2]
New and replacement water supply systems shall
be designed to minimize or eliminate infiltration of floodwaters into
the system.
[3]
New and replacement sanitary sewage systems
shall be designed to minimize or eliminate infiltration of floodwaters.
Sanitary sewer and storm drainage systems for buildings that have
openings below the base flood elevation shall be provided with automatic
backflow valves or other automatic backflow devices that are installed
in each discharge line passing through a building's exterior wall.
[4]
On-site waste disposal systems shall be located
to avoid impairment to them or contamination from them during flooding.
(4)
Residential structures.
(a)
Elevation. The following standards, in addition to the standards in Subsection A(1), Subdivision proposals, A(2), Encroachments, and A(3), Standards for all structures, apply to structures located in areas of special flood hazard as indicated:
[1]
Within Zones A1 - A30, AE and AH, and also Zone
A if base flood elevation data are available, new construction and
substantial improvements shall have the lowest floor (including basement)
elevated to or above the base flood level.
[2]
Within Zone A, when no base flood elevation
data are available, new and substantially improved structures shall
have the lowest floor (including basement) elevated at least three
feet above the highest adjacent grade.
[3]
Within Zone AO, new and substantially improved structures shall have the lowest floor (including basement) elevated above the highest adjacent grade at least as high as the depth number specified in feet on the community's Flood Insurance Rate Map enumerated in § 80-6 (at least two feet if no depth number is specified).
[4]
Within Zones AH and AO, adequate drainage paths
are required to guide floodwaters around and away from proposed structures
on slopes.
(5)
Nonresidential structures. The following standards apply to new and substantially improved commercial, industrial and other nonresidential structures, in addition to the requirements in Subsection A(1), Subdivision proposals, A(2), Encroachments, and A(3), Standards for all structures:
(a)
Within Zones A1 - A30, AE and AH, and also Zone
A if base flood elevation data are available, new construction and
substantial improvements of any nonresidential structure, together
with attendant utility and sanitary facilities, shall either:
[1]
Have the lowest floor, including basement or
cellar, elevated to or above the base flood elevation; or
[2]
Be floodproofed so that the structure is watertight
below the base flood level with walls substantially impermeable to
the passage of water. All structural components located below the
base flood level must be capable of resisting hydrostatic and hydrodynamic
loads and the effects of buoyancy.
(b)
Within Zone AO, new construction and substantial
improvements of nonresidential structures shall:
[1]
Have the lowest floor (including basement) elevated
above the highest adjacent grade at least as high as the depth number
specified in feet on the community's FIRM (at least two feet if no
depth number is specified); or
[2]
Together with attendant utility and sanitary facilities, be completely floodproofed to that level to meet the floodproofing standard specified in Subsection A(5)(a)[2].
(c)
If the structure is to be floodproofed, a licensed professional engineer or architect shall develop and/or review structural design, specifications and plans for construction. A floodproofing certificate or other certification shall be provided to the local administrator that certifies the design and methods of construction are in accordance with accepted standards of practice for meeting the provisions of Subsection A(5)(a)[2], including the specific elevation (in relation to mean sea level) to which the structure is to be floodproofed.
(d)
Within Zones AH and AO, adequate drainage paths
are required to guide floodwaters around and away from proposed structures
on slopes.
(e)
Within Zone A, when no base flood elevation
data are available, the lowest floor (including basement) shall be
elevated at least three feet above the highest adjacent grade.
(6)
Manufactured homes and recreational vehicles. The following standards in addition to the standards in Subsection A(1), (2) and (3) apply in areas of special flood hazard to manufactured homes and to recreational vehicles which are located in areas of special flood hazard.
(a)
Recreational vehicles placed on sites within
Zones A1 - A30, AE, AH, V1 - V30, V and VE shall either:
(b)
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.
(c)
A manufactured home that is placed or substantially
improved in Zones A1 - A30, AE, AH, V1 - V30 or VE that is on a site
either outside of an existing manufactured home park or subdivision;
in a new manufactured home park or subdivision, as herein defined;
in an expansion to an existing manufactured home park or subdivision,
as herein defined; or in an existing manufactured home park or subdivision,
as herein defined, on which a manufactured home has incurred substantial
damage as the result of a flood shall, within Zones A1 - A30, AE and
AH, be elevated on a permanent foundation such that the lowest floor
is elevated to or above the base flood elevation and is securely anchored
to an adequately anchored foundation system to resist flotation, collapse
and lateral movement; or, within Zones V1 - V30 and VE, be elevated
on a pile foundation such that the bottom of the lowest structural
member of the lowest floor (excluding pilings and columns) is elevated
to or above the base flood elevation and securely anchored to an adequately
anchored foundation system to resist flotation, collapse and lateral
movement. Methods of anchoring may include, but are not limited to,
use of over-the-top or frame ties to ground anchors.
(d)
A manufactured home to be placed or substantially
improved in Zone A1 - A30, AE, AH, V1 - V30 or VE in an existing manufactured
home park or subdivision that is not to be placed on a site on which
a manufactured home has incurred substantial damage shall be:
[1]
Elevated in a manner such as required in Subsection A(6)(c); or
[Amended 8-21-1995 as L.L. No. 4-1995]
[2]
Elevated such that the 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 and are securely anchored to an adequately anchored foundation
system to resist flotation, collapse or lateral movement.
(e)
Within Zone A or V, when no base flood elevation
data are available, new and substantially improved manufactured homes
shall have the floor elevated at least three feet above the highest
adjacent grade.
A.
The Board of Appeals as established by the Village
Board of Trustees shall hear and decide appeals and requests for variances
from the requirements of this chapter.
B.
The Board of Appeals shall hear and decide appeals
when it is alleged there is an error in any requirement, decision
or determination made by the local administrator in the enforcement
or administration of this chapter.
C.
Those aggrieved by the decision of the Board of Appeals
may appeal such decision to the Supreme Court pursuant to Article
78 of the Civil Practice Law and Rules.
D.
In passing upon such applications, the Board of Appeals
shall consider all technical evaluations, all relevant factors, standards
specified in other sections of this chapter and:
(1)
The danger that materials may be swept onto other
lands to the injury of others.
(2)
The danger to life and property due to flooding or
erosion damage.
(3)
The susceptibility of the proposed facility and its
contents to flood damage and the effect of such damage on the individual
owner.
(4)
The importance of the services provided by the proposed
facility to the community.
(5)
The necessity to the facility of a waterfront location,
where applicable.
(6)
The availability of alternative locations for the
proposed use which are not subject to flooding or erosion damage.
(7)
The compatibility of the proposed use with existing
and anticipated development.
(8)
The relationship of the proposed use to the Comprehensive
Plan and floodplain management program of that area.
(9)
The safety of access to the property in times of flood
for ordinary and emergency vehicles.
(10)
The costs to local governments and the dangers
associated with conducting search and rescue operations during periods
of flooding.
(11)
The expected heights, velocity, duration, rate
of rise and sediment transport of the floodwaters and the effects
of wave action, if applicable, expected at the site.
(12)
The costs of providing governmental services
during and after flood conditions, including search and rescue operations,
maintenance and repair of public utilities and facilities such as
sewer, gas, electrical and water systems and streets and bridges.
A.
Upon consideration of the factors of § 80-14D and the purposes of this chapter, the Board of Trustees may attach such conditions to the granting of variances as it deems necessary to further the purposes of this chapter.
B.
The local administrator shall maintain the records
of all appeal actions, including technical information, and report
any variances to the Federal Emergency Management Agency upon request.
C.
Conditions for variances.
(1)
Generally, variances may be issued for new construction and substantial improvements to be erected on a lot of one-half (1/2) acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, provided that the items in § 80-14D(1) through (12) have been fully considered. As the lot size increases beyond the one-half (1/2) acre, the technical justification required for issuing the variance increases.
(2)
Variances may be issued for the repair or rehabilitation
of historic structures upon determination that:
(3)
Variances may be issued by a community for new construction
and substantial improvements and for other development necessary for
the conduct of a functionally dependent use, provided that:
(4)
Variances shall not be issued within any designated
floodway if any increase in flood levels during the base flood discharge
would result.
(5)
Variances shall only be issued upon a determination
that the variance is the minimum necessary, considering the flood
hazard, to afford relief.
(6)
Variances shall only be issued upon receiving written
justification of:
(a)
A showing of good and sufficient cause;
(b)
A determination that failure to grant the variance
would result in exceptional hardship to the applicant; and
(c)
A determination that the granting of a variance
will not result in increased flood heights, additional threats to
public safety or extraordinary public expense, create nuisances, cause
fraud on or victimization of the public or conflict with existing
chapters or ordinances.
(7)
Any applicant to whom a variance is granted for a
building with the lowest floor below the base flood elevation shall
be given written notice over the signature of a community official
that the cost of flood insurance will be commensurate with the increased
risk resulting from lowest floor elevation.
A.
No structure in an area of special flood hazard shall
hereafter be constructed, located, extended, converted or altered
and no land shall be excavated or filled without full compliance with
the terms of this chapter and any other applicable regulations. Any
infraction of the provisions of this chapter by failure to comply
with any of its requirements, including infractions of conditions
and safeguards established in connection with conditions of the permit,
shall constitute a violation. Any person who violates this chapter
or fails to comply with any of its requirements shall, upon conviction
thereof, be fined no more than $250 or be imprisoned for not more
than 15 days, or both. Each day of noncompliance shall be considered
a separate offense. Nothing herein contained shall prevent the Village
of Montour Falls from taking such other lawful action as necessary
to prevent or remedy an infraction.