In all areas of special flood hazard, the following
standards are required:
A.
The Planning Board or Zoning Board of Adjustment shall
also determine, with the advice and assistance of the Township Engineer,
Construction Official and other competent authority, that
(1)
Proposed construction repairs or alterations shall use construction materials that are resistant to flood damage; shall be designed (or modified) and adequately enclosed to prevent flotation, collapse or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy; and shall be constructed with electrical, heating, ventilation, plumbing and airconditioning equipment and other service facilities that are designed and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding. In any zone where manufactured homes might be deemed a permissible use, the standards provided in this section and §§ 87-17 and 87-18 shall apply.
(2)
Construction methods and practices are used that will
resist rupture or collapse from water pressure and minimize flood
damage.
(3)
Proposed utilities and facilities, such as water,
sewer and electrical systems are located, elevated and constructed
to minimize or eliminate flood damage. These shall include watertight
manholes with vents, raised vents, flap valves, etc. Such facilities
shall be constructed with overflow elevations two feet above flood
level. In addition, on-site waste disposal systems shall be located
to avoid impairment to them or contamination from them during flooding.
(4)
Drainage is provided to reduce exposure to flood hazards.
(5)
New or replacement water systems and sanitary sewer
systems are designed and located to prevent infiltration, leakage,
impairment or contamination during flooding.
(6)
Installation of watertight doors.
(7)
Use of paints, membranes or mortars to reduce seepage
of water through walls.
(8)
Backfill should be of soils with natural low permeability.
(9)
Eight inches of compacted granular fill beneath ground
floor; such fill materials shall act as a French drain.
(10)
No buried fuel-oil tanks shall be permitted
unless properly anchored and vented, with the vent two feet above
the floor level.
(11)
All mechanical devices and equipment subject
to water damage, including furnaces and electrical distribution centers,
shall be located at least two feet above flood level.
(12)
For all new construction and substantial improvements,
that fully enclosed areas below the lowest floor are usable solely
for parking of vehicles, building access or storage in an area other
than a basement and which are subject to flooding shall be designed
to automatically equalize hydrostatic flood forces on exterior walls
by allowing the entry and exit of floodwaters. Designs for meeting
this requirement must either be certified by a registered professional
engineer or architect or meet or exceed the following minimum criteria:
[Amended 3-12-2001 by Ord. No. 7-2001]
(a)
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 shall be provided.
(b)
The bottom of all openings shall be no higher
than one foot above grade.
(c)
Openings may be equipped with screens, louvers,
valves or other coverings or devices, provided that they permit the
automatic entry and exit of floodwaters.
B.
Anchoring.
(1)
All new construction and substantial improvements
shall be anchored to prevent flotation, collapse or lateral movement
of the structure.
(2)
All manufactured homes shall be anchored to resist
flotation, collapse or lateral movement by providing over-the-top
and frame ties to ground anchors. Special requirements shall be that:
(a)
Over-the-top ties shall be provided at each
of the four corners of the manufactured home, with two additional
ties per side at intermediate locations, with manufactured homes less
than 50 feet long requiring one additional tie per side.
(b)
Frame ties shall be provided at each corner
of the home, with five additional ties per side at intermediate points,
with manufactured homes less than 50 feet long requiring four additional
ties per side.
(c)
All components of the anchoring system shall
be capable of carrying a force of 4,800 pounds.
(d)
Any additions to the manufactured home shall
be similarly anchored.
C.
Construction materials and methods.
D.
Utilities.
(1)
All new and replacement water supply systems shall
be designed to minimize or eliminate the infiltration of floodwaters
into the system.
(2)
New and replacement sanitary sewage systems shall
be designed to minimize or eliminate the infiltration of floodwaters
into the systems and discharge from the systems into floodwaters.
(3)
On-site waste disposal systems shall be located to
avoid impairment to them or contamination from them during flooding.
(4)
All new construction and substantial improvements
shall be constructed with electrical, heating, ventilation, plumbing
and air-conditioning equipment and other service facilities that are
designed and/or located so as to prevent water from entering or accumulating
within the components during conditions of flooding.
E.
Subdivision proposals.
(1)
All subdivision proposals shall be consistent with
the need to minimize flood damage.
(2)
All subdivision proposals shall have public utilities
and facilities, such as sewer, gas, electrical and water systems,
located and constructed to minimize flood damage.
(3)
All subdivision proposals shall have adequate drainage
provided to reduce exposure to flood damage.
(4)
Base flood elevation data shall be provided for subdivision
proposals and other proposed development, including proposals for
manufactured home parks and subdivisions, which contain at least 50
lots or five acres, whichever is less.
In all areas of special flood hazard where base flood elevation data has been provided as set forth in § 87-7, Basis for establishing areas of special flood hazard, or in § 87-14B, Use of other base flood data, the following standards are required:
A.
Residential construction. New construction and substantial
improvement of any residential structure shall have the lowest floor,
including basement, elevated to or above base flood elevation.
B.
Nonresidential construction. New construction and
substantial improvement of any commercial, industrial or other nonresidential
structure shall either have the lowest floor, including basement,
elevated to or above the level of the base flood elevation or, together
with attendant utility and sanitary facilities, shall:
(1)
Be floodproofed so that below the base flood level
the structure is watertight with walls substantially impermeable to
the passage of water.
(2)
Have structural components capable of resisting hydrostatic
and hydrodynamic loads and the effects of buoyancy.
(3)
Be certified by a registered professional engineer or architect, after development and/or review of structural design, specifications and plans for the construction, that the design and methods of construction are in accordance with accepted standards of practice for meeting the provisions of this subsection. Such certifications shall be provided to the Construction Official as set forth in § 87-14C(2).
C.
Manufactured homes.
(2)
For all manufactured homes to be placed or substantially
improved within areas of special flood hazard, it shall be required
that:
(3)
No manufactured home shall be placed in a floodway,
except in an existing manufactured home park or an existing manufactured
home subdivision.
Located within areas of special flood hazard established in § 87-7 are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of floodwaters which carry debris, potential projectiles and erosion potential, the following provisions apply:
A.
Encroachments shall be prohibited, including fill,
new construction, substantial improvements and other development,
unless a technical evaluation demonstrates that encroachments shall
not result in any increase in flood levels during the occurrence of
the base flood discharge.
C.
The placement of any manufactured homes shall be prohibited,
except in an existing manufactured home park or existing manufactured
home subdivision.
D.
In all areas of special flood hazard in which base
flood elevation data have been provided and no floodway has been designated,
the cumulative effect of any proposed development, when combined with
all other existing and anticipated development, shall not increase
the water surface elevation of the base flood more than 0.2 foot at
any point
