The general requirements of this section apply to all development proposed within all special flood hazard areas identified in §
108-5.
In all special flood hazard areas:
A. Subdivision proposals and development proposals shall be consistent
with the need to minimize flood damage and are subject to all applicable
standards in this chapter.
B. Subdivision proposals and development proposals shall have utilities
and facilities, such as sewer, gas, electrical, and water systems,
located and constructed to minimize flood damage.
C. Subdivision proposals and development proposals shall have adequate
drainage paths provided to reduce exposure to flood hazards and to
guide floodwaters around and away from proposed structures.
D. Subdivision proposals and development proposals containing at least five lots or at least five acres, whichever is the lesser, that are wholly or partially in special flood hazard areas where base flood elevation data are not provided by the Floodplain Administrator or available from other sources, shall be supported by determinations of base flood elevations as required in §
108-15 of this chapter.
[Amended 11-25-2014 by Ord. No. 2014-4]
E. Subdivision access roads shall have the driving surface at or above
the base flood elevation.
F. Subdivision proposals shall be laid out such that proposed building
pads are located outside of the special flood hazard area and any
portion of platted lots that include land areas that are below the
base flood elevation shall be used for other purposes, deed restricted,
or otherwise protected to preserve it as open space.
New buildings and structures (including the placement and replacement
of manufactured homes) and substantial improvement of existing structures
(including manufactured homes) that are located, in whole or in part,
in any special flood hazard area shall:
A. Be designed (or modified) and constructed to safely support flood
loads. The construction shall provide a complete load path capable
of transferring all loads from their point of origin through the load-resisting
elements to the foundation. Structures shall be designed, connected
and anchored to resist flotation, collapse or permanent lateral movement
due to structural loads and stresses, including hydrodynamic and hydrostatic
loads and the effects of buoyancy, from flooding equal to the flood
protection elevation or the elevation required by this chapter or
the building code, whichever is higher.
B. Be constructed by methods and practices that minimize flood damage.
C. Use flood-damage-resistant materials below the elevation of the lowest floor required in §
108-34A or
108-35A, (for A Zones) or §
108-40B (for Coastal A Zones).
[Amended 11-25-2014 by Ord. No. 2014-4]
D. Have electrical systems, equipment and components, and mechanical, heating, ventilating, air conditioning, and plumbing appliances, plumbing fixtures, duct systems, and other service equipment located at or above the elevation of the lowest floor required in §
108-34A or §
108-35A (A Zones) or §
108-40B (Coastal A Zones). Electrical wiring systems are permitted to be located below the elevation of the lowest floor, provided that they conform to the provisions of the electrical part of the building code for wet locations. If replaced as part of a substantial improvement, electrical systems, equipment and components, and heating, ventilation, air conditioning, and plumbing appliances, plumbing fixtures, duct systems, and other service equipment shall meet the requirements of this section.
[Amended 11-25-2014 by Ord. No. 2014-4]
E. As an alternative to Subsection
D, electrical systems, equipment and components, and heating, ventilating, air conditioning, and plumbing appliances, plumbing fixtures, duct systems, and other service equipment are permitted to be located below the elevation of the lowest floor, provided that they are designed and installed to prevent water from entering or accumulating within the components and to resist hydrostatic and hydrodynamic loads and stresses, including the effects of buoyancy, during the occurrence of flooding to that elevation.
[Added 11-25-2014 by Ord. No. 2014-4]
F. Have the electric panelboard elevated at least three feet above the
base flood elevation.
G. If located in flood hazard areas (A Zones) that are not identified as Coastal A Zones, comply with the specific requirements of Article
V.
[Amended 11-25-2014 by Ord. No. 2014-4]
H. If located in a Coastal A Zone, comply with the specific requirements
of:
[Added 11-25-2014 by Ord. No. 2014-4]
(1) Article
VI (new construction and placement of new manufactured homes); or
(2) Article
V [substantial improvements (including repair of substantial damage) and replacement manufactured homes].
I. Comply with the requirements of the most restrictive designation
if located on a site that has more than one flood zone designation
(A Zone, designated floodway, Coastal A Zone).
[Amended 11-25-2014 by Ord. No. 2014-4]
[Amended 11-25-2014 by Ord. No. 2014-4]
Repair, alteration, addition, rehabilitation, or other improvement
of historic structures that does not conform to the requirements of
this chapter shall be permitted only by variance. Evidence submitted
for consideration of the variance shall include a determination that
the proposed work will not preclude the structure's continued
eligibility or designation as an historic structure.
Recreational vehicles shall:
A. Meet the requirements for manufactured homes in §
108-25; or
B. Be fully licensed and ready for highway use; or
C. Be on a site for less than 180 consecutive days.
[Amended 11-25-2014 by Ord. No. 2014-4]
Critical and essential facilities shall:
A. Not be located in Coastal A Zones or floodways.
B. If located in flood hazard areas other than Coastal A Zones and floodways,
be elevated to the higher of elevations required by this chapter plus
one foot: the elevation required by the building code, or the elevation
of the two-tenths-percent chance (five-hundred-year) flood.
In addition to the application requirements of §
108-15, applications for the placement or erection of temporary structures and the temporary storage of any goods, materials, and equipment, shall specify the duration of the temporary use. Temporary structures and temporary storage in floodways shall meet the limitations of §
108-33A of this chapter. In addition:
A. Temporary structures shall:
(1) Be designed and constructed to prevent flotation, collapse or lateral
movement resulting from hydrodynamic loads and hydrostatic loads during
conditions of the base flood;
(2) Have electric service installed in compliance with the electric code;
and
(3) Comply with all other requirements of the applicable state and local
permit authorities.
B. Temporary storage shall not include hazardous materials.
Functionally dependent uses shall be approved only by variance issued pursuant to Article
VII. If approved, functionally dependent uses shall be protected by methods that minimize flood damage during the base flood, including measures to allow floodwaters to enter and exit, use of flood-damage-resistant materials, and elevation of electric service and equipment to the extent practical given the use of the building.