[Ord. No. 2751 §1(170.150), 1-21-2002; Ord. No. 2924 §1(170.150), 6-20-2005]
A. No
permit for floodplain development shall be granted for new construction,
substantial improvements and other improvements, including the placement
of manufactured homes, within any numbered or unnumbered A Zones and
AE Zones unless the conditions of this Section are satisfied.
B. All
areas identified as unnumbered A Zones on the FIRM are subject to
inundation of the 100-year flood; however, the base flood elevation
is not provided. Development within unnumbered A Zones is subject
to all provisions of this Chapter. If Flood Insurance Study data is
not available, the community shall obtain, review and reasonably utilize
any base flood elevation or floodway data currently available from
Federal, State or other sources.
C. Until
a floodway is designated, no new construction, substantial improvements
or other development, including fill, shall be permitted within any
numbered A Zone or AE Zone on the FIRM, unless it is demonstrated
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 (1) foot
at any point within the community.
D. All
new construction, subdivision proposals, substantial improvements,
prefabricated structures, placement of manufactured homes and other
developments shall require:
1. Design or adequate anchorage to prevent flotation, collapse or lateral
movement of the structure resulting from hydrodynamic and hydrostatic
loads, including the effects of buoyancy;
2. Construction with materials resistant to flood damage;
3. Utilization of methods and practices that minimize flood damages;
4. All electrical, heating, ventilation, plumbing, air-conditioning
equipment and other service facilities be designed and/or located
so as to prevent water from entering or accumulating within the components
during conditions of flooding;
5. New or replacement water supply systems and/or sanitary sewage systems
be designed to minimize or eliminate infiltration of floodwaters into
the systems and discharges from the systems into floodwaters and on-site
waste disposal systems be located so as to avoid impairment or contamination;
and
6. Subdivision proposals and other proposed new development, including
manufactured home parks or subdivisions, located within special flood
hazard areas are required to assure that:
a. All such proposals are consistent with the need to minimize flood
damage;
b. All public utilities and facilities, such as sewer, gas, electrical
and water systems, are located and constructed to minimize or eliminate
flood damage;
c. Adequate drainage is provided so as to reduce exposure to flood hazards;
and
d. All proposals for development, including proposals for manufactured
home parks and subdivisions, of five (5) acres or fifty (50) lots,
whichever is lesser, include within such proposals base flood elevation
data.
E. Storage, Material And Equipment.
1. The storage or processing of materials within the special flood hazard
area that are in time of flooding buoyant, flammable, explosive or
could be injurious to human, animal or plant life is prohibited.
2. Storage of other material or equipment may be allowed if not subject
to major damage by floods, if firmly anchored to prevent flotation
or if readily removable from the area within the time available after
a flood warning.
F. Accessory Structures. Structures used solely for parking
and limited storage purposes, not attached to any other structure
on the site, of limited investment value and not larger than four
hundred (400) square feet may be constructed at-grade and wet-floodproofed
provided there is no human habitation or occupancy of the structure;
the structure is of single-wall design; a variance has been granted
from the standard floodplain management requirements of this Chapter;
and a floodplain development permit has been issued.
G. Cumulative Improvement. A structure may be improved (remodeled or enlarged) without conforming to current requirements for elevation so long as the cumulative value of all work done within the last five (5) calendar years does not exceed fifty percent (50%) of the structure's current market value. If the cumulative value of the improvement exceeds fifty percent (50%) of the structure's current market value, the structure must be brought into compliance with Article
IV, Subsection (B)(1) which requires elevation of residential structures to or above the base flood elevation or the elevation/floodproofing of non-residential structures to or above the base flood elevation.
[Ord. No. 3400 § 1, 2-21-2017]
[Ord. No. 2751 §1(170.160), 1-21-2002; Ord. No. 2924 §1(170.160), 6-20-2005; Ord. No. 3637, 3-20-2023]
In all areas identified as numbered and unnumbered A Zones and AE Zones where base flood elevation data have been provided as set forth in Article
IV, Section
420.150(B), the following provisions are required:
A. Residential construction. New construction or substantial
improvement of any residential structures, including manufactured
homes, shall have the lowest floor, including basement, elevated to
one (1) foot above base flood elevation.
B. Non-residential construction. New construction or substantial improvement of any commercial, industrial or other non-residential structures, including manufactured homes, shall have the lowest floor, including basement, elevated to one (1) foot above the base flood elevation or, together with attendant utility and sanitary facilities, be floodproofed so that below the base flood elevation the structure is watertight with walls substantially impermeable to the passage of water and with structural components having the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy. A registered professional engineer or architect shall certify that the standards of this Subsection are satisfied. Such certification shall be provided to the Floodplain Administrator as set forth in Article
III, Section
420.130(I).
C. Require,
for all new construction and substantial improvements, that fully
enclosed areas below lowest floor used solely for parking of vehicles,
building access or storage in an area other than a basement and that
are subject to flooding shall be 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 registered professional engineer or architect
or meet or exceed the following minimum criteria:
1. A minimum of two (2) openings having a total net area of not less
than one (1) square inch for every square foot of enclosed area subject
to flooding shall be provided; and
2. The bottom of all openings shall be no higher than one (1) foot above
grade. Openings may be equipped with screens, louvers, valves or other
coverings or devices provided that they permit the automatic entry
and exit of floodwaters.
[Ord. No. 2751 §1(170.170), 1-21-2002; Ord. No. 2924 §1(170.170), 6-20-2005]
A. All
manufactured homes to be placed within all unnumbered and numbered
A Zones and AE Zones on the community's FIRM shall be required to
be installed using methods and practices that minimize flood damage.
For the purposes of this requirement, manufactured homes must be elevated
and anchored to resist flotation, collapse or lateral movement. Methods
of anchoring may include, but are not limited to, use of over-the-top
or frame ties to ground anchors.
B. Require
manufactured homes that are placed or substantially improved within
unnumbered or numbered A Zones and AE Zones on the community's FIRM
on sites:
1. Outside of manufactured home park or subdivision;
2. In a new manufactured home park or subdivision;
3. In an expansion to an existing manufactured home park or subdivision;
or
4. In an existing manufactured home park or subdivision on which a manufactured
home has incurred substantial damage as the result of a flood, be
elevated on a permanent foundation such that the lowest floor of the
manufactured home is elevated to one (1) foot above the base flood
elevation and be securely attached to an adequately anchored foundation
system to resist flotation, collapse and lateral movement.
C. Require that manufactured homes to be placed or substantially improved on sites in an existing manufactured home park or subdivision within all unnumbered and numbered A Zones and AE Zones on the community's FIRM, that are not subject to the provisions of Subsection
(B) of this Section, be elevated so that either:
1. The lowest floor of the manufactured home is one (1) foot above the
base flood level; or
2. The manufactured home chassis is supported by reinforced piers or
other foundation elements of at least equivalent strength that are
no less than thirty-six (36) inches in height above grade and be securely
attached to an adequately anchored foundation system to resist flotation,
collapse and lateral movement.
[Ord. No. 2751 §1(170.190), 1-21-2002; Ord. No. 2924 §1(170.180), 6-20-2005; Ord. No. 3637, 3-20-2023]
Located within areas of special flood hazard established in Article
II, Section
420.040, are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of floodwaters that carry debris and potential projectiles, the following provisions shall apply:
A. The
community shall select and adopt a regulatory floodway based on the
principle that the area chosen for the regulatory floodway must be
designed to carry the waters of the base flood without increasing
the water surface elevation of that flood more than one (1) foot at
any point.
B. The
community shall prohibit any encroachments, including fill, new construction,
substantial improvements and other development, within the adopted
regulatory floodway unless it has been demonstrated through hydrologic
and hydraulic analyses performed in accordance with standard engineering
practice that the proposed encroachment would not result in any increase
in flood levels within the community during the occurrence of the
base flood discharge.
C. If Subsection (A)(2) is satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard reduction provisions of Article
IV.
D. In unnumbered A Zones, the community shall obtain, review and reasonably utilize any base flood elevation or floodway data currently available from Federal, State or other sources as set forth in Article
IV, Section
420.150(B).
[Ord. No. 2751 §1(170.200), 1-21-2002; Ord. No. 2924 §1(170.190), 6-20-2005; Ord. No. 3637, 3-20-2023]
Require that recreational vehicles placed on sites within all
unnumbered and numbered A Zones and AE Zones on the community's FIRM
either:
A. Be
on the site for fewer than one hundred eighty (180) consecutive days;
or
B. Be
fully licensed and ready for highway use*; or
C. Meet
the permitting, elevating and the anchoring requirements for manufactured
homes of this Chapter.
* 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.
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