[R.O. 2011 §15.16.150; Ord. No. 6495 §1(part), 2004]
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 Flood Insurance Rate
Map 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 are 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 Flood Insurance Rate Map, 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. Non-Conforming Use. A structure or the use of a structure
or premises that was lawful before the passage or amendment of the
ordinance codified in this Chapter, but which is not in conformity
with the provisions of this Chapter, may be continued subject to the
following conditions:
1. If such structure, use, or utility service is discontinued for twelve
(12) consecutive months, any future use of the building shall conform
to this Chapter;
2. If any non-conforming use or structure is destroyed by any means,
including flood, it shall not be reconstructed if the cost is more
than fifty percent (50%) of the predamaged market value of the structure.
This limitation does not include the cost of any alteration to comply
with existing State or local health, sanitary, building, safety codes,
regulations or the cost of any alteration of a structure listed on
the National Register of Historic Places, the State Inventory of Historic
Places, or local inventory of historic places upon determination.
[R.O. 2011 §15.16.160; Ord. No. 6495 §1(part), 2004]
A. 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 Section
410.140(B), the following provisions are required:
1.
Residential construction. New construction or substantial improvement
of any residential structure, including manufactured homes, shall
have the lowest floor, including basement, elevated a minimum of two
(2) feet above the base flood level.
[Ord. No. 6977 §§1 —
2, 1-26-2015]
2.
Non-residential construction. New construction or substantial
improvement of any commercial, industrial, or other non-residential
structure, including manufactured home, shall have the lowest floor,
including basement, elevated a minimum of two (2) feet above the base
flood level or, together with attendant utility and sanitary facilities,
be floodproofed so that below the base flood level the structure is
water-tight with walls substantially impermeable to the passage of
water and with structural components having the capability of resisting
hydrostatic and hydrodynamic loads and the 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 Section
410.120(9).
[Ord. No. 6977 §§1 —
2, 1-26-2015]
3. 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:
a. 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
b. The bottom of all opening 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.
[R.O. 2011 §15.16.170; Ord. No. 6495 §1(part), 2004; Ord. No. 6977 §§1 — 2, 1-26-2015]
A. All manufactured homes to be placed within all unnumbered and numbered
A Zones and AE Zones on the community's Flood Insurance Rate
Map 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
Flood Insurance Rate Map 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 a minimum of two (2) feet
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 Flood Insurance Rate Map, that are not subject to the provisions of Section
410.160(B) of this Chapter, be elevated so that either:
1.
The lowest floor of the manufactured home is elevated a minimum
of two (2) feet 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.
[R.O. 2011 §15.16.180; Ord. No. 6495 §1(part), 2004]
A. Located within areas of special flood hazard established in Section
410.040 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:
1. 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.
2. 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.
3. If Subsection
(2) of this Section is satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard reduction provisions of Article
IV.
4. 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 Section
410.140(B).
[R.O. 2011 §15.16.190; Ord. No. 6495 §1(part), 2004]
A. Require
that recreational vehicles placed on sites within all unnumbered and
numbered A Zones and AE zones on the community's Flood Insurance Rate
Map either:
1. Be on the site for fewer than one hundred eighty (180) consecutive
days;
2. Be fully licensed and ready for highway use*; or
3. Meet the permitting, elevation, and the anchoring requirements for
manufactured homes of this Chapter.
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* 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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