[Ord. No. 1054 Art. 4 §A, 9-11-2002; Ord. No. 1091 §§1 — 3(App. A §460.140), 9-24-2003; Ord. No. 1288, 2-27-2009]
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,
AE, AO and AH 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. 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 wiring, 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 mechanical
components during conditions of flooding. All outdoor electrical meters
shall be installed at the minimum flood protection elevation;
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 from them during flooding; 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.
D. 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.
3. Storage
of materials or equipment that, in the time of flooding, could become
buoyant and pose an obstruction to flow in the identified floodway
areas is prohibited.
E. Non-Conforming Use. A structure or the use of a structure
or premises that was lawful before the passage or amendment of the
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 six (6) 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 pre-damaged 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.
F. Compensatory Storage Required For Earthwork Involving Fill.
1. Fill
within the area of special flood hazard shall result in no net loss
of natural floodplain storage. The volume of the loss of floodwater
storage due to filling in the special flood hazard area shall be offset
by providing an equal volume of flood storage by excavation or other
compensatory measures at or adjacent to the development site.
2. This
compensatory storage requirement does not apply to small temporary
structures (such as above ground swimming pools) where such projects
are located on small lots with existing buildings and where the site
does not have sufficient space to provide compensatory storage.
G. Critical Facilities.
1. Critical
facilities are those which: are critical to the community's public
health and safety; are essential to the orderly functioning of a community;
store, or produce highly volatile, toxic or water-reactive materials;
or house occupants that may be insufficiently mobile to avoid loss
of life or injury. Examples of critical facilities include: jails
or other detention facilities, hospitals, schools, police stations,
fire and emergency services stations, nursing homes, water plants,
wastewater treatment facilities and fuel storage facilities.
2. Critical
facilities shall be elevated at least one (1) foot above the 500-year
flood elevation or to the highest known historical flood elevation
(if records are available), whichever is greater. If no data exists
establishing a 500-year flood elevation or the highest known historical
flood elevation, the applicant shall provide a hydrologic and hydraulic
engineering analysis that generates 500-year flood elevation data.
3. Critical
facilities shall only be constructed in the 500-year floodplain if
they are placed on engineered fill and/or if the lowest floor (including
basement) is at least one (1) foot above the 500-year flood elevation.
A critical facility shall have at least one (1) access drive or road
constructed to connect to land higher than the 500-year flood elevation
and this drive or road shall be capable of supporting a four thousand
(4,000) pound vehicle. The top of the drive or road shall be at or
above the 500-year flood elevation.
[Ord. No. 1054 Art. 4 §B, 9-11-2002; Ord. No. 1091 §§1 — 3(App. A §460.150), 9-24-2003; Ord. No. 1288, 2-27-2009]
A. In all areas identified as numbered and unnumbered A Zones, AE and AH Zones, where base flood elevation data have been provided as set forth in Article
IV, Section
460.140(B), the following provisions are required:
1. All new construction. A residential or non-residential building,
including manufactured housing, shall be constructed on a foundation
that meets one (1) or more of the following requirements:
a. The
lowest floor, including the basement of the building or building addition,
shall be at or above the base flood elevation;
b. When
fill is used for the building pad, it shall be placed in layers no
greater than twelve (12) inches deep before compacting and should
extend beyond the foundation walls at a slope no greater than 3:1.
When fill is used, the top layer shall be above the base flood elevation;
c. No
fill shall be placed within ten (10) feet of the property line. The
prohibition of fill within ten (10) feet of a property line can be
waived by a structural engineer's certification that an alternative
method will protect the building from damage due to erosion, scour
and other hydrological forces.
d. Fill
shall not adversely affect the flow or surface drainage from or onto
neighboring properties.
2. Residential construction. New construction or substantial improvements of any residential structures, including manufactured housing, shall have the lowest floor, including basements, elevated to at least two (2) feet above the base flood elevation. The elevation of the lowest floor shall be certified by a licensed land surveyor or professional engineer. Such certification shall be provided to the Floodplain Administrator as set forth in Article
III, Section 460.120(7 — 9). All new construction located in the area behind a flood levee shall be elevated a minimum of two (2) feet above the lowest adjacent grade.
Each new residential site shall have direct access to a walkway,
driveway or street whose surface elevation is at least one (1) foot
above the base flood elevation and such escape route shall lead directly
out of the floodplain area.
3. Non-residential construction. New construction or substantial improvements of any non-residential structure, including manufactured housing, shall have the lowest floor, including basements, elevated to at least two (2) feet above the base flood elevation or, together with attendant utility and sanitary facilities, be floodproofed to the minimum flood protection elevation so that all areas of the building (including mechanical and utility equipment) below the required elevation are 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. The elevation of the lowest floor shall be certified by a licensed land surveyor or professional engineer. Such certification shall be provided to the Floodplain Administrator as set forth in Article
III, Section 460.120(7 — 9). All new construction located in the area behind a flood levee shall be elevated a minimum of two (2) feet above the lowest adjacent grade.
Each new residential site shall have direct access to a walkway,
driveway or street whose surface elevation is at least one (1) foot
above the base flood elevation and such escape route shall lead directly
out of the floodplain area.
4. Require,
for all new construction or substantial improvement, that fully enclosed
areas below the base flood elevation used solely for parking of vehicles,
building access or storage in an area other than a basement and that
areas subject to flooding shall be limited to four hundred (400) square
feet and 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 and meet or exceed the
following minimum criteria:
a. The
structure must provide one (1) square inch of venting for every square
foot of enclosed area;
b. The
structure must provide at least two (2) vents located on different
sides of the structure, with one (1) being located on the upstream
side of the structure, if possible;
c. The
bottom of required vents must be no higher than one (1) foot above
grade;
d. The
required vents must be freely open with no human interventions required
and be equipped with screens, louvers, valves or other coverings or
devices provided that they permit automatic entry and exit of floodwaters;
e. The
area below the base flood elevation must be unfinished and constructed
of flood-resistant materials as the same are defined by FEMA. Sheetrock
or drywall used for fire protection is permitted in unfinished areas;
f. All
ductwork, heating, ventilation and air-conditioning systems, electrical
and hot water heaters included as part of the structure must be elevated
a minimum of one (1) foot above the base flood elevation;
g. All
of the above required features must be shown on the plan submitted
for the floodplain development permit (and, if applicable, the building
permit);
h. An
elevation certificate must document the venting features included
in a structure and be filed with the Floodplain Administrator before
the structure is occupied.
5. Development. Any development, including fill, new construction,
substantial improvements or other types of encroachment, is prohibited
within a floodway.
[Ord. No. 1054 Art. 4 §C, 9-11-2002; Ord. No. 1091 §§1 — 3(App. A §460.160), 9-24-2003; Ord. No. 1288, 2-27-2009]
A. All manufactured
homes to be placed within all unnumbered and numbered A Zones, AE
and AH 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. This requirement is in addition to applicable
State and local anchoring requirements for resisting wind forces.
B. Require
manufactured homes that are placed or substantially improved within
unnumbered or numbered A Zones, AE and AH Zones on the community's
FIRM on sites:
1. Outside
of a 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 mobile home park or subdivision or whenever a manufactured
home has incurred substantial damage as the result of a flood, the
replacement manufactured home shall be elevated on a permanent foundation
so the lowest floor of the manufactured home is at least two (2) feet
above the base flood elevation (BFE) and securely attached to an adequately
anchored foundation system to resist flotation, collapse and lateral
movement. The elevation of the lowest floor shall be certified by
a licensed land surveyor or professional engineer.
C. Require that manufactured homes to be placed or substantially improved on sites in an existing manufactured home park within all unnumbered and numbered A Zones, AE and AH Zones on the community's FIRM, and not subject to the provisions of Article
IV, Section
460.160(B) of this Chapter, be elevated so the lowest floor of the manufactured home is at least two (2) feet above the base flood elevation (BFE). The elevation of the lowest floor shall be certified by a licensed land surveyor or professional engineer.
[Ord. No. 1054 Art. 4 §D, 9-11-2002; Ord. No. 1091 §§1 — 3(App. A §460.170), 9-24-2003; Ord. No. 1288, 2-27-2009]
A. Located within the areas of special flood hazard as described in Article
II, Section
460.040 are areas designated as AO Zones. These areas have special flood hazards associated with base flood depths of one (1) to three (3) feet where a clearly defined channel does not exist and where the path of flooding is unpredictable and indeterminate. The following provisions apply:
1. AO Zones.
a. All
new construction and substantial improvements of residential structures,
including manufactured homes, 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 FIRM (at
least two (2) feet if no depth number is specified).
b. All
new construction and substantial improvements of any commercial, industrial
or other non-residential structures, including manufactured homes,
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 FIRM (at least two (2) feet if no depth
number is specified) or, together with attendant utilities and sanitary
facilities, be completely floodproofed to that level so that 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.
c. Adequate
drainage paths shall be required around structures on slopes in order
to guide floodwaters around and away from proposed structures.
2. AH Zones.
a. The specific standards for all areas of special flood hazard where base flood elevation has been provided shall be required as set forth in Article
IV, Section
460.150.
b. Adequate
drainage paths shall be required around structures on slopes in order
to guide floodwaters around and away from proposed structures.
[Ord. No. 1054 Art. 4 §E, 9-11-2002; Ord. No. 1091 §§1 — 3(App. A §460.180), 9-24-2003; Ord. No. 1288, 2-27-2009]
A. Located within areas of special flood hazard established in Article
II, Section
460.040 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. Any
encroachments, including fill, new construction, substantial improvements
or other development, within the adopted regulatory floodway is prohibited.
3. If Article
IV, Section 460.180(2) 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 Article
IV, Section
460.140(B).
[Ord. No. 1054 Art. 4 §F, 9-11-2002; Ord. No. 1091 §§1 — 3(App. A §460.190), 9-24-2003; Ord. No. 1288, 2-27-2009]
A. Require
that recreational vehicles placed on sites within all unnumbered and
numbered A Zones, AE, AH and AO Zones on the community's FIRM either:
1. Be on
the site for fewer than one hundred eighty (180) consecutive days;
or
2. Be fully
licensed and ready for highway use*; or
3. Meet
the permitting, elevation and 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.
|