[Ord. No. 150-14 Art. 4 § A, 7-8-2014]
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 unnumbered A zone 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 buildings, 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 flood
waters into the systems and discharges from the systems into flood
waters, 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.
D. Agricultural Structures. Structures used solely
for agricultural purposes in connection with the production, harvesting,
storage, drying, or raising of agricultural commodities, including
the raising of livestock, 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; there is no permanent retail,
wholesale, or manufacturing use included in the structure; a variance
has been granted from the floodplain management requirements of this
Chapter; and a floodplain development permit has been issued.
E. 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 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.
F. Critical Facilities.
1.
All new or substantially improved critical nonresidential facilities
including, but not limited, to governmental buildings, police stations,
fire stations, hospitals, orphanages, penal institutions, communication
centers, water and sewer pumping stations, water and sewer treatment
facilities, transportation maintenance facilities, places of public
assembly, emergency aviation facilities, and schools shall be elevated
above the 500-year flood level or together with attendant utility
and sanitary facilities, be floodproofed so that below the 500-year
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 the National Flood Insurance Program
(NFIP) regulations.
2.
All critical facilities shall have access routes that are above
the elevation of the 500-year flood.
G. 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.
H. Hazardous Materials. All hazardous material storage
and handling sites shall be located out of the floodplain.
I. Non-Conforming Use. A structure, or the use of a
structure or premises that was lawful before the passage or amendment
of the ordinance, 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
24 consecutive months, any future use of the building shall conform
to this Chapter.
2.
If any nonconforming use or structure is destroyed by any means,
including flood, it shall not be reconstructed if the cost is more
than 50 percent 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.
J. 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 calendar years does not exceed 50 percent of the structure's current market value. If the cumulative value of the improvement exceeds 50 percent of the structure's current market value, the structure must be brought into compliance with Article
IV, Section
415.160(A) 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. 150-14 Art. 4 § B, 7-8-2014]
A. In all areas of special flood hazard, once base flood elevation data is obtained, as set forth in Article
IV, Section
415.150(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 to one (1) foot above the base flood level.
[*The FEMA, Region VII office recommends elevating to one foot
above the base flood elevation to accommodate floodway conditions
when the floodplain is fully developed.]
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2.
Non-residential construction. New construction or substantial-improvement of any commercial, industrial, or other non-residential structure, including manufactured homes, shall have the lowest floor, including basement, elevated to one (1) foot 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 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
415.130(A)(7)(c).
[*The FEMA Region VII office recommends elevating to one foot
above the base flood elevation to qualify for flood insurance rates
based upon floodproofing.]
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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 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; and
b.
The bottom of all opening shall be no higher than one 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.
B. In all areas of special flood hazard, once floodway data is obtained, as set forth in Article
IV, Section
415.150(B), the following provisions are required:
1.
The designated floodway shall be based on the standard that
the area chosen for the floodway must be designed to carry the waters
of the base flood, without increasing the water surface elevation
more than one foot at any point; and
2.
The community shall prohibit any encroachments, including fill,
new construction, substantial- improvements, and other development
within the designated 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.
[Ord. No. 150-14 Art. 4 § C, 7-8-2014]
A. All manufactured homes to be placed within special flood hazard areas
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 A 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 and 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 level and be securely attached to an adequately anchored foundation
system to resist flotation, collapse, and lateral movement.
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C. Require that manufactured homes to be placed or substantially improved on sites in an existing manufactured home park or subdivision within unnumbered A zones on the community's FIRM, that are not subject to the provisions of Article
IV, Section
415.170(B) of this Chapter, 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.
[*The FEMA, Region VII office recommends elevating to one foot
above the base flood elevation to accommodate floodway conditions
when the floodplain is fully developed.]
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[Ord. No. 150-14 Art. 4 § D, 7-8-2014]
A. Require that recreational vehicles placed on sites within unnumbered
A zones on the community's FHBM or FIRM 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.
*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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