[Ord. No. 7215 §§1 —
3, 11-1-2010]
A. No
permit for flood plain 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. 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 to 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 to
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 to be located so as to avoid impairment
or contamination; and
6. With regard to subdivision proposals and other proposed new development,
including manufactured home parks or subdivisions, located within
special flood hazard areas, 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. 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 flood plain management requirements of this Chapter; and
a flood plain development permit has been issued.
F. 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.
G. 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 flood plain management requirements of this Chapter;
and a flood plain development permit has been issued.
[Ord. No. 7215 §§1 —
3, 11-1-2010]
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
415.140(B), the following provisions are required:
1. 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.
2. 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 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 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 Flood Plain Administrator as set forth in Article
III, Section 415.120(9).
3. Enclosed areas. For all new construction and substantial
improvements, fully enclosed areas below the 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.
[Ord. No. 7215 §§1 —
3, 11-1-2010]
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.
B. 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 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,
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shall 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.
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C. 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, AE and AH Zones on the community's FIRM, that are not subject to the provisions of Article
IV, Section
415.160(B) of this Chapter, shall be elevated so that either:
1. The lowest floor of the manufactured home is at 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 are
securely attached to an adequately anchored foundation system to resist
flotation, collapse and lateral movement.
[Ord. No. 7215 §§1 —
3, 11-1-2010]
A. Located within the areas of special flood hazard as described in Article
II, Section
415.040 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 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 so that 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 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
415.150.
b. Adequate drainage paths shall be required around structures on slopes
in order to guide floodwaters around and away from proposed structures.
[Ord. No. 7215 §§1 —
3, 11-1-2010]
A. Located within areas of special flood hazard established in Article
II, Section
415.040 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 Article
IV, Section 415.180(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
415.140(B).
[Ord. No. 7215 §§1 —
3, 11-1-2010]
A. Recreational
vehicles placed on sites within all unnumbered and numbered A Zones,
AO, AE and AH Zones on the community's FIRM shall:
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 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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