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.
In
all areas of special flood hazards (Zones A, AE, A1-30), the following
provisions are required in all new construction, subdivision proposals,
substantial improvements, prefabricated structures, placement of manufactured
homes and other development:
1.
All new construction, including manufactured homes and substantial
improvements, shall be designed (or modified) and adequately anchored
to prevent flotation, collapse or lateral movement of the structure
resulting from hydrodynamic and hydrostatic loads, including the effects
of buoyancy.
2.
Shall be constructed with materials resistant to flood damage.
3.
Shall be constructed by methods and practices that minimize flood
damage.
4.
Shall be constructed with electrical, heating, ventilation, plumbing
and/or located so as to prevent water from entering or accumulating
within the components during conditions of flooding.
5.
All new and replacement water supply systems shall be designed to
minimize or eliminate infiltration of floodwaters into the system.
6.
New and replacement sanitary sewage systems shall be designed to
minimize or eliminate infiltration of floodwaters into the systems
and discharges from the system into floodwaters.
7.
On-site waste disposal systems shall be located to avoid impairment
to them or contamination from them during flooding.
8.
Storage, material and equipment. 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.
9.
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.
10.
Until a floodway has been designated, no development, including landfill, may be permitted within Zones A1-30 and AE on the City's FIRM unless the applicant for the land use has demonstrated that the proposed use, when combined with all other existing and reasonably anticipated uses, will not increase the water surface elevations of the 100-year flood more than one (1) foot on the average cross section of the reach in which the development or landfill is located as shown on the Flood Insurance Rate Study incorporated by reference, Article III, Section 430.040 of this Chapter.
A.
Subdivision
proposals and other proposed new development, including manufactured
home parks or subdivisions, located within special flood hazard areas
are required to assure that:
1.
All such proposals shall be consistent with the need to minimize
flood damage.
2.
All public utilities and facilities such as sewer, gas, electrical
and water systems are located and constructed to minimize or eliminate
flood damage.
3.
Adequate drainage provided to reduce exposure to flood hazards.
4.
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.
A.
In all areas of special flood hazards where base flood elevation data has been provided as set forth in Article III, Section 430.040, 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 one (1)
foot above the base flood elevation.
2.
Non-residential construction. New construction or substantial improvement of any commercial, industrial or other non-residential structure including manufactured homes shall either have the lowest floor, including basement, elevated one (1) foot above the base flood elevation or, together with attendant utility and sanitary facilities, be floodproofed so that below such a 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 official as set forth in Article IV, Section 430.130.
3.
Requirements for all new construction and substantial improvements. Fully enclosed areas below the lowest floor that are usable solely
for parking of vehicles, building access or storage in an area other
than a basement and which 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 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.
4.
In all areas of special flood hazard, once floodway data is obtained, as set forth in Section 430.040, the following provisions are required:
a.
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 (1) foot at any point; and
b.
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.
5.
Manufactured homes.
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. Manufactured homes must be anchored
in accordance with State and local Building Codes and FEMA guidelines.
In the event that over-the-top frame ties to ground anchors are used,
the following specific requirements (or their equivalent) shall be
met:
(1)
Over-the-top ties be provided at each of the four (4) corners
of the manufactured home with two (2) additional ties per side at
intermediate locations and manufactured homes less than fifty (50)
feet long requiring one (1) additional tie per side;
(2)
Frame ties be provided at each corner of the home with five
(5) additional ties per side at intermediate points and manufactured
homes less than fifty (50) feet long requiring four (4) additional
ties per side;
(3)
All components of the anchoring system be capable of carrying
a force of four thousand eight hundred (4,800) pounds; and
(4)
Any additions to the manufactured home be similarly anchored.
b.
Require manufactured homes that are placed or substantially improved
within unnumbered 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 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.
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 and AE Zones on the community's FIRM, that are
not subject to the provisions of Subparagraph (b) of this Subsection,
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.
6.
Recreational vehicles. Recreational vehicles placed
on sites within special flood hazard areas on the community's FIRM
shall either:
a.
Be on the site for fewer than one hundred eighty (180) consecutive
days and be fully licensed and ready for highway use*; or
b.
Meet the permitting, elevating 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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A.
Located within the areas of special flood hazard established in Article III, Section 430.040 are areas designated as shallow flooding. 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; therefore, the following provisions apply:
1.
Within AO Zones.
a.
All new construction and substantial improvements of residential
structures have the lowest floor (including basement) elevated above
the highest adjacent grade at least as high as one (1) foot above
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 non-residential
structures shall:
(1)
Have the lowest floor (including basement) elevated above the
highest adjacent grade at least as high as one (1) foot above the
depth number specified in feet on the community's FIRM (at least two
(2) feet if no depth number is specified), or
(2)
Together with attendant utility and sanitary facilities be completely
floodproofed to or above that level so that any space below that level
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 around structures on slopes shall be required
in order to guide floodwaters around and away from proposed structures.
2.
Within AH Zones.
a.
The specific standards for all areas of special flood hazard where base flood elevation data has been provided shall be required as set forth in Section 430.170.
b.
Adequate drainage paths around structures on slopes shall be required
in order to guide floodwaters around and away from proposed structures.
