[R.O. 2008 §410.140; Ord. No. 541 Art. 4 §A, 1-9-2006]
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 one-hundred-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 City 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 City.
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.
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.
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 floodplain management requirements
of this Chapter; and a floodplain development permit has been issued.
[R.O. 2008 §410.150; Ord. No. 541 Art. 4 §B, 1-9-2006]
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 Article IV, Section 410.140(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 flood elevation.
2.
Nonresidential Construction. New construction or substantial improvement of any commercial, industrial or other nonresidential 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 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 410.120(A)(9).
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 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.
[R.O. 2008 §410.160; Ord. No. 541 Art. 4 §C, 1-9-2006]
A.
All manufactured homes to be placed within all unnumbered
and numbered A Zones and AE Zones on the City'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 and AE Zones on the City's
FIRM on sites outside of a manufactured home park or subdivision;
in a new manufactured home park or subdivision; in an expansion to
an existing manufactured home park or subdivision; or in an existing
manufactured home park or subdivision on which a manufactured home
has incurred substantial damage as the result of a flood, are required
to 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.
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 City's FIRM that are not subject to the provisions of Subsection (B) of this Section, 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 be securely attached to an adequately anchored foundation
system to resist flotation, collapse and lateral movement.
[R.O. 2008 §410.170; Ord. No. 541 Art. 4 §D, 1-9-2006]
A.
Located within the areas of special flood hazard as described in Article II, Section 410.040, 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
City's FIRM [at least one (1) foot if no depth number is specified].
b.
All new construction and substantial improvements
of any commercial, industrial or other nonresidential 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 City's FIRM [at
least one (1) foot if no depth number is specified] or, together with
attendant utilities and sanitary facilities, be completely floodproofed
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.
[R.O. 2008 §410.180; Ord. No. 541 Art. 4 §E, 1-9-2006]
A.
Located within areas of special flood hazard established in Article II, 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 City 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 City 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 City during
the occurrence of the base flood discharge.
4.
In unnumbered A Zones, the City 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. 2008 §410.190; Ord. No. 541 Art. 4 §E, 1-9-2006]
A.
Require that recreational vehicles placed on sites within
all unnumbered and numbered A Zones and AE Zones on the City's
FIRM either:
