[Ord. No. 305 §1, 9-8-2003; Ord. No. 426 Art. 4 §A, 12-27-2010]
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 or numbered 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. 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, greater than five (5) acres or fifty
(50) lots, whichever is lesser, include within such proposals base
flood elevation data.
E. 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.
F. 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.
[Ord. No. 305 §1, 9-8-2003; Ord. No. 426 Art. 4 §B, 12-27-2010]
A. In all areas identified as unnumbered and numbered A Zones and AE Zones, where base flood elevation data have been provided 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 structures, including manufactured
homes, shall have the lowest floor, including basement, elevated to
one (1) foot above base flood level.
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 level 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 415.130(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 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. 305 §1, 9-8-2003; Ord. No. 426 Art. 4 §C, 12-27-2010]
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.
B. Require
manufactured homes that are placed or substantially improved within
unnumbered or numbered A Zones and AE 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 manufactured home park or subdivision on which a manufactured
home has incurred substantial damage as the result of a flood,
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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. 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 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 at one (1) foot above
the base flood elevation; 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.
[Ord. No. 426 Art. 4 §D, 12-27-2010]
A. If a community determines there are areas of special flood hazard that may be defined as floodway, through the use of base flood elevation and floodway data available from a Federal, State, or other source, including data developed pursuant to Article
IV, Section
415.150(D)(6)(d), and determines this data is suitable as criteria for requiring that new construction, substantial improvements, or other development in Zone A, the community must meet the standards below:
1. 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. Prohibit 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.
[Ord. No. 305 §1, 9-8-2003; Ord. No. 426 Art. 4 §E, 12-27-2010]
A. Require
that recreational vehicles placed on sites within all unnumbered and
numbered A Zones and AE 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.
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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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