A. The identified floodplain area shall be any areas of the City of
Lock Haven, subject to the one-hundred-year flood, which is identified
as Zone A (Area of Special Flood Hazard) in the Flood Insurance Study
(FIS) dated September 29, 2008, and the accompanying maps, or the
most recent revision thereof as issued by the Federal Emergency Management
Agency, including all digital data developed as part of the Flood
Insurance Study.
B. The Floodplain District shall be an overlay to the existing underlying
districts as shown on the Official Zoning Map and, as such, the provisions
for the Floodplain District shall serve as a supplement to the underlying
district provisions. All uses, activities and development occurring
within any floodplain district shall be undertaken only in strict
compliance with the provisions of this chapter and with all other
applicable codes and ordinances. Where there happens to be any conflict
between the provisions or regulations of the Floodplain District,
the more restrictive provisions and/or those pertaining to the Floodplain
District shall apply.
C. The identified floodplain area shall consist of the following specific
areas:
(1) FW (Floodway Area). The areas identified as "Floodway" in the AE
Zone in the Flood Insurance Study prepared by the FEMA. The term shall
also include floodway areas which have been identified in other available
studies or sources of information for those floodplain areas where
no floodway has been identified in the Flood Insurance Study.
(2) FF (Flood-Fringe Area). The remaining portions of the one-hundred-year
floodplain in those areas identified as an AE Zone in the Flood Insurance
study, where a floodway has been delineated. The basis for the outermost
boundary of this area shall be the one-hundred-year flood elevations
as shown in the flood profiles contained in the Flood Insurance Study.
(3) FA (General Floodplain Area). The areas identified as Zone A in the
FIS for which no one-hundred-year flood elevations have been provided.
When available, information from other federal, state, and other acceptable
sources shall be used to determine the one-hundred-year elevation,
as well as a floodway area, if possible. When no other information
is available, the one-hundred-year elevation shall be determined by
using a point on the boundary of the identified floodplain area which
is nearest the construction site in question.
In lieu of the above, the City may require the applicant to
determine the elevation with hydrologic and hydraulic engineering
techniques. Hydrologic and hydraulic analyses shall be undertaken
only by professional engineers or others of demonstrated qualifications,
who shall certify that the technical methods used correctly reflect
currently accepted technical concepts. Studies, analyses, computations,
etc., shall be submitted in sufficient detail to allow a thorough
technical review by City officials.
In order to prevent excessive damage to buildings and structures
due to conditions of flooding, the following restrictions shall apply
to all new construction and substantial improvements and other development
occurring in the designated Floodplain District. Said restrictions
are intended to supplement the applicable building code, electrical
code, plumbing code, building maintenance code and this chapter of
the City of Lock Haven; and to the extent these are more restrictive,
they shall supersede said codes and ordinances.
A. Residential structures. Within any identified floodplain area, any
new construction or substantial improvement of a residential structure
shall have the lowest floor (including basement) elevated at least
one foot above the regulatory flood elevation.
B. Nonresidential structures.
(1) Within any identified floodplain area, any new construction or substantial
improvement of a nonresidential structure shall have the lowest floor
(including basement) elevated at least one foot above the regulatory
flood elevation or be designed and constructed so that the space enclosed
by such structure shall remain either completely or essentially dry
during any flood up to that height.
(2) Any nonresidential structure or any part thereof, having a lowest
floor which is not elevated to at least one foot above the one-hundred-year
flood elevation, shall be floodproofed in a completely or essentially
dry manner in accordance with the W1 or W2 space classification standards
contained in the publication entitled "Floodproofing Regulations"
published by the U.S. Army Corps of Engineers, June 1972, as amended
March 1992, or with some other equivalent standard. All plans and
specifications for such floodproofing shall be accompanied by a statement
certified by a registered professional engineer or architect which
states that the proposed design and methods of construction are in
conformance with the above-referenced standard.
C. Space below the lowest floor.
(1) Fully enclosed space below the lowest floor (including basement)
is prohibited.
(2) Partially enclosed space below the lowest floor (including basement)
which will be used solely for the parking of a vehicle, building access
or incidental storage in an area other than a basement shall be designed
and constructed to allow for the automatic entry and exit of floodwaters
for the purpose of equalizing hydrostatic forces on exterior walls.
The term "partially enclosed space" also includes crawl spaces. 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 net total area of not less
than one square inch for every square foot of enclosed space.
(b)
The bottom of all openings shall be no higher than one foot
above grade.
(c)
Openings may be equipped with screens, louvers, etc., or other
coverings or devices provided that they permit the automatic entry
and exit of floodwaters.
D. Fill. If fill is used to raise the finished surface of the lowest
floor one foot above the elevation of the one-hundred-year flood:
(1) The top of the fill shall extend 15 feet beyond the building line
from all points.
(2) Fill shall consist of soil or small materials only. Sanitary landfills
shall not be permitted. Fill shall be compacted to provide the necessary
permeability and resistance to erosion, scouring or settling.
(3) Fill slopes shall be not steeper than one vertical to two horizontal,
unless substantiating data justifying steeper slopes, are submitted
to and approved by the City Code Enforcement Officer or the City Engineer.
(4) Fill shall be used only to the extent to which it does not adversely
affect adjacent properties.
E. Placement of buildings and structures. All buildings and structures
shall be constructed and placed on the lot so as to offer the minimum
obstruction to the flow of water and shall be designed to have a minimum
effect upon the flow and height of flood water as determined by the
City Engineer.
F. Anchoring.
(1) All buildings and structures shall be firmly anchored in accordance
with accepted practices to prevent flotation, collapse or lateral
movement, thus reducing and decreasing the possibility of the blockage
of bridge openings and other restricted sections of the watercourse.
(2) All air ducts, large pipes and storage tanks located at or below
the first floor level shall be firmly anchored to prevent flotation.
G. Floors, walls, and ceilings.
(1) Wood flooring used below an elevation of one foot above the regulatory
flood elevation shall be installed to accommodate a lateral expansion
of the flooring, perpendicular to the flooring grain, without incurring
structural damage to the building.
(2) All finished flooring below an elevation of one foot above the regulatory
flood elevation shall be made of materials which are stable and resistant
to water damage resulting from submersion.
(3) Plywood used below an elevation of one foot above the regulatory
flood elevation shall be an "exterior" or "marine" grade and of water-resistant
or waterproof variety.
(4) Basement ceilings below an elevation of one foot above the regulatory
flood elevation shall have sufficient wet strength and be so installed
as to survive inundation.
(5) Window frames, door frames and door jambs used at or below the lowest
floor level shall be made of metal.
H. Electrical systems.
(1) All electrical water heaters, electrical furnace, electrical air
conditioners and ventilation systems and other electrical installations,
except electrical meters, shall be permitted only at elevations of
one foot or more above the level of the one-hundred-year flood. Electrical
meters shall be installed in a location which provides the highest
elevation consistent with reasonable readability; however, in no case
shall meters be installed at less than six feet above the ground level.
All meters installed shall be resistant to flood damage and be constructed
by methods and practices that minimize flood damage.
(2) No electrical distribution panels shall be allowed at an elevation
less than three feet above the level of the one-hundred-year flood.
(3) Electrical circuits serving areas below the regulatory flood elevation
shall be separate circuits and shall be dropped from above.
(4) Underground electrical wires shall be permitted to buildings and
establishments within the floodplain only if said electrical wires
and the installation thereof meet the requirements of the utility
company serving said buildings or establishments.
I. Plumbing.
(1) Water heaters, furnaces and other mechanical equipment shall be permitted
only at elevations of one foot or more above the level of the one-hundred-year
flood.
(2) No part of any on-site sewage disposal system shall be constructed
within the Floodplain District.
(3) Water supply systems and sanitary sewage systems shall be designed
to preclude the infiltration of floodwaters into the systems and discharges
from the systems into floodwaters. Additional provisions shall be
made for the drainage of these systems in the event that floodwater
infiltration occurs.
J. Paints and adhesives.
(1) Adhesives used below an elevation of one foot above the regulatory
flood elevation shall have a bonding strength that is unaffected by
inundation.
(2) Door and all wood trim used below an elevation of one foot above
the regulatory flood elevation shall be sealed with a waterproof paint
or similar product.
(3) Paints or other finishes used below an elevation of one foot above
the regulatory flood elevation shall be sealed with a waterproof paint
or similar product.
K. Storage. No materials that are buoyant, flammable, explosive or,
in times of flooding, could be injurious to human, animal or plant
life, shall be stored below an elevation of one foot above the one-hundred-year
flood unless they are properly anchored and/or floodproofed to preclude
their causing damage to life and property.
L. Manufactured homes.
(1) Within any FW (floodway area), manufactured homes shall be prohibited.
(2) Where permitted within any floodplain area, all manufactured homes
and any improvements thereto shall be:
(a)
Placed on a permanent foundation.
(b)
Elevated so that the lowest floor of the manufactured home is
1 1/2 feet or more above the elevation of the one-hundred-year
flood.
(c)
Anchored to resist flotation, collapse or lateral movement.
M. Drainage facilities. Storm drainage facilities shall be designed
to convey the flow of stormwater runoff in a safe and efficient manner.
The system shall insure proper drainage along streets and provide
positive drainage away from buildings. The system shall also be designed
to prevent the discharge of excess runoff onto adjacent properties.