[R.O. 1992 § 415.080; Ord. No. 16-11557, 8-15-2016, effective 3-1-2017]
A. 
Permit Subject To Conditions. 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. 
Base Elevation. All areas identified as unnumbered A Zones on the FIRM are subject to inundation by 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. 
Floodway Designation. 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. 
Requirements. 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. 
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. 
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 that 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.
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 that 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.
H. 
Non-Conforming Use. A structure, or the use of a structure or premises that was lawful before the passage or amendment of the ordinance, but which is not in conformity with the provisions of this Chapter, may be continued subject to the following conditions:
1. 
If such structure, use, or utility service is discontinued for twelve (12) consecutive months, any future use of the building shall conform to this Chapter.
2. 
If any non-conforming use or structure is destroyed by any means, including flood, it shall not be reconstructed if the cost is more than fifty percent (50%) of the predamaged market value of the structure. This limitation does not include the cost of any alteration to comply with existing State or local health, sanitary, building, safety codes, regulations or the cost of any alteration of a structure listed on the National Register of Historic Places, the State Inventory of Historic Places, or local inventory of historic places upon determination.
3. 
No such use or substantial improvement of that use shall be expanded, changed, enlarged, or altered in a way which increases its non-conformity.
4. 
Uses or adjuncts thereof which are or become nuisances shall not be entitled to continue as non-conforming uses.
[R.O. 1992 § 415.085; Ord. No. 16-11557, 8-15-2016, effective 3-1-2017]
A. 
Requirements In A And AE Zones. In all areas identified as numbered and unnumbered A Zones and AE Zones, and adjacent property of the same or lower elevation, where base flood elevation data have been provided as set forth in Article IV, Section 415.080(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 two (2) feet 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 two (2) feet above the base flood elevation.
3. 
Roads/Parking Lots. All roadways shall be elevated one (1) foot above the base flood elevation. All parking lots shall be elevated to the base flood elevation.
4. 
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 have the floor of such enclosure elevated to the base flood elevation. Such enclosed areas 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.
c. 
Flood-resistant materials only shall be utilized to the base flood elevation plus two (2) feet. All utilities shall be placed above the base flood elevation plus two (2) feet. These utilities shall include sanitary sewer facilities, water facilities and all electrical and mechanical equipment. The type of storage permitted in an enclosed lower area shall be limited to that which is incidental and accessory to the principal use of the structure.
B. 
Standards For Lowest Floor Elevations. It shall be unlawful to construct any structure susceptible to flood damage due to backflow through the sanitary sewer system, unless the lowest floor, including basement, is elevated two (2) feet or more above the elevation of the base flood.
[R.O. 1992 § 415.090; Ord. No. 16-11557, 8-15-2016, effective 3-1-2017]
A. 
Installation Requirements. 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. 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 shall be provided at each of the four (4) corners of the manufactured home with two (2) additional ties per side at the intermediate locations and manufactured homes less than fifty (50) feet long requiring one (1) additional tie per side.
2. 
Frame ties shall 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 shall be capable of carrying a force of four thousand eight hundred (4,800) pounds.
4. 
Any additions to manufactured homes be similarly anchored.
B. 
Elevation Requirements. 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; or in a new manufactured home park or subdivision; or 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; or in an existing manufactured home park where more than fifty percent (50%) of the pads for the location of manufactured homes are vacant; are required to be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated to two (2) feet above the base flood elevation and be securely attached to an adequately anchored foundation system to resist flotation, collapse, and lateral movement.
C. 
Elevation Requirements In Manufactured Home Parks Or Subdivisions. 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 Article IV, Section 415.090(B), of this Chapter, shall be elevated so that either:
1. 
The lowest floor of the manufactured home is at two (2) feet 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. 1992 § 415.095; Ord. No. 16-11557, 8-15-2016, effective 3-1-2017]
A. 
Areas Designated As Floodways. Located within areas of special flood hazard established in Article II, Section 415.025, 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.
3. 
If Article IV, Section 415.095(A)(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 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 Article IV, Section 415.080(B).
[R.O. 1992 § 415.100; Ord. No. 16-11557, 8-15-2016, effective 3-1-2017]
A. 
Placement. Recreational vehicles placed on sites within all unnumbered and numbered A Zones and AE Zones on the City's FIRM either must:
1. 
Be on the site for fewer than one hundred eighty (180) consecutive days; or
2. 
Be fully licensed and ready for highway use [NOTE: 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]; or
3. 
Meet the permitting, elevation, and the anchoring requirements for manufactured homes of this Chapter.