[Ord. No. 16-15, 11-15-2016]
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 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 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 flood
waters into the systems and discharges from the systems into flood
waters, 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.
Nonconforming Use. A structure, or the use of a structure or premises
that was lawful before the passage or amendment of this Chapter, 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 nonconforming 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 pre-damaged 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.
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.
H.
Hazardous Materials. All hazardous material storage and handling
sites shall be located out of the floodplain.
I.
Cumulative Improvement. A structure may be improved (remodeled or enlarged) without conforming to current requirements for elevation so long as the cumulative value of all work done within the last five (5) calendar years does not exceed fifty percent (50%) of the structure's current market value. If the cumulative value of the improvement exceeds fifty percent (50%) of the structure's current market value, the structure must be brought into compliance with Article IV, Section 430.160(A), which requires elevation of residential structures to or above the base flood elevation or the elevation/floodproofing of non-residential structures to or above the base flood elevation.
J.
Critical Facilities.
1.
All new or substantially improved critical non-residential facilities,
including, but not limited to, governmental buildings, police stations,
fire stations, hospitals, orphanages, penal institutions, communication
centers, water and sewer pumping stations, water and sewer treatment
facilities, transportation maintenance facilities, places of public
assembly, emergency aviation facilities, and schools, shall be elevated
above the five-hundred-year-flood level or, together with attendant
utility and sanitary facilities, be floodproofed so that below the
five-hundred-year-flood level the structure is water-tight with walls
substantially impermeable to the passage of water and with structural
components having the capability of resisting hydrostatic and hydrodynamic
loads and the 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 the National Flood Insurance Program
(NFIP) regulations.
2.
All critical facilities shall have access routes that are above
the elevation of the five-hundred-year flood.
[Ord. No. 16-15, 11-15-2016]
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 430.150(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 the base flood elevation. In all unnumbered and numbered A zones
and AE zones, the FEMA Region VII office recommends elevating to one
(1) foot above the base flood elevation to accommodate floodway conditions
when the floodplain is fully developed.
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 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 430.130(A)(9).
3.
All New Construction. Require, for all new construction and
substantial improvements, that fully enclosed areas below the 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. 16-15, 11-15-2016]
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 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, 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 community's FIRM that are not subject to the provisions of Article IV, Section 430.170(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 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.
[Ord. No. 16-15, 11-15-2016]
A.
Located within areas of special flood hazard established in Article II, Section 430.040, are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of flood waters that carry debris and potential projectiles, the following provisions shall apply:
1.
The community 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 community 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 community
during the occurrence of the base flood discharge.
3.
If Article IV, Section 430.180(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 community 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 430.150(B).
[Ord. No. 16-15, 11-15-2016]
A.
Require that recreational vehicles placed on sites within all unnumbered
and numbered A zones and AE zones on the community's FIRM either:
