Editor's Note: Regulations concerning flood hazard areas were previously codified in the 1982 Code as Chapter 110 and have been superseded by Ord. No. 1184-28-05 as codified herein.
[Ord. No. 1184-28-05 § 1.1]
The legislature of the State of New Jersey has, in N.J.S.A. 40:48-1 et seq., delegated the responsibility to local governmental units to adopt regulations designed to promote public health, safety, and general welfare of its citizenry. The Mayor and Council of the Borough of Little Ferry does ordain the following regulations.
[Ord. No. 1184-28-05 § 1.2]
The flood hazard areas of the Borough of Little Ferry are subject to periodic inundation which results in loss of life and property, health and safety hazards, disruption of commerce and governmental services, extraordinary public expenditures for flood protection and relief, and impairment of the tax base, all of which adversely affect the public health, safety, and general welfare.
These flood losses are caused by the cumulative effect of obstructions in areas of special flood hazard which increase heights and velocities and, when inadequately anchored, cause damage in other areas. Uses that are inadequately floodproofed, elevated or otherwise protected from flood damage also contribute to the flood loss.
[Ord. No. 1184-28-05 § 1.3]
It is the purpose of this chapter to promote the public health, safety, and general welfare and to minimize public and private losses due to flood conditions in specific areas by provisions designed:
To protect human life and health;
To minimize expenditure of public money for costly flood-control projects;
To minimize the need for rescue and relief efforts associated with flooding and generally undertaken at the expense of the general public;
To minimize prolonged business interruptions;
To minimize damage to public facilities and utilities, such as water and gas mains, electric, telephone and sewer lines, streets, and bridges, located in areas of special flood hazard;
To help maintain a stable tax base by providing for the sound use and development of areas of special flood hazard so as to minimize future flood blight areas;
To ensure that potential buyers are notified that property is in an area of special flood hazard; and
To ensure that those who occupy the areas of flood hazard assume responsibility for their actions.
[Ord. No. 1184-28-05 § 1.4]
In order to accomplish its purpose, this chapter includes methods and provisions for:
Restricting or prohibiting uses which are dangerous to health, safety, and property due to water or erosion hazards or which result in damaging increases in erosion or in flood heights or velocities;
Requiring that uses vulnerable to floods, including facilities which serve such uses, are protected against flood damage at the time of initial construction;
Controlling the alteration of natural floodplains, stream channels, and natural protective barriers, which help accommodate or channel floodwaters;
Controlling filling, grading, dredging, and other development which may increase flood damage; and
Preventing or regulating the construction of flood barriers which will unnaturally divert floodwaters or which may increase flood hazards in other areas.
[Ord. No. 1184-28-05 § 2; amended 8-13-2019 by Ord. No. 1521-11-19]
Unless specifically defined below, words or phrases used in this chapter shall be interpreted so as to give them the meanings they have in common usage and to give this chapter its most reasonable application.
- AH ZONE
- Areas subject to inundation by 1% annual chance shallow flooding (usually areas of ponding) where average depths are between one and three feet. Base flood elevations (BFEs) derived from detailed hydraulic analyses are shown in this zone.
- AO ZONE
- Areas subject to inundation by 1% annual chance shallow flooding (usually sheet flow on sloping terrain) where average depths are between one and three feet.
- A request for a review of the Building Subcode Official of the Borough of Little Ferry's interpretation of any provision of this chapter or a request for a variance.
- AREA OF SHALLOW FLOODING
- A designated AO or AH Zone on a community's Flood Insurance Rate Map, with a 1% or greater chance of flooding to an average depth of one to three feet, where a clearly defined channel does not exist, where the path of flooding is unpredictable, and where velocity flow may be evident. Such flooding is characterized by ponding or sheet flow.
- AREA OF SPECIAL FLOOD HAZARD
- The land in the floodplain within a community subject to a 1% or greater chance of flooding in any given year. It is shown on the FIRM as Zone V, VE, V1-30, A, AO, A1-A30, AE, A99, or AH.
- BASE FLOOD
- The flood having a 1% chance of being equaled or exceeded in any given year.
- BASE FLOOD ELEVATION (BFE)
- The flood elevation shown on a published Flood Insurance Study (FIS), including the Flood Insurance Rate Map (FIRM). For Zones AE, AH, AO, and A1-30, the elevation represents the water surface elevation resulting from a flood that has a 1% or greater chance of being equaled or exceeded in any given year. For Zones VE and V1-30, the elevation represents the stillwater elevation (SWEL) plus wave effect (BFE = SWEL + wave effect) resulting from a flood that has a 1% or greater chance of being equaled or exceeded in any given year.
- Any area of the building having its floor subgrade (below ground level) on all sides.
- BEST AVAILABLE FLOOD HAZARD DATA
- The most-recent available flood risk guidance FEMA has provided. The best available flood hazard data may be depicted on, but not limited to, advisory flood hazard area maps, work maps or preliminary FIS and FIRM.
- BEST AVAILABLE FLOOD HAZARD DATA ELEVATION
- The most-recent available flood elevation FEMA has provided. The best available flood hazard data elevation may be depicted on an advisory flood hazard area map, work map or preliminary FIS and FIRM.
- BREAKAWAY WALL
- A wall that is not part of the structural support of the building and is intended, through its design and construction, to collapse under specific lateral loading forces without causing damage to the elevated portion of the building or supporting foundation system.
- Any man-made change to improved or unimproved real estate, including, but not limited to, buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations, or storage of equipment or materials located within an area of special flood hazard.
- a. A nonbasement building:
- 1. Built, in the case of a building in an area of special flood hazard, to have the top of the elevated floor elevated above the base flood elevation plus freeboard by means of piling, columns (posts and piers), or shear walls parallel to the flow of water; and
- 2. Adequately anchored so as not to impair the structural integrity of the building during a flood up to the magnitude of the base flood.
- b. In an area of special flood hazard, "elevated building" also includes a building elevated by means of fill or solid foundation perimeter walls with openings sufficient to facilitate the unimpeded movement of floodwaters.
- The process of gradual wearing away of land masses.
- EXISTING MANUFACTURED HOME PARK OR SUBDIVISION
- A manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including, at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed before the effective date of the floodplain management regulations adopted by a community.
- FLOOD INSURANCE RATE MAP (FIRM)
- The official map on which the Federal Insurance Administration has delineated both the areas of special flood hazard and the risk premium zones applicable to the community.
- FLOOD INSURANCE STUDY (FIS)
- The official report provided in which the Federal Insurance Administration has provided flood profiles, as well as the Flood Insurance Rate Map and the water surface elevation of the base flood.
- FLOOD or FLOODING
- A general and temporary condition of partial or complete inundation of normally dry land areas from:
- FLOODPLAIN MANAGEMENT REGULATIONS
- Zoning ordinances, subdivision regulations, building codes, health regulations, special purpose ordinances (such as a floodplain ordinance, grading ordinance and erosion control ordinance) and other applications of police power. The term describes such state or local regulations, in any combination thereof, which provide standards for the purposes of flood damage prevention and reduction.
- Any combination of structural and nonstructural additions, changes, or adjustments to structures which reduce or eliminate flood damage to real estate or improved real property, water and sanitary facilities, structures and their contents.
- A factor of safety, usually expressed in feet above a flood level, for purposes of floodplain management. "Freeboard" tends to compensate for the many unknown factors that could contribute to flood heights greater than the height calculated for a selected size flood conditions, such as wave action, bridge openings, and the hydrological effect of urbanization of the watershed.
- HIGHEST ADJACENT GRADE
- The highest natural elevation of the ground surface, prior to construction, next to the proposed or existing walls of a structure.
- HISTORIC STRUCTURE
- Any structure that is:
- a. Listed individually on the National Register of Historic Places (a listing maintained by the Department of the Interior) or preliminarily determined by the Secretary of the Interior as meeting the requirements for individual listing on the National Register;
- b. Certified or preliminarily determined by the Secretary of the Interior as contributing to the historical significance of a registered historic district preliminarily determined by the Secretary to qualify as a registered historic district;
- c. Individually listed on a state inventory of historic places in states with historic preservation programs which have been approved by the Secretary of the Interior; or
- d. Individually listed on a local inventory of historic places in communities with historic preservation programs that have been certified either:
- LOWEST FLOOR
- The lowest floor of the lowest enclosed area (including basement). An unfinished or flood-resistant enclosure, or storage in an area other than a basement, is not considered a building's lowest floor, provided that such enclosure is not built so it renders the structure in violation of other applicable nonelevation design requirements of 44 CFR 60.3.
- MANUFACTURED HOME
- A structure, transportable in one or more sections, which is built on a permanent chassis and is designed for use with or without a permanent foundation when attached to the required utilities. The term "manufactured home" does not include a "recreational vehicle."
- MANUFACTURED HOME PARK or MANUFACTURED HOME SUBDIVISION
- A parcel (or contiguous parcels) of land divided into two or more manufactured home lots for rent or sale.
- NEW CONSTRUCTION
- Structures for which the start of construction commenced on or after the effective date of a floodplain regulation adopted by a community, and includes any subsequent improvements to such structures.
- NEW MANUFACTURED HOME PARK OR SUBDIVISION
- A manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including, at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed on or after the effective date of the floodplain management regulations adopted by the municipality.
- PRELIMINARY FLOOD INSURANCE RATE MAP ("PRE-FIRM")
- The draft version of the FIRM released for public comment before finalization and adoption.
- RECREATION VEHICLE
- A vehicle which is:
- a. Built on a single chassis;
- b. Four hundred square feet or less when measured at the longest horizontal projections;
- c. Designed to be self-propelled or permanently towable by a light-duty truck; and
- d. Designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel, or seasonal use.
- a. For other than new construction or substantial improvements under the Coastal Barrier Resources Act (P.L. No. 97-348), shall mean and include substantial improvements and the date the building permit is issued, provided the actual start of construction, repair, reconstruction, rehabilitation, addition, placement, or other improvement was within 180 days of the permit date. The "actual start" means either the first placement of permanent construction of a structure on a site, such as the pouring of a slab or footings, the installation of pilings, the construction of columns, or any work beyond the stage of excavation, or the placement of a manufactured home on a foundation.
- b. Permanent construction does not include land preparation, such as clearing, grading and filling, nor does it include the installation of streets and/or walkways, nor does it include excavation for a basement, footings or piers, or foundations or the erection of temporary forms, nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvement, the "actual start of construction" means the first alteration of any wall, ceiling, floor, or other structural part of a building, whether or not the alteration affects the external dimensions of the building.
- A walled and roofed building, a manufactured home, or a gas or liquid storage tank that is principally above ground.
- SUBSTANTIAL DAMAGE
- Damage of any origin sustained by a structure whereby the cost of restoring the structure to its before-damaged condition would equal or exceed 50% of the market value of the structure before the damage occurred.
- SUBSTANTIAL IMPROVEMENT
- Any reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds 50% of the market value of the structure before the "start of construction" of the improvement. This term includes structures which have incurred "substantial damage," regardless of the actual repair work performed. The term does not, however, include either:
- a. Any project for improvement of a structure to correct existing violations of state or local health, sanitary or safety code specifications which have been identified by the local Code Enforcement Officer and which are the minimum necessary to assure safe living conditions; or
- b. Any alteration of an historic structure, provided that the alteration will not preclude the structure's continued designation as an historic structure.
- A grant of relief from the requirements of this chapter which permits construction in a manner that would otherwise be prohibited by this chapter.
- The failure of a structure or other development to be fully compliant with this chapter. A new or substantially improved structure or other development without the elevation certificate, other certifications, or other evidence of compliance required in 44 CFR 60.3(b)(5), (c)(4), (c)(10), (e)(2), (e)(4), or (e)(5) is presumed to be in violation until such time as that documentation is provided.
[Ord. No. 1184-28-05 § 3.1]
This chapter shall apply to all special flood hazards within the jurisdiction of the Borough of Little Ferry.
[Ord. No. 1184-28-05 § 3.2; Ord. No. 1186-30-05 § 3.2; amended 8-13-2019 by Ord. No. 1521-11-19]
The areas of special flood hazard identified by the Federal Insurance Administration in a scientific and engineering report entitled "The Flood Insurance Study of Bergen County, New Jersey," dated August 28, 2019, with accompanying Flood Insurance Rate Map Panels 256, 257 and 258 Revision H, are hereby adopted by reference. The best available flood hazard data documents shall take precedence over effective panels and FIS in construction and development regulations only. Where the effective mapping or base flood elevation conflicts or overlaps with the best available flood hazard data, whichever imposes the more-stringent requirement shall prevail and is declared to be part of this chapter. The Flood Insurance Study is on file at 215-217 Liberty Street, Little Ferry, New Jersey.
[Ord. No. 1184-28-05 § 3.3; New; amended 8-13-2019 by Ord. No. 1521-11-19]
No structure or land shall hereafter be constructed, relocated to, extended, converted, or altered without full compliance with the terms of this chapter and other applicable regulations. Violation of the provisions of this chapter by failure to comply with any of its requirements (including violations of conditions and safeguards established in connection with conditions) shall be liable, upon conviction, to the penalty stated in Chapter 1, § 1-5, and, in addition, shall pay all costs and expenses involved in the case. Nothing herein contained shall prevent the Borough of Little Ferry from taking such other lawful action as is necessary to prevent or remedy any violation.
[Ord. No. 1184-28-05 § 3.4]
This chapter is not intended to repeal, abrogate, or impair any existing easements, covenants, or deed restrictions. However, where this chapter and other ordinance, easement, covenant, or deed restriction conflict or overlap, whichever imposes the more-stringent restrictions shall prevail.
[Ord. No. 1184-28-05 § 3.5]
In the interpretation and application of this chapter, all provisions shall be:
[Ord. No. 1184-28-05 § 3.6]
The degree of flood protection required by this chapter is considered reasonable for regulatory purposes and is based on scientific and engineering considerations. Larger floods can and will occur on rare occasions. Flood heights may be increased by man-made or natural causes. This chapter does not imply that land outside the areas of special flood hazard or uses permitted within such areas will be free from flooding or flood damages.
This chapter shall not increase liability on the part of the Borough of Little Ferry, any officer or employee thereof, or the Federal Insurance Administration, for any flood damages that result from reliance on this chapter or any administrative decision lawfully made thereunder.
[Ord. No. 1184-28-05 § 4.1; amended 8-13-2019 by Ord. No. 1521-11-19]
A development permit shall be obtained before construction or development begins, including placement of manufactured homes, within any area of special flood hazard established in § 25-7. Application for a development permit shall be made on forms furnished by the Building Subcode Official and may include, but not be limited to: plans, in duplicate, drawn to scale, showing the nature, location, dimensions, and elevations of the area in question; existing or proposed structures; fill; storage of materials; drainage facilities; and the location of the foregoing.
Specifically, the following information is required:
The elevation, in relation to mean sea level, of the lowest floor (including basement) of all structures;
The elevation, in relation to mean sea level, to which any structure has been floodproofed;
Certification by a registered professional engineer or architect that the floodproofing methods for any nonresidential structure meet the floodproofing criteria in Subsection 25-16.2; and
A description of the extent to which any watercourse will be altered or relocated as a result of proposed development.
[Ord. No. 1184-28-05 § 4.2]
The Construction Official is hereby appointed to administer and implement this chapter by granting or denying development permit applications in accordance with its provisions.
[Ord. No. 1184-28-05 § 4.3; amended 8-13-2019 by Ord. No. 1521-11-19]
Duties of the Construction Building Subcode Official include, but are not limited to:
Review all development permits to determine that the permit requirements of this chapter have been satisfied.
Review all development permits to determine that all necessary permits have been obtained from those federal, state or local governmental agencies from which prior approval is required.
Review all development permits to determine if the proposed development is located in the floodway, and assure that the encroachment provisions of § 25-17, paragraph a, are met.
Use of other base flood and floodway data. When base flood elevation and floodway data has not been provided in accordance with § 25-7, Basis for Establishing Areas of Special Flood Hazard, the Construction Official shall obtain, review, and reasonably utilize any base flood elevation and floodway data available from a federal, state or other source, in order to administer Subsection 25-16.1, Specific Standards, Residential Construction, and Subsection 25-16.2 Specific Standards, Nonresidential Construction.
Information to be obtained and maintained:
Obtain and record the actual elevation (in relation to mean sea level) of the lowest floor (including basement) of all new or substantially improved structures, and whether or not the structure contains a basement.
Maintain for public inspection all records pertaining to the provisions of this chapter.
Alteration of watercourses:
Notify adjacent communities and the New Jersey Department of Environmental Protection, Bureau of Flood Control, and the Land Use Regulation Program prior to any alteration or relocation of a watercourse, and submit evidence of such notification to the Federal Insurance Administration.
Require that maintenance is provided within the altered or relocation portion of the watercourse so the flood-carrying capacity is not diminished.
Interpretation of FIRM boundaries: make interpretations, where needed, as to the exact location of the boundaries of the areas of special flood hazard (for example, where there appears to be a conflict between a mapped boundary and actual filed field conditions). The person contesting the location of the boundary shall be given a reasonable opportunity to appeal the interpretation as provided in § 25-14.
[Added 8-13-2019 by Ord. No. 1521-11-19]
After an event resulting in building damages, assess the damage to structures due to flood and nonflood causes.
Record and maintain the flood and nonflood damage of substantial damage structures and provide a letter of substantial damage determination to the owner and the New Jersey Department of Environmental Protection, Bureau of Flood Control.
[Ord. No. 1184-28-05 § 4.4-1]
The Planning/Zoning Board as established by the Borough of Little Ferry shall hear and decide appeals and requests for variances from the requirements of this chapter.
The Planning/Zoning Board shall hear and decide appeals when it is alleged there is an error in any requirement, decision, or determination made by the Building Subcode Official in the enforcement or administration of this chapter.
Those aggrieved by the decision of the Planning/Zoning Board, or any taxpayer, may appeal such decision to the New Jersey Superior Court.
In passing upon such application, the Planning/Zoning Board shall consider all technical evaluations, all relevant factors, standards specified in other sections of this chapter, and:
The danger that materials may be swept onto other lands to the injury of others;
The danger to life and property due to flooding or erosion damage;
The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner;
The importance of the services provided by the proposed facility to the community;
The necessity to the facility of a waterfront location, where applicable;
The availability of alternative locations for the proposed use which are not subject to flooding or erosion damage;
The compatibility or the proposed use with existing and anticipated development;
The relationship of the proposed use to the Comprehensive Plan and floodplain management program of that area;
The safety of access to the property in terms of flood for ordinary and emergency vehicles;
The expected heights, velocity, duration, rate of rise, and sediment transport of the floodwaters and the effects of wave action, if applicable, expected at the site; and
The costs of providing governmental services during and after flood conditions, including maintenance and repair of public utilities and facilities, such as sewer, gas, electrical, and water systems, and streets and bridges.
Upon consideration of the factors of paragraph d above and the purpose of this chapter, the Planning/Zoning Board may attach such conditions to the granting of variances as it deems necessary to further the purpose of this chapter.
The Building Subcode Official shall maintain the records of all appeal actions, including technical information, and report any variances to the Federal Insurance Administration upon request.
[Ord. No. 1184-28-05 § 4.4-2]
Generally, variances may be issued for new construction and substantial improvements to be erected on a lot of 1/2 acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, providing paragraphs d1 through 11 of Subsection 25-14.1 have been fully considered. As the lot size increases beyond the 1/2 acre, the technical justification required for issuing the variance increases.
Variances may be issued for the repair or rehabilitation of historic structures upon a determination that the proposed repair or rehabilitation will not preclude the structure's continued designation as an historic structure and the variance is the minimum necessary to preserve the historic character and design of the structure.
Variances shall not be issued within any designated floodway if any increase in flood levels during the base flood discharge would result.
Variances shall only be issued upon a determination that the variance is the minimum necessary, considering the flood hazard, to afford relief.
Variances shall only be issued upon:
A showing of good and sufficient cause;
A determination that failure to grant the variance would result in exceptional hardship to the applicant;
A determination that the granting of a variance will not result in increases in flood heights, additional threats to public safety, or extraordinary public expense, create nuisances, cause fraud on or victimization of the public as identified in Subsection 25-14.1d, or conflict with existing local laws or ordinances.
Any applicant to whom a variance is granted shall be given written notice that the structure will be permitted to be built with a lowest floor elevation below the base flood elevation and that the cost of flood insurance will be commensurate with the increased risk resulting from the reduced lowest floor elevation.
[Ord. No. 1184-28-05 § 5.1; amended 8-13-2019 by Ord. No. 1521-11-19]
In all areas of special flood hazard, the following standards are required:
General standards. In all areas of special flood hazard, compliance with the applicable requirements of the Uniform Construction Code (N.J.A.C. 5:23) and the following standards, whichever are more restrictive, is required.
[Ord. No. 1184-28-05 § 5.1-1; amended 8-13-2019 by Ord. No. 1521-11-19]
All new construction and substantial improvements shall be anchored to prevent flotation, collapse, or lateral movement of the structure.
All manufactured homes to be placed or substantially improved shall be anchored to resist flotation, collapse or lateral movement. Methods of anchoring may include, but are not to be limited to, use of over-the-top or frame ties to ground anchors. This requirement is in addition to applicable state and local anchoring requirements for resisting wind forces.
[Ord. No. 1184-28-05 § 5.1-2]
[Ord. No. 1184-28-05 § 5.1-3; amended 8-13-2019 by Ord. No. 1521-11-19]
All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of floodwaters into the system.
New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of floodwaters into the systems and discharge from the systems into floodwaters.
For all new construction and substantial improvements, the electrical, heating, ventilation, plumbing and air-conditioning equipment and other service facilities shall be designed and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding.
[Ord. No. 1184-28-05 § 5.1-4; amended 8-13-2019 by Ord. No. 1521-11-19]
All subdivision proposals and other proposed new development shall be consistent with the need to minimize flood damage;
All subdivision proposals and other proposed new development shall have public utilities and facilities, such as sewer, gas, electrical and water systems, located and constructed to minimize flood damage;
All subdivision proposals and other proposed new development shall have adequate drainage provided to reduce exposure to flood damage; and
Base flood elevation data shall be provided for subdivision proposals and other proposed development which contains at least 50 lots or five acres (whichever is less).
[Ord. No. 1184-28-05 § 5.1-5; amended 8-13-2019 by Ord. No. 1521-11-19]
All new construction and substantial improvements having fully enclosed areas below the lowest floor that are usable solely for parking of vehicles, building access or storage in an area other than a basement and which 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 must meet or exceed the following minimum criteria: A minimum of two openings in at least two exterior walls of each enclosed area, having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding, shall be provided. The bottom of all openings shall be no higher than one foot above grade. Openings may be equipped with screens, louvers, or other coverings or devices, provided that they permit automatic entry and exit of floodwaters.
[Ord. No. 1184-28-05 § 5.2]
[Ord. No. 1184-28-05 § 5.2-1; amended 8-13-2019 by Ord. No. 1521-11-19]
New construction and substantial improvement of any residential structure located in an A or AE Zone shall have the lowest floor, including basement, elevated to or above the base flood elevation, together with the attendant utilities (including all electrical, heating, ventilating, air-conditioning and other service equipment) and sanitary facilities, elevated at or above the more-restrictive, of: the base flood elevation (published FIS/FIRM) plus one foot, the best available flood hazard data elevation plus one foot, or as required by ASCE/SEI 24-14, Table 2-1.
Require within any AO Zone on the municipality's FIRM that all new construction and substantial improvement of any residential structure shall have the lowest floor, including basement, together with the attendant utilities and sanitary facilities, elevated: above the depth number specified in feet plus one foot, above the highest adjacent grade at least as high as the depth number specified in feet (at least two three feet if no depth number is specified), or at or above the best available flood hazard data elevation plus one foot, whichever is more restrictive. And, require adequate drainage paths around structures on slopes to guide floodwaters around and away from proposed structures.
[Ord. No. 1184-28-05 § 5.2-2; amended 8-13-2019 by Ord. No. 1521-11-19]
New construction and substantial improvement of any commercial, industrial or other nonresidential structure located in an A or AE Zone shall either have the lowest floor, including basement, elevated to the level of the base flood elevation or, together with the attendant utilities and sanitary facilities, shall, together with the attendant utilities (including all electrical, heating, ventilating, air-conditioning and other service equipment) and sanitary facilities, either:
Be elevated at or above the more-restrictive of: the base flood elevation (published FIS/FIRM) plus one foot, the best available flood hazard data elevation plus one foot, or as required by ASCE/SEI 24-14, Table 2-1; or
Be required within any AO or AH Zone on the municipality's FIRM that all new construction and substantial improvement of any commercial, industrial or other nonresidential structure shall either have the lowest floor, including basement, together with the attendant utilities and sanitary facilities, elevated above the depth number specified in feet plus one foot, above the highest adjacent grade at least as high as the depth number specified in feet (at least two three feet if no depth number is specified), or at or above the best available flood hazard data elevation plus one foot, whichever is more restrictive. And, require adequate drainage paths around structures on slopes to guide floodwaters around and away from proposed structures; or
Be floodproofed so that below the base flood level the more-restrictive of: the base flood elevation (published FIS/FIRM) plus one foot, the best available flood hazard data elevation plus one foot, or as required by ASCE/SEI 24-14, Table 6-1, the structure is watertight with walls substantially impermeable to the passage of water;
Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and
Be certified by a registered professional engineer or architect that the design and methods of construction are in accordance with accepted standards of practice for meeting the applicable provisions of this subsection. Such certification shall be provided to the official as set forth in Subsection 25-13.2c2.
[Ord. No. 1184-28-05 § 5.2-3; amended 8-13-2019 by Ord. No. 1521-11-19]
All manufactured homes to be placed or substantially improved within an area of special flood hazard shall:
Be consistent with the need to minimize flood damage;
Be constructed to minimize flood damage;
Have adequate drainage provided to reduce exposure to flood damage;
Be elevated on a permanent foundation such that the top of the lowest floor is at or above the more-restrictive of: the base flood elevation (published FIS/FIRM) plus one foot, the best available flood hazard data elevation plus one foot, or as required by ASCE/SEI 24-14, Table 2-1.
The manufactured home chassis shall be supported by reinforced piers or other foundation elements of at least equivalent strength that are no less than 36 inches in height above grade and be securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement.
Editor's Note: Former § 27-17, Floodways, which immediately followed this subsection, was repealed 8-13-2019 by Ord. No. 1521-11-19.