[Editor's Note: Prior ordinance history includes
portions of 1971 Code §§ 19B-1.1 — 19B-5.3
and Ordinance No. 2003-22.]
[Ord. No. 2006-61 § 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. Therefore, the Township Committee
of the Township of Lakewood, County of Ocean, State of New Jersey,
does ordain as follows.
[Ord. No. 2006-61 § 1]
a.
The flood hazard areas of the Township of Lakewood 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.
b.
These flood losses are caused by the cumulative effect of obstructions
in areas of special flood hazard which increase flood heights and
velocities, and when inadequately anchored, damage uses in other areas.
Uses that are inadequately flood-proofed, elevated or otherwise protected
from flood damage also contribute to the flood loss.
[Ord. No. 2006-61 § 1]
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:
a.
To protect human life and health;
b.
To minimize expenditure of public money for costly flood control
projects;
c.
To minimize the need for rescue and relief efforts associated with
flooding and generally undertaken at the expense of the general public;
d.
To minimize prolonged business interruptions;
e.
To minimize damage to public facilities and utilities such as water
and gas mains, electric, telephone and sewer lines, streets, bridges
located in areas of special flood hazard;
f.
To help maintain a stable tax base by providing for the second use
and development of areas of special flood hazard so as to minimize
future flood blight areas;
g.
To insure that potential buyers are notified that property is in
an area of special flood hazard; and
h.
To ensure that those who occupy the areas of special flood hazard
assume responsibility for their actions.
[Ord. No. 2006-61 § 1]
In order to accomplish its purposes, this chapter includes methods
and provisions for:
a.
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;
b.
Requiring that uses vulnerable to floods including facilities which
serve such uses, be protected against flood damage at the time of
initial construction;
c.
Controlling the alteration of natural flood plains, stream channels,
and natural protective barriers, which help accommodate or channel
flood waters;
d.
Controlling filling, grading, dredging, and other development which
may increase flood damage; and
e.
Preventing or regulating the construction of flood barriers which
will unnaturally divert flood waters or which may increase flood hazards
in other areas.
[Ord. No. 2006-61 § 1]
Unless specifically defined below, words or phrases used in
this chapter shall be interpreted so as to give them the meaning they
have in common usage and to give this chapter its most reasonable
application.
- APPEAL
- Shall mean a request for a review of the local administrator's interpretation of any provision of this chapter or a request for a variance.
- AREA OF SHALLOW FLOODING
- Shall mean a designated AO, AH, or VO zone on a community's Digital Flood Insurance Rate Map (DFIRM) with a 1% annual 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
- Shall mean the land in the flood plain within a community subject to a 1% or greater chance of flooding in any given year.
- AREAS OF SPECIAL FLOOD RELATED EROSION HAZARD
- Shall mean the land within a community which is most likely to be subject to severe flood related erosion losses. After a detailed evaluation of the special flood related erosion hazard area will be designated a Zone E on the Flood Insurance Rate Map.
- BASE FLOOD
- Shall mean the flood having a 1% chance of being equaled or exceeded in any given year.
- BASEMENT
- Shall mean any area of the building having its floor subgrade (below ground level) on all sides.
- BREAKAWAY WALL
- Shall mean 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.
- COASTAL HIGH HAZARD AREA
- Shall mean an area of special flood hazard extending from offshore to the inland limit of a primary frontal dune along an open coast and any other area subject to high velocity wave action from storms or seismic sources.
- DEVELOPMENT
- Shall mean 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 the areas of special flood hazard.
- ELEVATED BUILDING
- Shall mean a non-basement building (i) built in the case of a building in an area of special flood hazard to have the top of the elevated floor or in the case of a building in a coastal high hazard area to have the bottom of the lowest horizontal structural member of the elevated floor elevated above the ground level by means of piling, columns (posts and piers), or shear walls parallel to the flow of the water, and (ii) adequately anchored so as not to impair the structural integrity of the building during a flood up to the magnitude of the base flood. 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 flood waters. In areas of coastal high hazard "elevated buildings" also includes a building otherwise meeting the definition of "elevated building" even though the lower area is enclosed by means of breakaway walls.
- EROSION
- Shall mean the process of the gradual wearing away of land masses.
- FLOOD OR FLOODING
- Shall mean a general and temporary condition of partial or complete inundation of normally dry land areas from:
- DIGITAL FLOOD INSURANCE RATE MAP (DFIRM)
- Shall mean the official map on which the Federal Insurance Administration has delineated both the areas of special flood hazards and the risk premium zones applicable to the community.
- FLOOD INSURANCE STUDY (FIS)
- Shall mean the official report provided in which the Federal Insurance Administration has provided flood profiles, as well as the Flood Insurance Rate Map(s) and the water surface elevation of the base flood.
- FLOOD-RELATED EROSION
- Shall mean the collapse or subsidence of land along the shore of a lake or other body of water as a result of undermining caused by waves or currents of water exceeding anticipated cyclical levels or suddenly caused by unusually high water level in a natural body of water, accompanied by a severe storm, or by unanticipated force of nature, such as a flash flood or an abnormal tidal surge, or by some similarly unusual and unforeseeable event which results in flooding.
- FLOOD-RELATED EROSION AREA OR FLOOD-RELATED EROSION PRONE AREA
- Shall mean a land area adjoining the shore of a lake or other body of water, which due to the composition of the shore line or bank and high water levels or wind-driven currents, is likely to suffer flood-related erosion.
- FLOOD-RELATED EROSION AREA MANAGEMENT
- Shall mean the operation of an overall program of corrective and preventive measures for reducing flood-related erosion damage, including but not limited to emergency preparedness plans, flood-related erosion control works, and flood plain management regulations.
- FLOOD PLAIN MANAGEMENT REGULATIONS
- Shall mean zoning ordinances, subdivision regulations, building codes, health regulations, special purpose ordinances (such as a flood plain 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 purpose of flood damage prevention and reduction.
- FLOODWAY
- Shall mean the channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than 0.2 foot.
- HIGHEST ADJACENT GRADE
- Shall mean the highest natural elevation of the ground surface prior to construction next to the proposed walls of a structure.
- HISTORIC STRUCTURE
- Shall mean any structure that is:
- a. Listed individually in the National Register of Historic Places (a listing maintained by the Department of 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 or a 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
- Shall mean the lowest floor of the lowest enclosed area (including basement). An unfinished or flood resistant enclosure, usable solely for the parking of vehicles, building access 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 to render the structure in violation of other applicable nonelevation design requirements.
- MANUFACTURED HOME
- Shall mean 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
- Shall mean a parcel (or contiguous parcels) of land divided into two or more manufactured home lots for rent or sale.
- NEW CONSTRUCTION
- Shall mean structures for which the start of construction commenced on or after the effective date of a flood plain regulation adopted by a community and includes any subsequent improvements to such structures.
- NEW MANUFACTURED HOME PARK OR SUBDIVISION
- Shall mean 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 flood plain management regulations adopted by the municipality.
- PRIMARY FRONTAL DUNE
- Shall mean a continuous or nearly continuous mound or ridge of sand with relatively steep seaward and landward slopes immediately landward and adjacent to the beach and subject to erosion and over-topping from high tides and waves from coastal storms. The inland limit of the primary frontal dune occurs at the point where there is a distinct change from the relatively steep slope to a relatively mild slope.
- RECREATIONAL VEHICLE
- Shall mean a vehicle which is (i) built on a single chassis; (ii) 400 square feet or less when measured at the longest horizontal projects; (iii) designed to be self-propelled or permanently towable by a light duty truck; and (iv) designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel, or seasonal use.
- REFERENCE FEATURE
- Shall mean the receding edge or bluff or eroding frontal dune, or if such a feature is not present, the normal high water line or the seaward line of permanent vegetation if a high water line cannot be identified.
- SAND DUNES
- Shall mean naturally occurring accumulations of sand in ridges or mounds landward of the beach.
- SETBACK
- 60-year setback shall mean a distance equal to 60 times the average annual long term recession rate at a site, measured from the reference feature.
- 30-year setback shall mean a distance equal to 30 times the average annual long term recession rate at a site, measured from the reference feature.
- START OF CONSTRUCTION
- (For other than new construction or substantial improvements under the Coastal Barrier Resources Act (P.L. No. 97-348)) shall include substantial improvements and means the date the building permit was 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 piles, the construction of columns, or any work beyond the stage of excavation, or the placement of a manufactured home on a foundation.
- 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 that alteration affects the external dimensions of the building.
- STRUCTURE
- Shall mean a walled and roofed building, a manufactured home, or a gas or liquid storage tank, that is principally above ground.
- SUBSTANTIAL DAMAGE
- Shall mean 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
- Shall mean any reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which 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 a "historic structure," provided that the alteration will not preclude the structure's continued designation as a "historic structure."
- VARIANCE
- Shall mean a grant of relief from the requirements of this chapter that permits construction in a manner that would otherwise be prohibited by this chapter.
[Ord. No. 2006-61 § 1]
This chapter shall apply to all areas of special flood hazards
within the jurisdiction of the Township of Lakewood, Ocean County,
New Jersey.
[Ord. No. 2006-61 § 1]
The areas of special flood hazard for the Township of Lakewood,
Community No. 340378, are identified and defined on the following
documents prepared by the Federal Emergency Management Agency:
a.
A scientific and engineering report "Flood Insurance Study, Ocean
County, New Jersey (all jurisdictions)" dated September 29, 2006.
b.
Flood Insurance Rate Map for Ocean County, New Jersey (all jurisdictions)
as shown on index and panel(s) 0160, 0167, 0176, 0177, 0178, 0179,
0181, 0182, 0183, 0184, 0186, 0187, 0191, 0193 whose effective date
is September 29, 2006.
The above documents are hereby adopted and declared to be a
part of this chapter. The Flood Insurance Study and maps are on file
at the Lakewood Township Engineer's Office, 231 Third Street,
Lakewood, New Jersey 08731.
|
[Ord. No. 2006-61 § 1]
No structure or land shall hereafter be constructed, located,
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 constitute a misdemeanor. Any person
who violates this chapter or falls to comply with any of its requirements
shall upon conviction thereof be fined not more than $200 per day
or imprisoned for not more than 90 days, or both, for each violation,
and in addition shall pay all costs and expenses involved in the case.
Nothing herein contained shall prevent the Township of Lakewood from
taking such other lawful action as is necessary to prevent or remedy
any violation.
[Ord. No. 2006-61 § 1]
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. 2006-61 § 1]
In the interpretation and application of this chapter, all provisions
shall be:
[Ord. No. 2006-61 § 1]
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 area of special
flood hazards or uses permitted within such areas will be free from
flooding or flood damages.
This chapter shall not create liability on the part of the Township
of Lakewood, 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. 2006-61 § 1]
A development permit shall be obtained before construction or development begins within any area of special flood hazard established in subsection 29-3.2. Application for a development permit shall be made on forms furnished by the Township of Lakewood 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:
a.
Elevation in relation to mean sea level, of the lowest floor (including
basement) of all structures;
b.
Elevation in relation to mean sea level to which any structure has
been flood proofed;
c.
Certification by a registered professional engineer or architect that the flood proofing methods for any nonresidential structure meet the flood proofing criteria in subsection 29-5.2b; and
d.
Description of the extent to which any watercourse will be altered
or relocated as a result of proposed development.
[Ord. No. 2006-61 § 1]
The Township of Lakewood, Director of Code Enforcement/Zoning,
is hereby appointed to administer and implement this chapter by granting
or denying development permit applications in accordance with its
provisions.
[Ord. No. 2006-61 § 1]
Duties of the Township of Lakewood, Director of Code Enforcement/Zoning,
shall include, but not be limited to:
a.
Permit Review.
1.
Review all development permits to determine that the permit requirements
of this chapter have been satisfied.
2.
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.
3.
Review all development permits to determine if the proposed development
is located in the floodway, assure that the encroachment provisions
of subsection 29-5.3a are met.
4.
Review all development permits in the coastal high hazard area of
the area of special flood hazard to determine if the proposed development
alters sand dunes so as to increase potential flood damage.
b.
Use of Other Base Flood and Floodway Data. When base flood elevation and floodway data has not been provided in accordance with subsection 29-3.2, Basis for Establishing the Areas of Special Flood Hazard, the Township of Lakewood, Director of Code Enforcement/Zoning, 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 subsections 29-5.2a, Specific Standards, Residential Construction, and 29-5.2b, Specific Standards, Nonresidential Construction.
c.
Information to be Obtained and Maintained.
1.
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.
3.
Maintain for public inspection all records pertaining to the provisions
of this chapter.
d.
Alteration of Watercourses.
1.
Notify adjacent communities and the New Jersey Department of Environmental
Protection, Flood Plain Management Section 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.
2.
Require that maintenance is provided within the altered or relocated
portion of said watercourse so the flood carrying capacity is not
diminished.
e.
Interpretation of Firm Boundaries. Make interpretations where needed, as to the exact location of the boundaries of the areas of special flood hazards (for example, where there appears to be a conflict between a mapped boundary and actual field conditions). The person contesting the location of the boundary shall be given a reasonable opportunity to appeal the interpretation as provided in subsection 29-4.4.
[Ord. No. 2006-61 § 1]
a.
Appeal Board.
1.
The Township Committee shall hear and decide appeals and requests
for variances from the requirements of this chapter.
2.
The Township Committee shall hear and decide appeals when it is alleged
there is an error in any requirement, decision, or determination made
by the Township of Lakewood, Director of Code Enforcement/Zoning,
in the enforcement or administration of this chapter.
3.
Those aggrieved by the decision of the Township Committee, or any
taxpayer, may appeal such decision to the Superior Court, as provided
by statute.
4.
In passing upon such applications, the Township Committee, shall
consider all technical evaluations, all relevant factors, standards
specified in other sections of this chapter, and:
(a)
The danger that materials may be swept onto other lands to the
injury of others;
(b)
The danger to life and property due to flooding or erosion damage;
(c)
The susceptibility of the proposed facility and its contents
to flood damage and the effect of such damage on the individual owner;
(d)
The importance of the services provided by the proposed facility
to the community;
(e)
The necessity to the facility of a waterfront location, where
applicable;
(f)
The availability of alternative locations for the proposed use
which are not subject to flooding or erosion damage;
(g)
The compatibility of the proposed use with existing and anticipated
development;
(h)
The relationship of the proposed use to the comprehensive plan
and flood plain management program of that area;
(i)
The safety of access to the property in times of flood for ordinary
and emergency vehicles;
(j)
The expected heights, velocity, duration, rate of rise, and
sediment transport of the flood waters and the effects of wave action,
if applicable, expected at the site; and
(k)
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.
5.
Upon consideration of the factors of subsection 29-4.4a4 and the
purposes of this chapter, the Township Committee may attach such conditions
to the granting of variances as it deems necessary to further the
purposes of this chapter.
6.
The Township of Lakewood, Director of Code Enforcement/Zoning, shall
maintain the records of all appeal actions, including technical information,
and report any variances to the Federal Insurance Administration upon
request.
b.
Conditions for Variances.
1.
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 items (a) through (k) in subsection
29-4.4a4 have been fully considered. As the lot size increases beyond
the 1/2 acre, the technical justification required for issuing the
variance increases.
2.
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 a
historic structure and the variance is the minimum necessary to preserve
the historic character and design of the structure.
3.
Variances shall not be issued within any designated floodway if any
increase in flood levels during the base flood discharge would result.
4.
Variances shall only be issued upon a determination that the variance
is the minimum necessary, considering the flood hazard, to afford
relief.
5.
Variances shall only be issued upon:
(a)
A showing of good and sufficient cause;
(b)
A determination that failure to grant the variance would result
in exceptional hardship to the applicant; and
(c)
A determination that the granting of a variance will not result
in increased flood heights, additional threats to public safety, extraordinary
public expense, create nuisances, cause fraud on; or
(d)
Victimization of the public as identified in subsection 29-4.4a4,
or conflict with existing local laws or ordinances.
6.
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. 2006-61 § 1]
In all areas of special flood hazards the following standards
are required:
a.
Anchoring.
1.
All new construction and substantial improvements shall be anchored
to prevent flotation, collapse, or lateral movement of the structure.
2.
All manufactured homes 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.
b.
Construction Materials and Methods.
c.
Utilities.
1.
All new and replacement water supply systems shall be designed to
minimize or eliminate infiltration of flood waters into the system;
2.
New and replacement sanitary sewage systems shall be designed to
minimize or eliminate infiltration of flood waters into the systems
and discharge from the systems into flood waters;
3.
On-site waste disposal systems shall be located to avoid impairment
to them or contamination from them during flooding; and
4.
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.
d.
Subdivision Proposals.
1.
All subdivision proposals shall be consistent with the need to minimize
flood damage;
2.
All subdivision proposals shall have public utilities and facilities
such as sewer, gas, electrical, and water systems located and constructed
to minimize flood damage;
3.
All subdivision proposals shall have adequate drainage provided to
reduce exposure to flood damage; and
4.
Base flood elevation data shall be provided for subdivision proposals
and other proposed development which contain at least 50 lots or five
acres (whichever is less).
e.
Enclosure Openings. 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 flood waters. 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 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 covering or devices provided that they
permit the automatic entry and exit of flood waters.
[Ord. No. 2006-61 § 1]
In all areas of special flood hazards where base flood elevation data have been provided as set forth in subsection 29-3.2, Basis for Establishing the Areas of Special Flood Hazard or in subsection 29-4.3b, Use of Other Base Flood and Floodway Data, the following standards are required:
a.
Residential Construction.
1.
In AE zones new construction and substantial improvement of any residential
structure shall have the lowest floor, including basement, elevated
to or above base flood elevation;
2.
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, elevated above the
highest adjacent grade at least as high as the depth number specified
in feet (at least two feet if no depth number is specified). And,
require adequate drainage paths around structures on slopes to guide
flood waters around and away from proposed structures.
New construction and substantial improvement of any residential
structure shall have the lowest floor, including basement, elevated
to or above base flood elevation.
b.
Nonresidential Construction.
1.
In AE zones all new construction and substantial improvement of any
commercial, industrial or other nonresidential structure 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:
2.
Require within any AO 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, elevated above the highest adjacent grade at least
as high as the depth number specified in feet (at least two feet if
no depth number is specified). And, require adequate drainage paths
around structures on slopes to guide flood waters around and away
from proposed structures; or
New construction and substantial improvement of any commercial,
industrial or other nonresidential structure shall either have the
lowest floor, including basement, elevated to the level of the base
flood elevation; or
3.
Be flood proofed so that below the base flood level the structure
is watertight with walls substantially impermeable to the passage
of water;
4.
Have structural components capable of resisting hydrostatic and hydrodynamic
loads and effects of buoyancy; and
5.
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 29-4.3c2.
c.
Manufactured Homes.
1.
Manufactured homes shall be anchored in accordance with subsection
29-5.1a2.
2.
All manufactured homes to be placed or substantially improved within
an area of special flood hazard shall be elevated on a permanent foundation
such that the top of the lowest floor is at or above the base flood
elevation.
[Ord. No. 2006-61 § 1]
Located within areas of special flood hazard established in subsection 29-3.2 are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of flood waters which carry debris, potential projectiles, and erosion potential, the following provisions apply:
1.
Prohibit encroachments, including fill, new construction, substantial
improvements, and other development unless a technical evaluation
demonstrates that encroachment shall not result in any increase in
flood levels during the occurrence of the base flood discharge.
2.
If subsection 29-5.3a is satisfied, all new construction and substantial improvements must comply with Section 29-5, Provisions for Flood Hazard Reduction.
3.
In all areas of special flood hazard in which base flood elevation
data has been provided and no floodway has been designated, the cumulative
effect of any proposed development, when combined with all other existing
and anticipated development, shall not increase the water surface
elevation of the base flood more than 0.2 of a foot at any point.