In all areas of special flood hazards, the following provisions
are required for all new construction and substantial improvements:
(1)
All new construction or substantial improvements shall be designed
(or modified) and adequately anchored to prevent flotation, collapse,
or lateral movement of the structure resulting from hydrodynamic and
hydrostatic loads, including the effects of buoyancy;
(2)
All new construction or substantial improvements shall be constructed
by methods and practices that minimize flood damage;
(3)
All new construction or substantial improvements shall be constructed
with materials resistant to flood damage;
(4)
All new construction or substantial improvements shall be constructed
with electrical, heating, ventilation, plumbing, and air conditioning
equipment and other service facilities that are designed and/or located
a minimum of one (1) foot six (6) inches above the base flood elevation,
so as to prevent water from entering or accumulating within the components
during conditions of flooding. Tanks shall be vented a minimum of
one (1) foot six (6) inches above the base flood elevation;
(5)
All new and replacement water supply systems shall be designed
to minimize or eliminate infiltration of floodwaters into the system;
(6)
New and replacement sanitary sewage systems shall be designed
to minimize or eliminate infiltration of floodwaters into the system
and discharge from the systems into floodwaters; and
(7)
On-site waste disposal systems shall be located to avoid impairment
to them or contamination from them during flooding.
(Ordinance 02-050, secs. 1, 2, adopted 7/9/02; 1978 Code, sec. 6-41; Ordinance 24-011 adopted 3/19/2024)
In all areas of special flood hazards where base flood elevation data has been provided as set forth in section 24.05.007, section 24.05.042(8), or section 24.05.073(c), the following provisions are required:
(1)
Residential construction.
New construction and substantial improvement of any residential structure shall have the lowest floor (including basement) elevated a minimum of one (1) foot six (6) inches above the base flood elevation. A registered professional engineer, architect, or land surveyor shall submit a certification to the floodplain administrator that the standard of this subsection, as proposed in section 24.05.043(a)(1), is satisfied.
(2)
Nonresidential construction.
New construction
and substantial improvements of any commercial, industrial, or other
nonresidential structure shall either have the lowest floor (including
basement) elevated a minimum of one (1) foot six (6) inches above
the base flood level or, together with attendant utility and sanitary
facilities, be designed so that a minimum of one (1) foot six (6)
inches above and below the base flood level 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 develop and/or review structural design,
specifications, and plans for the construction, and shall certify
that the design and methods of construction are in accordance with
accepted standards of practice as outlined in this subsection. A record
of such certification which includes the specific elevation (in relation
to mean sea level) to which such structures are floodproofed shall
be maintained by the floodplain administrator.
(3)
Enclosures.
New construction and substantial improvements
with 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 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.
(B)
The bottom of all openings shall be no higher than one (1) foot
above grade.
(C)
Openings may be equipped with screens, louvers, valves, or other
coverings or devices provided that they permit the automatic entry
and exit of floodwaters.
(4)
Manufactured homes.
(A)
Require that all manufactured homes to be placed within zone
A on a community's FHBM or FIRM shall be installed using methods and
practices which 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.
This requirement is in addition to applicable state and local anchoring
requirements for resisting wind forces.
(B)
Require that manufactured homes that are placed or substantially
improved within zones A1-30, AH, and AE on the community's FIRM on
sites (i) outside of a manufactured home park or subdivision, (ii)
in a new manufactured home park or subdivision, (iii) in an expansion
to an existing manufactured home park or subdivision, or (iv) in an
existing manufactured home park or subdivision on which a manufactured
home has incurred "substantial damage" as a result of a flood, be
elevated on a permanent foundation such that the lowest floor of the
manufactured home is elevated to or above the base flood elevation
and be securely anchored to an adequately anchored foundation system
to resist flotation, collapse, and lateral movement.
(C)
Require that manufactured homes being placed or substantially
improved on sites in an existing manufactured home park or subdivision
within zones A1-30, AH, and AE on the community's FIRM that are not
subject to the provisions of subsection (4) of this section be elevated
so that:
(i)
The lowest floor of the manufactured home is a
minimum of one (1) foot six (6) inches above the base flood elevation;
and
(ii)
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 anchored to an adequately anchored foundation
system to resist flotation, collapse, and lateral movement.
(5)
Recreational vehicles.
Require that recreational
vehicles placed on sites within zones A1-30, AH, and AE on the community's
FIRM either:
(A)
Be on the site for fewer than one hundred eighty (180) consecutive
days;
(B)
Be fully licensed and ready for highway use; or
(C)
Meet the permit requirements of section 24.05.043(a) and the elevation and anchoring requirements for manufactured homes in subsection (4) of this section. 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.
(Ordinance 02-050, secs. 1, 2, adopted 7/9/02; 1978 Code, sec. 6-42; Ordinance 17-008, sec. 34, adopted 2/7/17; Ordinance 24-011 adopted 3/19/2024)
(c)
Base flood elevation data shall be generated for subdivision proposals and other proposed development, including the placement of manufactured home parks and subdivisions, which is greater than fifty (50) lots or five (5) acres, whichever is lesser, if not otherwise provided pursuant to section 24.05.007 or section 24.05.042(8) of this article.
(d)
All subdivision proposals, including the placement of manufactured
home parks and subdivisions, shall have adequate drainage provided
to reduce exposure to flood hazards.
(e)
All subdivision proposals, including the placement of manufactured
home parks and subdivisions, shall have public utilities and facilities
such as sewer, gas, electrical and water systems located and constructed
to minimize or eliminate flood damage.
(Ordinance 02-050, secs. 1, 2, adopted 7/9/02; 1978 Code, sec. 6-43; Ordinance 17-008, sec. 35, adopted 2/7/17; Ordinance 24-011 adopted 3/19/2024)
Located within the areas of special flood hazard established in section 24.05.007 are areas designated as shallow flooding. These areas have special flood hazards associated with base flood depths of one (1) to three (3) feet where a clearly defined channel does not exist and where the path of flooding is unpredictable and where velocity flow may be evident. Such flooding is characterized by ponding or sheet flow; therefore, the following provisions apply:
(1)
All new construction and substantial improvements of residential
structures have the lowest floor (including basement) elevated above
the highest adjacent grade at least as high as the depth number specified
in feet on the community's FIRM (at least two (2) feet if no depth
number is specified).
(2)
All new construction and substantial improvements of nonresidential
structures:
(A)
Have the lowest floor (including basement) elevated above the
highest adjacent grade at least as high as the depth number specified
in feet on the community's FIRM (at least two (2) feet if no depth
number is specified); or
(B)
Together with attendant utility and sanitary facilities be designed
so that below the base flood level 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 of effects of buoyancy.
(3)
A registered professional engineer or architect shall submit a certification to the floodplain administrator that the standards of this section, as proposed in section 24.05.043(a), are satisfied.
(4)
Require within zone AH or AO adequate drainage paths around
structures on slopes, to guide floodwaters around and away from proposed
structures.
(Ordinance 02-050, secs. 1, 2, adopted 7/9/02; 1978 Code, sec. 6-44; Ordinance 17-008, sec. 36, adopted 2/7/17; Ordinance 24-011 adopted 3/19/2024)
Located within areas of special flood hazard established in section 24.05.007 are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of floodwaters, which carry debris, potential projectiles and erosion potential, the following provisions shall apply:
(1)
Encroachments are prohibited, 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.
(2)
If subsection (1) above is satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard reduction provisions of this division.
(3)
Under the provisions of 44 CFR chapter 1, section 65.12, of the National Flood Insurance Program regulations, a community may permit encroachments within the adopted regulatory floodway that would result in an increase in base flood elevations, provided that the community first applies for a conditional FIRM and floodway revision through FEMA.
(Ordinance 02-050, secs. 1, 2, adopted 7/9/02; 1978 Code, sec. 6-45; Ordinance 17-008, sec. 37, adopted 2/7/17; Ordinance 24-011 adopted 3/19/2024)
No structure or land shall hereafter be constructed, located,
extended, converted, or altered without full compliance with the terms
of this article and other applicable regulations. Violation of the
provisions of this article 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 article or fails to comply with any of its requirements
shall upon conviction thereof be fined not more than five hundred
dollars ($500.00) for each violation, and in addition shall pay all
costs and expenses involved in the case. Each day any violation of
this article shall continue shall constitute a separate offense. Nothing
herein shall prevent the city from taking such other lawful action
as is necessary to prevent or remedy any violation.
(Ordinance 02-050, secs. 1, 2, adopted 7/9/02; 1978 Code, sec. 6-46; Ordinance 24-011 adopted 3/19/2024)
Within a flood hazard area, the provisions of this article shall
take precedence over any conflicting municipal laws, ordinances, or
codes.
(Ordinance 02-050, secs. 1, 2, adopted 7/9/02; 1978 Code, sec. 6-47; Ordinance 24-011 adopted 3/19/2024)
It is the policy and practice of the city to provide reasonable
accommodations to individuals with disabilities and developers of
housing for persons with disabilities, which allows for the modification
or exception to the city's codes and regulations, to ensure equal
access to housing and to facilitate the development of housing for
individuals with disabilities. A review process exists to consider
requests for reasonable accommodation in order to eliminate barriers
to housing opportunities for persons with disabilities. The policy
as adopted by Resolution 16-146 of the city is incorporated herein
by reference to be used in conjunction with the purposes of this code.
(Ordinance 17-008, sec. 38, adopted 2/7/17; Ordinance
24-011 adopted 3/19/2024)
