(a)
Statutory authorization.
The legislature of the state
has, in the Flood Control Insurance Act, Texas Water Code, section
16.315, delegated the responsibility to local governmental units to
adopt regulations designed to minimize flood losses. Therefore, the
city council does ordain as follows.
(b)
Findings of fact.
(1)
The flood hazard areas of city are subject to periodic inundation,
which results in loss of life and property, health and safety hazards,
disruption of commerce and governmental services, and extraordinary
public expenditures for flood protection and relief, all of which
adversely affect the public health, safety and general welfare.
(2)
These flood losses are created by the cumulative effect of obstructions
in floodplains which cause an increase in flood heights and velocities,
and by the occupancy of flood hazard areas by uses vulnerable to floods
and hazardous to other lands because they are inadequately elevated,
floodproofed or otherwise protected from flood damage.
(c)
Statement of purpose.
It is the purpose of this article
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:
(1)
Protect human life and health;
(2)
Minimize expenditure of public money for costly flood control projects;
(3)
Minimize the need for rescue and relief efforts associated with flooding
and generally undertaken at the expense of the general public;
(4)
Minimize prolonged business interruptions;
(5)
Minimize damage to public facilities and utilities such as water
and gas mains, electric, telephone and sewer lines, streets and bridges
located in floodplains;
(6)
Help maintain a stable tax base by providing for the sound use and
development of floodprone areas in such a manner as to minimize future
flood blight areas; and
(7)
Insure that potential buyers are notified that property is in a flood
area.
(d)
Methods of reducing flood losses.
In order to accomplish
its purposes, this article uses the following methods:
(1)
Restrict or prohibit uses that are dangerous to health, safety or
property in times of flood, or cause excessive increases in flood
heights or velocities;
(2)
Require that uses vulnerable to floods, including facilities which
serve such uses, be protected against flood damage at the time of
initial construction;
(3)
Control the alteration of natural floodplains, stream channels, and
natural protective barriers, which are involved in the accommodation
of floodwaters;
(4)
Control filling, grading, dredging and other development which may
increase flood damage;
(5)
Prevent or regulate the construction of flood barriers which will
unnaturally divert floodwaters or which may increase flood hazards
to other lands.
(Ordinance 70028, art. 1, adopted 2/9/78; Ordinance 70028-08, art. 1, adopted 2/7/08; Ordinance
adopted 8/11/08, art. 1)
Unless specifically defined below, words or phrases used in
this article shall be interpreted to give them the meaning they have
in common usage and to give this article its most reasonable application.
means flooding occurring on the surface of an alluvial fan
or similar landform which originates at the apex and is characterized
by high-velocity flows; active processes of erosion, sediment transport,
and deposition; and unpredictable flow paths.
means a point on an alluvial fan or similar landform below
which the flow path of the major stream that formed the fan becomes
unpredictable and alluvial fan flooding can occur.
means a structure which is on the same parcel of property
as the principal structure to be insured and the use of which is incidental
to the use of the principal structure.
means the land area that would be inundated by the 1 percent
annual chance (100-year) flood based on future conditions hydrology.
means a designated AO, AH, AR/AO, AR/AH, or VO zone on a
community’s flood insurance rate map (FIRM) with a 1 percent
or greater annual chance of flooding to an average depth of 1 to 3
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.
is the land in the floodplain within a community subject
to a 1 percent or greater chance of flooding in any given year. The
area may be designated as zone A on the flood hazard boundary map
(FHBM). After detailed rate-making has been completed in preparation
for publication of the FIRM, zone A usually is refined into zones
A, AO, AH, A1-30, AE, A99, AR, AR/A1-30, AR/AE, AR/AO, AR/AH, AR/A,
VO, V1-30, VE or V.
means the flood having a 1 percent chance of being equaled
or exceeded in any given year.
means the elevation shown on the flood insurance rate map
(FIRM) and found in the accompanying flood insurance study (FIS) for
zones A, AE, AH, A1-A30, AR, V1-V30, or VE that indicates the water
surface elevation resulting from the flood that has a 1% chance of
equaling or exceeding that level in any given year, also called the
base flood.
means any area of the building having its floor subgrade
(below ground level) on all sides.
means 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.
means an integral and readily identifiable part of a flood
protection system, without which the flood protection provided by
the entire system would be compromised.
means any man-made change to improved and 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.
means, for insurance purposes, a non-basement building, which
has its lowest elevated floor raised above ground level by foundation
walls, shear walls, posts, piers, pilings, or columns.
means, for the purposes of determining rates, structures
for which the “start of construction” commenced before
the effective date of the FIRM or before January 1, 1975, for FIRMs
effective before that date. “Existing construction” may
also be referred to as “existing structures.”
means 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.
means the preparation of additional sites by the construction
of facilities for servicing the lots on which the manufactured homes
are to be affixed (including the installation of utilities, the construction
of streets, and either final site grading or the pouring of concrete
pads).
means a general and temporary condition of partial or complete
inundation of normally dry land areas from:
means an examination, evaluation and determination of flood
hazards and, if appropriate, corresponding water surface elevations,
or an examination, evaluation and determination of mudslide (i.e.,
mudflow) and/or flood-related erosion hazards.
means an official map of a community, on which the Federal
Emergency Management Agency has delineated both the special flood
hazard areas and the risk premium zones applicable to the community.
See “Flood elevation study.”
means any land area susceptible to being inundated by water
from any source (see definition of flooding).
means the operation of an overall program of corrective and
preventive measures for reducing flood damage, including but not limited
to emergency preparedness plans, flood control works and floodplain
management regulations.
means 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 purpose of flood damage prevention and reduction.
means any combination of structural and non-structural 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.
means those physical structural works for which funds have
been authorized, appropriated, and expended and which have been constructed
specifically to modify flooding in order to reduce the extent of the
area within a community subject to a “special flood hazard”
and the extent of the depths of associated flooding. Such a system
typically includes hurricane tidal barriers, dams, reservoirs, levees
or dikes. These specialized flood-modifying works are those constructed
in conformance with sound engineering standards.
See “Regulatory floodway.”
means a use which cannot perform its intended purpose unless
it is located or carried out in close proximity to water. The term
includes only docking facilities, port facilities that are necessary
for the loading and unloading of cargo or passengers, and ship building
and ship repair facilities, but does not include long-term storage
or related manufacturing facilities.
means the highest natural elevation of the ground surface
prior to construction next to the proposed walls of a structure.
means any structure that is:
Listed individually in 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;
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;
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
Individually listed on a local inventory of historic places
in communities with historic preservation programs that have been
certified either:
means a man-made structure, usually an earthen embankment,
designed and constructed in accordance with sound engineering practices
to contain, control, or divert the flow of water so as to provide
protection from temporary flooding.
means a flood protection system which consists of a levee,
or levees, and associated structures, such as closure and drainage
devices, which are constructed and operated in accordance with sound
engineering practices.
means the lowest floor of the lowest enclosed area (including
basement). An unfinished or flood-resistant enclosure, usable solely
for parking of vehicles, building access or storage in an area other
than a basement area is not considered a building’s lowest floor,
provided that such enclosure is not built so as to render the structure
in violation of the applicable non-elevation design requirement of
section 60.3 of the National Flood Insurance Program regulations.
means 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 connected to the required utilities.
The term “manufactured home” does not include a “recreational
vehicle.”
means a parcel (or contiguous parcels) of land divided into
two or more manufactured home lots for rent or sale.
means, for purposes of the National Flood Insurance Program,
the National Geodetic Vertical Datum (NGVD) of 1929 or other datum,
to which base flood elevations shown on a community’s flood
insurance rate map are referenced.
means, for the purpose of determining insurance rates, structures
for which the “start of construction” commenced on or
after the effective date of an initial FIRM or after December 31,
1974, whichever is later, and includes any subsequent improvements
to such structures. For floodplain management purposes, “new
construction” means structures for which the “start of
construction” commenced on or after the effective date of a
floodplain management regulation adopted by a community and includes
any subsequent improvements to such structures.
means 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 floodplain management regulations adopted by a community.
means a vehicle which is:
Built on a single chassis;
400 square feet or less when measured at the largest horizontal
projections;
Designed to be self-propelled or permanently towable by a light
duty truck; and
Designed primarily not for use as a permanent dwelling but as
temporary living quarters for recreational, camping, travel, or seasonal
use.
means 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 a designated height.
means relating to, formed by, or resembling a river (including
tributaries), stream, brook, etc.
See “Area of special flood hazard.”
for other than new construction or substantial improvements
under the Coastal Barrier Resources Act (Pub. L. 97-348), includes
substantial improvement 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 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 basement, footings,
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.
means, for floodplain management purposes, a walled and roofed
building, including a gas or liquid storage tank, that is principally
above ground, as well as a manufactured home.
means 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 percent of the market value of the structure
before the damage occurred.
means any reconstruction, rehabilitation, addition, or other
improvement of a structure, the cost of which equals or exceeds 50
percent of the market value of the structure before “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:
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 official
and which are the minimum necessary to assure safe living conditions;
or
Any alteration of a “historic structure,” provided
that the alteration will not preclude the structure’s continued
designation as a “historic structure.”
means a grant of relief by a community from the terms of
a floodplain management regulation. (For full requirements see section
60.6 of the National Flood Insurance Program regulations.)
means the failure of a structure or other development to
be fully compliant with the community’s floodplain management
regulations. A structure or other development without the elevation
certificate, other certifications, or other evidence of compliance
required in section 60.3(b)(5), (c)(4), (c)(10), (d)(3), (e)(2), (e)(4),
or (e)(5) [of the National Flood Insurance Program regulations] is
presumed to be in violation until such time as that documentation
is provided.
means the height, in relation to the National Geodetic Vertical
Datum (NGVD) of 1929 (or other datum, where specified), of floods
of various magnitudes and frequencies in the floodplains of coastal
or riverine areas.
(Ordinance 70028, art. 2, adopted 2/9/78; Ordinance 70028-08, art. 2, adopted 2/7/08; Ordinance
adopted 8/11/08, art. 2)
(a)
Lands to which this article applies.
This article shall
apply to all areas of special flood hazard within the jurisdiction
of the incorporated municipal boundaries (i.e. city limits).
(b)
Basis for establishing the areas of special flood hazard.
The areas of special flood hazard identified by the Federal Emergency
Management Agency in the current scientific and engineering report
entitled “The Flood Insurance Study (FIS) for Bell County and
incorporated areas,” dated 26 September 2008, with accompanying
flood insurance rate maps and/or flood boundary-floodway maps (FIRM
and/or FBFM) dated 26 September 2008, and any revisions thereto are
hereby adopted by reference and declared to be a part of this article.
(c)
Establishment of development permit.
A floodplain development
permit shall be required to ensure conformance with the provisions
of this article.
(d)
Compliance.
No structure or land shall hereafter be
located, altered, or have its use changed without full compliance
with the terms of this article and other applicable regulations.
(e)
Abrogation and greater restrictions.
This article is
not intended to repeal, abrogate, or impair any existing easements,
covenants, or deed restrictions. However, where this article and another
ordinance, easement, covenant, or deed restriction conflict or overlap,
whichever imposes the more stringent restrictions shall prevail.
(g)
Warning and disclaimer of liability.
The degree of flood
protection required by this article is considered reasonable for regulatory
purposes and is based on scientific and engineering considerations.
On rare occasions greater floods can and will occur and flood heights
may be increased by man-made or natural causes. This article does
not imply that land outside the areas of special flood hazards or
uses permitted within such areas will be free from flooding or flood
damages. This article shall not create liability on the part of the
community or any official or employee thereof for any flood damages
that result from reliance on this article or any administrative decision
lawfully made hereunder.
(Ordinance 70028, art. 3, adopted 2/9/78; Ordinance adopted 5/14/81, sec. I; Ordinance 70028-08, art.
3, adopted 2/7/08; Ordinance adopted 8/11/08, art. 3; Ordinance adopting Code)
(a)
Designation of floodplain administrator.
The public
works director is hereby appointed the floodplain administrator to
administer and implement the provisions of this article and other
appropriate sections of 44 CFR (Emergency Management and Assistance,
National Flood Insurance Program regulations) pertaining to floodplain
management.
(b)
Duties and responsibilities of floodplain administrator.
Duties and responsibilities of the floodplain administrator shall
include, but not be limited to, the following:
(1)
Maintain and hold open for public inspection all records pertaining
to the provisions of this article.
(2)
Review permit applications to determine whether to ensure that the
proposed building site project, including the placement of manufactured
homes, will be reasonably safe from flooding.
(3)
Review, approve or deny all applications for development permits
required by adoption of this article.
(4)
Review permits for proposed development to assure that all necessary
permits have been obtained from those federal, state or local governmental
agencies (including section 404 of the Federal Water Pollution Control
Act Amendments of 1972, 33 U.S.C. 1334) from which prior approval
is required.
(5)
Where interpretation is 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 floodplain administrator shall make the necessary interpretation.
(6)
Notify, in riverine situations, adjacent communities and the state
coordinating agency, which is the state water development board (TWDB),
prior to any alteration or relocation of a watercourse, and submit
evidence of such notification to the Federal Emergency Management
Agency.
(7)
Assure that the flood-carrying capacity within the altered or relocated
portion of any watercourse is maintained.
(8)
When base flood elevation data has not been provided in accordance with section 3.05.003(b), the floodplain administrator shall obtain, review and reasonably utilize any base flood elevation data and floodway data available from a federal, state or other source, in order to administer the provisions of section 3.05.005.
(9)
When a regulatory floodway has not been designated, the floodplain
administrator must require that no new construction, substantial improvements,
or other development (including fill) shall be permitted within zones
A1-30 and AE on the community’s 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.
(10)
Under the provisions of 44 CFR chapter 1, section 65.12, of the National Flood Insurance Program regulations, a community may approve certain development in zones A1-30, AE, [and] AH, on the community’s FIRM which increases the water surface elevation of the base flood by more than 1 foot, provided that the community first completes all of the provisions required by section 65.12.
(c)
Permit procedures.
(1)
Application for a floodplain development permit shall be presented
to the floodplain administrator on forms furnished by him/her and
may include, but not be limited to, plans in duplicate drawn to scale
showing the location, dimensions, and elevation of proposed landscape
alterations, existing and proposed structures, including the placement
of manufactured homes, and the location of the foregoing in relation
to areas of special flood hazard. Additionally, the following information
is required:
(A)
Elevation (in relation to mean sea level) of the lowest floor (including
basement) of all new and substantially improved structures;
(B)
Elevation in relation to mean sea level to which any nonresidential
structure shall be floodproofed;
(C)
A certificate from a registered professional engineer or architect that the nonresidential floodproofed structure shall meet the floodproofing criteria of section 3.05.005(b)(2);
(D)
Description of the extent to which any watercourse or natural drainage
will be altered or relocated as a result of proposed development;
(2)
Approval or denial of a floodplain development permit by the floodplain
administrator shall be based on all of the provisions of this article
and the following relevant factors:
(A)
The danger to life and property due to flooding or erosion damage;
(B)
The susceptibility of the proposed facility and its contents to flood
damage and the effect of such damage on the individual owner;
(C)
The danger that materials may be swept onto other lands to the injury
of others;
(D)
The compatibility of the proposed use with existing and anticipated
development;
(E)
The safety of access to the property in times of flood for ordinary
and emergency vehicles;
(F)
The costs of providing governmental services during and after flood
conditions including maintenance and repair of streets and bridges,
and public utilities and facilities such as sewer, gas, electrical
and water systems;
(G)
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;
(H)
The necessity to the facility of a waterfront location, where applicable;
(I)
The availability of alternative locations, not subject to flooding
or erosion damage, for the proposed use.
(J)
The relationship of the proposed use to the comprehensive plan for
that area.
(d)
Variance procedures.
(1)
The city council shall hear and render judgment on requests for variances
from the requirements of this article.
(2)
The city council shall hear and render judgment on an appeal only
when it is alleged there is an error in any requirement, decision,
or determination made by the floodplain administrator in the enforcement
or administration of this article.
(3)
Any person or persons aggrieved by the decision of the city council
may appeal such decision in the courts of competent jurisdiction.
(4)
The floodplain administrator shall maintain a record of all actions
involving an appeal and shall report variances to the Federal Emergency
Management Agency upon request.
(5)
Variances may be issued for the reconstruction, rehabilitation or
restoration of structures listed on the National Register of Historic
Places or the state inventory of historic places, without regard to
the procedures set forth in the remainder of this article.
(6)
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 the relevant factors in subsection (c)(2) of this section have been fully considered. As the lot size increases beyond the 1/2 acre, the technical justification required for issuing the variance increases.
(7)
Upon consideration of the factors noted above and the intent of this article, the city council may attach such conditions to the granting of variances as it deems necessary to further the purpose and objectives of this article (section 3.05.001(c)).
(8)
Variances shall not be issued within any designated floodway if any
increase in flood levels during the base flood discharge would result.
(9)
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.
(10)
Prerequisites for granting variances:
(A)
Variances shall only be issued upon a determination that the variance
is the minimum necessary, considering the flood hazard, to afford
relief.
(B)
Variances shall only be issued upon:
(i)
Showing a good and sufficient cause;
(ii)
A determination that failure to grant the variance would result
in exceptional hardship to the applicant; and
(iii)
A determination that the granting of a variance will not result
in increased flood heights, additional threats to public safety, or
extraordinary public expense, create nuisances, cause fraud on or
victimization of the public, or conflict with existing local laws
or ordinances.
(C)
Any applicant to which a variance is granted shall be given written
notice that the structure will be permitted to be built with the 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.
(11)
Variances may be issued by a community for new construction and substantial improvements and for other development necessary for the conduct of a functionally dependent use provided that (i) the criteria outlined in subsections (d)(1) through (9) of this section are met, and (ii) the structure or other development is protected by methods that minimize flood damages during the base flood and create no additional threats to public safety.
(Ordinance 70028, art. 4, adopted 2/9/78; Ordinance 70028-08, art. 4, adopted 2/7/08; Ordinance
adopted 8/11/08, art. 4; Ordinance
adopting Code)
(a)
General standards.
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
so as to prevent water from entering or accumulating within the components
during conditions of flooding;
(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.
(b)
Specific standards.
In all areas of special flood hazards where base flood elevation data has been provided as set forth in section 3.05.003(b), section 3.05.004(b)(8), or subsection (c)(3) of this section, 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 to or 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 3.05.004(c)(1)(A), 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 to or above the base flood level or, 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 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 openings on separate walls having a total net area
of not less than 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 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 be placed or substantially improved on sites in an existing manufactured home park or subdivision with zones A1-30, AH and AE on the community’s FIRM that are not subject to the provisions of subsection (b)(4) be elevated so that either:
(i)
The lowest floor of the manufactured home is at or above the
base flood elevation; or
(ii)
The manufactured home chassis is 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.
(5)
Recreational vehicles.
Require that recreational vehicles placed on sites within zones A1-30, AH, and AE on the community’s FIRM either (i) be on the site for fewer than 180 consecutive days, or (ii) be fully licensed and ready for highway use, or (iii) meet the permit requirements of section 3.05.004(c)(1) and the elevation and anchoring requirements for “manufactured homes” in subsection (b)(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.
(c)
Standards for subdivision proposals.
(1)
All subdivision proposals, including the placement of manufactured home parks and subdivisions, shall be consistent with section 3.05.001(b), (c), and (d) of this article.
(2)
All proposals for the development of subdivisions, including the placement of manufactured home parks and subdivisions, shall meet the floodplain development permit requirements of sections 3.05.003(c) and 3.05.004(c) and the provisions of this section.
(3)
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 50 lots or 5 acres, whichever is lesser, if not otherwise provided pursuant to section 3.05.003(b) or 3.05.004(b)(8) of this article.
(4)
All subdivision proposals, including the placement of manufactured
home parks and subdivisions, shall have adequate drainage provided
to reduce exposure to flood hazards.
(5)
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.
(d)
Standards for areas of shallow flooding (AO/AH zones).
Located within the areas of special flood hazard established in section 3.05.003(b) are areas designated as shallow flooding. These areas have special flood hazards associated with flood depths of 1 to 3 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; therefore, the following provisions apply:
(1)
All new construction and substantial improvements of residential
structures have the lowest floor (including basement) elevated to
or above the base flood elevation or the highest adjacent grade at
least as high as the depth number specified in feet on the community’s
FIRM (at least 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 to or above the
base flood elevation or the highest adjacent grade at least as high
as the depth number specified in feet on the community’s FIRM
(at least 2 feet if no depth number is specified); or
(B)
Together with attendant utility and sanitary facilities be designed
so that below the base specified flood depth in an AO zone, or below
the base flood elevation in an AH zone, 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 or effects of buoyancy.
(3)
A registered professional engineer or architect shall submit a certification to the floodplain administrator that the standards of this subsection, as proposed in section 3.05.004(c), are satisfied.
(4)
Require within zones AH or AO adequate drainage paths around structures
on slopes, to guide floodwaters around and away from proposed structures.
(e)
Floodways.
Located within areas of special flood hazard established in section 3.05.003(b) 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 (e)(1) above is satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard reduction provisions of this section.
(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 completes all of the provisions required by section 65.12.
(f)
Penalties for noncompliance.
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 in accordance with the general penalty provided in section 1.01.009 of this code for each violation, and in addition shall pay all costs and expenses involved in the case. Nothing herein contained shall prevent the city council from taking such other lawful action as is necessary to prevent or remedy any violation.
(Ordinance 70028, art. 5, adopted 2/9/78; Ordinance adopted 5/14/81, secs. II–IV; Ordinance 70028-08, art. 5, secs. A–E(B)(1), adopted 2/7/08; Ordinance adopted 8/11/08,
art. 5; Ordinance adopting Code)
(a)
Design.
All improvements to open drainage courses and
enclosed drainage structures in areas of special flood hazard shall
be designed by a registered professional engineer and constructed
to accommodate the ten year and twenty-five year frequency flood.
(1)
Upon completion, the design engineer shall certify in writing that
the improvements made comply with those designed.
(2)
Improved open drainage courses and enclosed drainage structures in
areas of special flood hazard may be of earthen channel or concrete-lined
channel, provided the type of channel used satisfies the design criteria
(velocity/type of soil, etc.) determined by the city engineer.
(3)
The design and construction of improved open drainage courses shall
provide for adequate access to such drainage courses for the performance
of necessary maintenance.
(b)
Dedication.
All improved open drainage courses in areas
of special flood hazard shall be dedicated to the city and accepted
for maintenance by the city upon approval of the construction by the
city engineer.
(c)
Maintenance.
The city shall maintain all improved open
drainage courses in areas of special flood hazard provided that the
original design and construction has been approved by the city engineer
and accepted by the city for maintenance. The areas of special flood
hazard shall be inspected on an annual basis under the supervision
of the building official to determine if required maintenance is being
performed. Maintenance required by this section shall be performed
as often as necessary to keep the area free of debris and any rank
growth above the height of eighteen (18) inches above the finished
grade of the improved drainage courses. Inspection for sedimentation
shall be conducted as determined by the building official. Maintenance
will be performed as often as necessary to keep the sedimentation
from exceeding twelve (12) inches in depth above the finished grade
of the improved drainage courses. All bottom profile inspections to
determine the depth of sedimentation will be coordinated and reviewed
by the floodplain administrator.
(d)
Improved open drainage courses.
Improved open drainage
courses shall conform as follows:
(1)
Open drainage courses which carry runoff from a street, between two
(2) lots, to a drainage course running behind lots shall be a concrete-lined
flume.
(2)
Open drainage courses running behind lots may be of earthen channel
or concrete-lined channel, provided the type of channel used satisfies
the design criteria (velocity, type of soil, etc.) in accordance with
the current drainage design standards approved by the city council.
(3)
Where the open drainage course is a concrete-lined flume, the width
of the easement shall be equal to the width of the flume. All other
open drainage courses require the width of the easement to be equal
to the width from top-of-bank plus maintenance way needs as given
in the drainage design standards.
(e)
Enclosed drainage courses.
Enclosed drainage courses
shall conform as follows:
(1)
Cross drainage for right-of-way needs shall be designed to meet the
same requirements as the channel.
(2)
Permanent structures and improvements may be constructed upon and
across improved enclosed drainage courses in business zoning districts
and manufacturing zoning districts. Design shall be to accommodate
the ten year and twenty-five year frequency flood.
(3)
The width to [of] the easement shall be equal to or greater than
10 feet.
(Ordinance 70028-08, art. 5, sec.
E(B)(2), adopted 2/7/08; Ordinance
adopting Code)
This article is enacted in addition to other development regulations
adopted by the city. When possible, ordinances addressing the same
topic shall read together in harmony. When the city regulations conflict,
the most stringent shall govern unless a variance is granted.
(Ordinance adopting Code)
