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 material 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;
(7)
On-site
waste disposal systems shall be located to avoid impairment to them
or contamination from them during flooding; and
(8)
All
new construction or substantial improvement 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.
(Ordinance 11-3544, sec. I (19-65),
adopted 2/17/11)
(b)
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 3.13.007 or section 3.13.031(b)(7) of this article.
(c)
All
subdivision proposals, including the placement of manufactured home
parks and subdivisions, shall have adequate drainage provided to reduce
exposure of flood hazards.
(d)
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 11-3544, sec. I (19-66),
adopted 2/17/11)
In all areas of special flood hazards where base flood elevation data has been provided as set forth in section 3.13.007, section 3.13.031(b)(7) or section 3.13.062(b), 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 3.13.032(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 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 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 purpose 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 the 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 all manufactured homes that are placed or substantially
improved within zones A1-30, AH and AE on the community’s FIRM
on the following 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,
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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.
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(C)
Require that manufactured homes be 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 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:
(A)
Be on the site for fewer than 180 consecutive days;
(B)
Be fully licensed and ready for highway use; or
(C)
Meet the permit requirements of section 3.13.032(a) and the elevation and anchoring requirements for “manufactured homes” in subsection (4) of this section.
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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.
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(Ordinance 11-3544, sec. I (19-67),
adopted 2/17/11)
Located within areas of special flood hazard established in section 3.13.007, 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 two (2) feet if no depth number is specified).
(2)
All
new construction and substantial improvements of nonresidential structures
must:
(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 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 specified flood depth level in an AO zone,
or below the base flood elevation in an AH zone, 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 3.13.032(a)(3), 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.
(Ordinance 11-3544, sec. I (19-68),
adopted 2/17/11)
Located within areas of special flood hazard established in section 3.13.007 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.
(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.
(Ordinance 11-3544, sec. I (19-69),
adopted 2/17/11)
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 manmade 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 city, any official, or employee thereof
for any flood damages that result from reliance on this article or
any administrative decision lawfully made thereunder.
(Ordinance 11-3544, sec. I (19-70),
adopted 2/17/11)
Except as provided in the following section, the building official
is prohibited from issuing building permits for structures within
any playa lake area.
(Ordinance 11-3544, sec. I (19-71),
adopted 2/17/11)
(a)
The
chief building official is authorized to issue permits to owners to
make uniform fills in playa lake areas below the estimated high-water
line; provided, that such fills are made by dirt excavated from below
the estimated high-water line, and the fills produce a ground surface
above the estimated high-water lever, for all and in such areas intended
to be improved for human habitation if the plans have been approved
by planning and zoning commission, and the water holding capacity
of the lake area is not thereby decreased. The perimeter shown on
such plats of any such lake area shall be modified to conform to such
fills, and building permits may be issued when the ground surface
has in fact been raised to an elevation above the estimated high-water
level.
(b)
When
the planning and zoning commission approves any plat or replat of
any tract of land in a playa lake area affected by an estimated high-water
line, and such plat is supported by plans and specifications for making
uniform fills below the estimated high-water level by using dirt excavated
from below the estimated high-water level and the fills will produce
a ground surface above the estimated high-water level for all land
intended to be improved for human habitation and the water-holding
capacity of the lake area will not be thereby decreased. The perimeter
of such lake area plat shall be modified to conform thereto, and building
permits may be issued when the ground surface has in fact been raised
to an elevation above the estimated high-water level.
(Ordinance 11-3544, sec. I (19-72),
adopted 2/17/11)
