(Code 1983, § 5-136; Ord. No. B-432, § 1, 5-14-1987; Ord. No. B-502, § I, 8-22-1991; 9-18-2023 by Ord. No.
5225-09-2023)
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.
(7) On-site waste disposal systems shall be located to avoid impairment
to them or contamination from them during flooding i.e., waste disposal
systems shall not be located within a floodplain; floodway area.
(Code 1983, § 5-137; Ord. No. B-432, § 1, 5-14-1987; Ord. No. B-502, § I, 8-22-1991; Ord. No. B-559, § I, 8-10-1995; Ord. No. B-559(A1008), § VIII, 10-23-2008; 9-18-2023 by Ord. No. 5225-09-2023)
In all of special flood hazards where base flood elevation data has been provided as set forth in sections
42-37,
42-61(b)(8), or
42-93(d), the following provisions are required:
(1) Residential construction.
New construction and substantial
improvement of any residential structure shall have the lowest floors
(including the basement) elevated to at least three feet above the
base flood elevation as designated in the FIRM or two feet above the
ultimate (fully-developed) water surface elevation as determined by
a flood study prepared by a licensed engineer. A licensed professional
engineer or land surveyor shall submit a certification to the floodplain
administrator that the standard of this subsection 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 the basement)
elevated to at least three feet above the base flood elevation as
designated in the FIRM or two feet above the ultimate (fully-developed)
water surface elevation as determined by a flood study prepared by
a licensed engineer. In the alternative, the building, together with
attendant utility and sanitary facilities, may be designed so that
below the base flood level, plus three feet, the structure is watertight
with walls substantially impermeable to the passage of water with
structural components having the capability of resisting hydrostatic
and hydrodynamic loads and effects of buoyancy. A licensed 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 area 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 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 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 outside of a manufactured home park or subdivision, in a
new manufactured home park or subdivision, in an expansion to an existing
manufactured home park or subdivision, or 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 at least one foot 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 within
zones A1-30, AH and AE on the community's FIRM that are not subject
to the provisions of this subsection (4) of this section be elevated
so that either:
(i)
The lowest floor of the manufactured home is at least three
feet above the base flood elevation as designated in the FIRM or two
feet above the ultimate (fully-developed) water surface elevation
as determined by a flood study prepared by a licensed engineer. A
licensed professional engineer or land surveyor shall submit a certification
to the floodplain administrator that the standard of this subsection
is satisfied.
(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 be on the site for fewer than 180 consecutive days, be fully licensed and ready for highway use, or meet the permit requirements of section
42-63(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.
(Code 1983, § 5-138; Ord. No. B-432, § 1, 5-14-1987; Ord. No. B-559(A1008), § IX, 10-23-2008; 9-18-2023 by Ord. No. 5225-09-2023)
(a) All subdivision proposals, including manufactured home parks and subdivisions, shall be consistent with sections
42-32,
42-33 and
42-36.
(b) All proposals for the development of subdivisions, including manufactured home parks and subdivisions, shall meet development permit requirements of sections
42-61–
42-63 and the provisions of sections
42-91–
42-95.
(c) Base flood elevation data shall be generated for subdivision proposals and other proposed development including manufactured home parks if not otherwise provided pursuant to section
42-42 or section
42-61(b)(8).
(d) All subdivision proposals, including manufactured home parks and
subdivisions, shall have adequate drainage provided to reduce exposure
to flood hazards.
(e) All subdivision proposals, including 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.
(Code 1983, § 5-139; Ord. No. B-432, § 1, 5-14-1987; Ord. No. B-559(A1008), § X, 10-23-2008; 9-18-2023 by Ord. No. 5225-09-2023)
Located within the areas of special flood hazard established in section
42-42 are areas designated as shallow flooding. These areas have special flood hazards associated with base flood depths of one to three 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 the basement) elevated
above the highest adjacent grade at least as high as the depth number
plus three feet as specified in feet on the FIRM or at least two feet
above the ultimate (fully-developed) water surface elevation as determined
by a licensed engineer. This requirement will also apply to manufactured
homes.
(2) All new construction and substantial improvements of nonresidential
structures shall:
(A)
Have the lowest floor (including the basement) elevated above
the highest adjacent grade at least as high as the depth number, plus
three feet, as specified on the FIRM or at least two feet above the
water surface elevation as determined by a licensed engineer.
(B)
Together with attendant utility and sanitary facilities, be
designed so that the structure is watertight with walls substantially
impermeable to the passage of water to an elevation three feet above
the depth number as designated in the FIRM or two feet above the ultimate
(fully-developed) water surface elevation as determined by a flood
study prepared by a licensed engineer. The structural components shall
have the capability of resisting hydrostatic and hydrodynamic loads
and effects of buoyancy.
(3) A registered professional engineer or architect shall submit a certification to the floodplain administrator that the standards of this article, as proposed in section
42-63(a)(1), 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.
(Code 1983, § 5-140; Ord. No. B-432, § 1, 5-14-1987; Ord. No. B-559, § I, 8-10-1995; 9-18-2023 by Ord. No.
5225-09-2023)
Located within areas of special flood hazard established in section
42-42 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) of this section is satisfied, all new construction and substantial improvement 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 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 revisions through FEMA.
(9-18-2023 by Ord. No.
5225-09-2023)
If any section, clause, sentence, or phrase of this article
is held to be invalid or unconstitutional by any court of competent
jurisdiction, then said holding shall in no way affect the validity
of the remaining portions of this article.