The city engineer is 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.
(Ordinance 475 adopted 6/28/22)
A. 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
8;
2.
Review permit application 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 Texas Water Development Board
(TWDB) and also the Texas Commission on Environmental Quality (TCEQ),
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
8.1.7 above, 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 8.3 below.
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.
(Ordinance 475 adopted 6/28/22)
A. 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.
1.
Additionally, the following information is required:
(i)
Elevation (in relation to mean sea level), of the lowest floor
(including basement) of all new and substantially improved structures;
(ii)
Elevation in relation to mean sea level to which any nonresidential
structure shall be floodproofed;
(iii) A certificate from a registered professional
engineer or architect that the nonresidential floodproofed structure
shall meet the floodproofing criteria of Section
8.3.2.A.2 of this article;
(iv)
Description of the extent to which any watercourse or natural
drainage will be altered or relocated as a result of proposed development;
(v)
Maintain a record of all such information in accordance with
Section
8.2.2.A.1 above.
B. 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:
1.
The danger to life and property due to flooding or erosion damage;
2.
The susceptibility of the proposed facility and its contents
to flood damage and the effect of such damage on the individual owner;
3.
The danger that materials may be swept onto other lands to the
injury of others;
4.
The compatibility of the proposed use with existing and anticipated
development;
5.
The safety of access to the property in times of flood for ordinary
and emergency vehicles;
6.
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;
7.
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;
8.
The necessity to the facility of a waterfront location, where
applicable;
9.
The availability of alternative locations, not subject to flooding
or erosion damage, for the proposed use.
(Ordinance 475 adopted 6/28/22)
A. General provisions.
1.
The City Council shall hear and render judgment on requests for variances from the requirements of this Article
8.
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
8.
3.
Any person or persons aggrieved by the decision of the appeal
board 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
8.
6.
Variances may be issued for new construction and substantial
improvements to be erected on a lot of one-half (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 Section
8.2.3.B above have been
fully considered.
(i)
As the lot size increases beyond the one (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 appeal board may attach such conditions to the granting of variances as it deems necessary to further the purpose and objectives of this Article
8.
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.
B. Prerequisites for granting variances.
1.
Variances shall only be issued upon a determination that the
variance is the minimum necessary, considering the flood hazard, to
afford relief.
2.
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, extraordinary public expense, create nuisances, cause
fraud on or victimization of the public, or conflict with existing
local laws or ordinances.
3.
Any application 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.
C. The City Council may issue variances for new construction and substantial
improvements and for other development necessary for the conduct of
a functionally dependent use provided that:
1.
The criteria outlined in subsection
(a) through
(i) [subsections
A.1 through
9] are met; and
2.
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 475 adopted 6/28/22)