A. In all areas of special flood hazards, the following provisions govern
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.
(Ordinance 475 adopted 6/28/22)
A. In all areas of special flood hazards where base flood elevation
data has been provided as set forth in Section 8.1.7, 8.2.2.A.8 above,
or 8.3.3.C below, the following provisions are required:
1.
Residential construction.
(i)
New construction and substantial improvement of any residential
structure shall have the lowest floor (including basement), elevated
to or above the base flood elevation.
(ii) 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 8.2.3.A.1
above is satisfied.
2.
Nonresidential construction.
(i)
New construction and substantial improvements of any commercial,
industrial or other nonresidential structure shall either:
(1) Have the lowest floor (including basement) elevated
to or above the base flood level; or
(2) 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.
(ii) 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 8.3.2.
(1) 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.
(i)
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.
(ii) Designs for meeting this requirement must either
be certified by a registered professional engineer or architect or
meet or exceed the following minimum criteria:
(1) 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.
(2) The bottom of all openings shall be no higher than
one foot (1’) above grade.
(3) 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.
(i)
All manufactured homes must be placed within zone A on a community’s
FHBM or FIRM and shall be installed using methods and practices which
minimize flood damage.
(ii) For the purposes of this requirement, manufactured
homes must be elevated and anchored to resist flotation, collapse,
or lateral movement.
(1) 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.
(iii) All manufactured homes that are placed or substantially
improved within zones A1-30, AH, and AE on the community’s FIRM
must 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.
(1) Paragraph (iii) above applies to any manufactured
home on the following sites:
(a) Outside of a manufactured home park or subdivision;
(b) In a new manufactured home park or subdivision;
(c) In an expansion to an existing manufactured home
park or subdivision; or
(d) In an existing manufactured home park or subdivision
on which a manufactured home has incurred "substantial damage" as
a result of a flood.
(iv) Require All manufactured homes placed or substantially
improved on sites in an existing manufactured home park or subdivision
with [within] zones A1-30, AH and AE on the community’s FIRM
that are not subject to the provisions of this subsection 4. must
be elevated so that either:
(1) The lowest floor of the manufactured home is at
or above the base flood elevation; or
(2) 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 inches (36") in height above grade
and be securely anchored to an adequately anchored foundation system
to resist flotation, collapse, and lateral movement.
5.
Recreational vehicles.
(i)
Recreational vehicles placed on sites within zones A1-30, AH,
and AE on the community’s FIRM must meet one (1) of the following:
(1) Be on the site for fewer than 180 consecutive days;
(2) Be fully licensed and ready for highway use; or
(3) Meet the permit requirements of subsection 8.2.3.A
above, and the elevation and anchoring requirements for "manufactured
homes" in subsection 4. above.
(ii) For the purposes of administering subsection (i)(2)
above, 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 475 adopted 6/28/22)
A. All subdivision proposals including the placement of manufactured
home parks and subdivisions shall be consistent with Sections 8.1.2,
8.1.3 and 8.1.4 above.
B. All proposals for the development of subdivisions including the placement
of manufactured home parks and subdivisions shall meet floodplain
development permit requirements of Sections 8.1.8, 8.1.13, 8.1.14,
and 8.2.3, and this section 8.3.
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 50 lots or 5 acres,
whichever is lesser, if not otherwise provided pursuant to Section
8.1.7 or 8.2.2.A.8.
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 475 adopted 6/28/22)
A. Located within the areas of special flood hazard established in Section
8.1.7 above 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.
B. Flooding described in subsection A. above is characterized by ponding
or sheet flow; therefore, the following provisions apply:
1.
All new construction and substantial improvements of residential
structures must 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 must:
(i)
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
(ii) 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 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 8.3.4 and Section 8.2.3 above are satisfied.
4.
Adequate drainage paths are required around structures on slopes,
to guide floodwaters around and away from proposed structures.
(Ordinance 475 adopted 6/28/22)
A. Areas located within areas of special flood hazard established in
Section 8.1.7 above are areas designated as floodways.
B. 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 within all floodways:
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 Sections 8.3.1 through 8.3.5.
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 475 adopted 6/28/22)