In all areas of special flood hazards the following standards are required:
(1) 
No rise of BFE in the floodplain.
No new construction, substantial improvements, or other development (including cut and/or fill) shall be permitted within zones A and A1-A30 on the community’s flood insurance rate maps unless it is first demonstrated by engineering data submitted by the applicant’s engineer in accordance with the various requirements and procedures set forth in this article that the cumulative effect of the proposed development will not increase the water surface elevation of the base flood at any point within the community, or immediately adjacent to its territory.
(2) 
Compensatory storage.
Whenever any portion of a floodplain is authorized for use, the space occupied by the authorized fill or structure below the base flood elevation shall be compensated for and balanced by a hydraulically equivalent volume of excavation taken from below the base flood elevation. All such excavations shall be constructed to drain freely to the watercourse.
(3) 
Water velocity.
New development or substantial improvement in the 100-year floodplain may not increase erosive water velocity on-site or off-site.
(4) 
Anchoring.
(A) 
All new construction and substantial improvements shall be adequately anchored to prevent flotation, collapse or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy.
(B) 
All manufactured homes shall meet the anchoring standards of section 3.05.064.
(5) 
Construction materials and methods.
All new construction and substantial improvement shall be constructed:
(A) 
With flood-resistant materials as specified in FEMA Technical Bulletin TB 2-93, and utility equipment resistant to flood damage;
(B) 
Using methods and practices that minimize flood damage;
(C) 
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, located two feet above the base flood elevation; and
(D) 
Within zones AH or AO, so that there are adequate drainage paths around structures on slopes to guide floodwaters around and away from proposed structures.
(6) 
Elevation and floodproofing.
(See section 3.05.005 definitions for “basement,” “lowest floor,” “new construction,” “substantial damage” and “substantial improvement.”)
(A) 
Residential construction.
New or substantial improvement shall have the lowest floor, including basement:
(i) 
In an AO zone, elevated above the highest adjacent grade to a height equal to or exceeding two feet above the depth number specified in feet on the FIRM, or elevated at least two feet above the highest adjacent grade if no depth number is specified.
(ii) 
In an A zone, elevated to or above two feet above the base flood elevation; said base flood elevation shall be determined by one of the methods in section 3.05.034(2) of this article.
(iii) 
In all other zones, elevated to or above two feet above the base flood elevation.
Upon the completion of construction of the foundation, and prior to any additional construction, the elevation of the lowest floor including basement shall be certified by a registered professional engineer or surveyor, and verified by the city building official or his designee to be properly elevated. Such certifications and verification shall be provided to the floodplain administrator.
(B) 
Nonresidential construction.
New or substantial improvement shall either be elevated to conform with subsection (5) [(6)(A)] above, or together with attendant utility and sanitary facilities:
(i) 
Be floodproofed below the elevation recommended under subsection (A) above, so that the structure is watertight with walls substantially impermeable to the passage of water;
(ii) 
Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and
(iii) 
Be certified by a registered professional engineer or architect that the standards of this subsection (B) are satisfied. Such certification shall be provided to the floodplain administrator.
(C) 
Enclosed areas below lowest floor.
All new construction and substantial improvement with fully enclosed areas below the lowest floor (excluding basements) that are usable solely for parking of vehicles, building access or storage, 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 floodwater. Designs for meeting this requirement shall follow the guidelines in FEMA Technical Bulletins TB 1-93 and TB 7-93, and must exceed the following minimum criteria:
(i) 
Have a minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding. The bottom of all openings shall be no higher than one foot above grade. Openings may be equipped with screens, louvers, valves or other coverings or devices provided that they permit the automatic entry and exit of floodwater; and
(ii) 
Be certified by a registered professional engineer or architect.
(D) 
Manufactured homes.
Manufactured homes shall also meet the standards in section 3.05.064.
(Ordinance 966 adopted 10/20/04; 2004 Code, sec. 3.326)
(a) 
All new and replacement water supply and sanitary sewage systems shall be designed and placed to minimize or eliminate:
(1) 
Infiltration of floodwaters into the systems; and
(2) 
Discharge from the systems into floodwaters.
(b) 
On-site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding and anchored in a manner that will prevent flotation of the tank by means approved by the city building official or his designated representative.
(Ordinance 966 adopted 10/20/04; 2004 Code, sec. 3.327)
(a) 
All preliminary subdivision proposals shall identify the special flood hazard area and the elevation of the base flood.
(b) 
All subdivision plans will provide the elevation of proposed structure(s) and pad(s). If the site is filled above the base flood elevation, the lowest floor and pad elevations shall be certified by a registered professional engineer or surveyor and provided to the floodplain administrator.
(c) 
All subdivision proposals shall be consistent with the need to minimize flood damage.
(d) 
All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical and water systems located and constructed to minimize flood damage.
(e) 
All subdivisions shall provide adequate drainage to reduce exposure to flood hazards.
(f) 
All subdivision plans shall identify at least one surveyed, permanently installed monument. Additional monuments will be required for every 100 acres on the site described for development.
(Ordinance 966 adopted 10/20/04; 2004 Code, sec. 3.328)
(a) 
All manufactured homes that are placed or substantially improved within zones A1-30, AH, and AE on the community’s flood insurance rate map, on sites located (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 a site upon which a manufactured home has incurred “substantial damage” as the result of a flood, shall be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated two feet above the base flood elevation and be securely fastened to an adequately anchored foundation system to resist flotation, collapse, and lateral movement.
(b) 
All manufactured homes to 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 flood insurance rate map that are not subject to the provisions of subsection (a) will be securely fastened to an adequately anchored foundation system to resist flotation, collapse, and lateral movement, and be elevated so that the lowest floor of the manufactured home is elevated to two feet above the base flood elevation. Upon the completion of construction of the foundation, and prior to any additional construction, the elevation of the lowest floor including basement shall be certified by a registered professional engineer or surveyor, and verified by the city building official or his designee to be properly elevated. Such certification and verification shall be provided to the floodplain administrator.
(Ordinance 966 adopted 10/20/04; 2004 Code, sec. 3.329)
All recreational vehicles placed on sites within zones A1-30, AH, and AE on the community’s flood insurance rate map will either:
(1) 
Be on the site for fewer than 180 consecutive days, and be fully licensed and ready for highway use. 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; or
(2) 
Meet the permit requirements of division 2 of this article and the elevation and anchoring requirements for manufactured homes in section 3.05.064(a).
(Ordinance 966 adopted 10/20/04; 2004 Code, sec. 3.330)
Located within areas of special flood hazard established in section 3.05.007 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 apply:
(1) 
Prohibit encroachments, including fill, new construction, substantial improvement, and other new development.
(Ordinance 966 adopted 10/20/04; 2004 Code, sec. 3.331)
(a) 
The floodplain administrator shall review permits for proposed construction or other development to determine if it is proposed within a mudslide area.
(b) 
Permits shall be reviewed to determine that the proposed site and improvement will be reasonably safe from mudslide hazards. Factors to be considered in making this determination include but are not limited to:
(1) 
The type and quality of soils;
(2) 
Evidence of groundwater or surface water problems;
(3) 
Depth and quality of any fill;
(4) 
Overall slope of the site; and
(5) 
Weight that any proposed development would impose on the slope.
(c) 
Within areas which may have mudslide hazards, the floodplain administrator shall require that:
(1) 
A site investigation and further review be made by persons qualified in geology and soils engineering;
(2) 
The proposed grading, excavation, new construction, and substantial improvement be adequately designed and protected against mudslide damages;
(3) 
The proposed grading, excavations, new construction, and substantial improvement not aggravate the existing hazard by creating either on-site or off-site disturbances; and
(4) 
Drainage, planting, watering, and maintenance not endanger slope stability.
(Ordinance 966 adopted 10/20/04; 2004 Code, sec. 3.332)
(a) 
The floodplain administrator shall require permits for proposed construction and other development within all flood-related erosion-prone areas as known to the community.
(b) 
Permit applications shall be reviewed to determine whether the proposed site alterations and improvements will be reasonably safe from flood-related erosion and will not cause flood-related erosion hazards or otherwise aggravate the existing hazard.
(c) 
If a proposed improvement is found to be in the path of flood-related erosion or would increase the erosion or would increase the erosion hazard, such improvement shall be relocated or adequate protective measures shall be taken to avoid aggravating the existing erosion hazard.
(d) 
Within zone E on the flood insurance rate map, a setback is required for all new development from the ocean, lake, bay, riverfront or other body of water to create a safety buffer consisting of a natural vegetative or contour strip. This buffer shall be designated according to the flood-related erosion hazard and erosion rate, in relation to the anticipated useful life of structures, and depending upon the geologic, hydrologic, topographic, and climatic characteristics of the land. The buffer may be used for suitable open space purposes, such as for agricultural, forestry, outdoor recreation and wildlife habitat areas, and for other activities using temporary and portable structures only.
(Ordinance 966 adopted 10/20/04; 2004 Code, sec. 3.333)