In all areas of special flood hazards the following provisions
are required for all new construction and substantial improvements:
A.
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;
B.
All
new construction or substantial improvements shall be constructed
by methods and practices that minimize flood damage;
C.
All
new construction or substantial improvements shall be constructed
with materials resistant to flood damage;
D.
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;
E.
All
new and replacement water supply systems shall be designed to minimize
or eliminate infiltration of floodwaters into the system;
F.
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
G.
On-site
waste disposal systems shall be located to avoid impairment to them
or contamination from them during flooding.
(Ordinance 10-24 adopted 2010)
A.
In all areas of special flood hazards where base flood elevation data has been provided as set forth in: 1) section 15.20.070 of this chapter, 2) subsection 15.20.140.H of this chapter, or 3) subsection 15.20.190.C of this article, the following provisions are required:
1.
Residential
construction.
New construction and substantial improvement
of any residential structure shall have the lowest floor 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 standards of this chapter, and any other applicable
provisions of this title, as well as any other applicable local, state,
and/or federal requirements, are 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 elevation or, together with attendant utility and sanitary
facilities, be designed so that below the base flood elevation 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 flood-proofed 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 (2) 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 foot (1')
above grade; and
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.
Manufactured homes placed within zones A1-30, AH, and AE 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 shall 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.
Manufactured homes that are placed or substantially improved within
zones A1-30, AH, and AE on the community’s FIRM on sites that
are located: 1) outside of a manufactured home park or subdivision,
2) in a new manufactured home park or subdivision, 3) in an expansion
to an existing manufactured home park or subdivision, or 4) in an
existing manufactured home park or subdivision on which a manufactured
home has incurred “substantial damage” as a result of
a flood, shall 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.
c.
Manufactured homes that are 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 A.4.a of this section shall 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.
Recreational vehicles placed on sites within
zones A1-30, AH, and AE on the community’s FIRM shall either:
a) be on the site for fewer than one hundred eighty (180) consecutive
days, b) be fully licensed and ready for highway use, or c) meet the
permit requirements of subsection 15.20.150.A of this chapter, and
the elevation and anchoring requirements for “manufactured homes”
in subsection A.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.
B.
In
all areas of special flood hazards where no base flood elevation data
has been provided, the following provisions are required:
1.
Residential
or nonresidential construction.
New construction and
substantial improvement of any structure, including manufactured homes,
shall have the lowest floor elevated three feet (3') above the highest
adjacent grade prior to any disturbance of the building site. A registered
professional engineer, architect, or land surveyor shall submit a
certification to the floodplain administrator that the standards of
this chapter, and any other provisions of this title, as well as any
other applicable local, state, and/or federal requirements, are satisfied.
2.
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 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, and must meet or
exceed the following minimum criteria:
a.
A minimum of two (2) 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 foot (1')
above grade.
c.
Openings may be equipped with screens, louvers, valves, or other
covering or devices provided that they permit the automatic entry
and exit of floodwaters.
3.
Manufactured
homes.
a.
Manufactured homes 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
shall be elevated three feet (3') above the highest adjacent grade
prior to any disturbance of the building site, 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.
(Ordinance 17-07 adopted 2017)
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 fifty (50) lots or five (5) acres, whichever is lesser, if not otherwise provided pursuant to section 15.20.070 or subsection 15.20.140.H of this chapter.
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 10-24 adopted 2010)
Located within the areas of special flood hazard established in section 15.20.070 of this chapter are areas designated as shallow flooding. These areas have special flood hazards associated with flood depths of one foot (1') to three feet (3') 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:
A.
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 2 feet if no depth number is specified), or
B.
All
new construction and substantial improvements of nonresidential structures:
1.
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
2.
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.
C.
A registered professional engineer or architect shall submit a certification to the floodplain administrator that the standards of this section, as proposed in section 15.20.150 of this chapter are satisfied.
D.
Require
within zones AH or AO adequate drainage paths around structures on
slopes, to guide floodwaters around and away from proposed structures.
(Ordinance 10-24 adopted 2010)
If any section, clause, sentence, or phrase of this chapter
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 chapter.
(Ordinance 10-24 adopted 2010)
No structure or land shall hereafter be constructed, located,
extended, converted, or altered without full compliance with the terms
of this chapter and other applicable regulations. Violation of the
provisions of this chapter by failure to comply with any of its requirements
(including violations of conditions and safeguards established in
connection with conditions) shall constitute a petty misdemeanor.
Any person who violates this chapter or fails to comply with any of
its requirements shall upon conviction thereof be fined not more than
one thousand dollars ($1,000.00) or imprisoned for not more than ninety
(90) days, or both, for each violation, and in addition shall pay
all costs and expenses involved in the case. Each day a violation
continues is considered a separate violation. Nothing herein contained
shall prevent the town from taking such other lawful action as is
necessary to prevent or remedy any violation.
(Ordinance 10-24 adopted 2010)
