In all areas of special flood hazards the following standards
are required:
A. Anchoring.
1. All
new construction and substantial improvements shall be anchored to
prevent flotation, collapse or lateral movement of the structure resulting
from hydrodynamic and hydrostatic loads, including the effects of
buoyancy.
2. All manufactured homes shall meet the anchoring standards of Section
8.11.540.
B. Construction
Materials and Methods.
1. All
new construction and substantial improvements shall be constructed
with materials and utility equipment resistant to flood damage.
2. All
new construction and substantial improvements shall be constructed
using methods and practices that minimize flood damage.
3. All
new construction and 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.
4. Within
Zone AH or AO, adequate drainage paths shall be required around structures
on slopes to guide floodwaters around and away from proposed structures.
C. Elevation
and Floodproofing.
1. New construction and substantial improvement of any structure shall have the lowest floor, including basement, elevated to or above the base flood elevation. Nonresidential structures may meet the standards in subsection
(C)(3). Upon the completion of the structure the elevation of the lowest floor including basement shall be certified by a registered professional engineer or surveyor, or verified by the City Building Inspector to be properly elevated. Such certification or verification shall be provided to the Floodplain Administrator.
2. New construction and substantial improvement of a structure in Zone AO shall have the lowest floor, including basement, elevated above the highest adjacent grade at least as high as the depth number specified in feet on the FIRM, or at least two feet if no depth number is specified. Nonresidential structures may meet the standards in subsection
(C)(3). Upon the completion of the structure the elevation of the lowest floor including basement shall be certified by a registered professional engineer or surveyor, or verified by the City building inspector to be properly elevated. Such certification or verification shall be provided to the Floodplain Administrator.
3. Nonresidential construction shall either be elevated in conformance with subsection
(C)(1) or
(C)(2) or together with attendant utility and sanitary facilities:
a. Be floodproofed so that below the base flood level the structure
is watertight with walls substantially impermeable to the passage
of water;
b. Have structural components capable of resisting hydrostatic and hydrodynamic
loads and effects of buoyancy; and
c. Be certified by a registered professional engineer or architect that
the standards of this subsection are satisfied. Such certifications
shall be provided to the Floodplain Administrator.
4. Fully
enclosed areas below the lowest floor that 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. Either 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 shall be provided. 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 floodwaters; or
b. Be certified to comply with a floodproofing standard adopted by the
City and approved by the Federal Insurance Administration.
5. Manufactured homes shall also meet the standards in Section
8.11.540.
(Ord. 97-21 § 1, 1997)
All new and replacement manufactured homes and additions to
manufactured homes shall:
A. Be elevated
so that the lowest floor is at or above the base flood elevation;
and
B. Be securely
anchored to a permanent foundation system to resist flotation, collapse
or lateral movement.
(Ord. 97-21 § 1, 1997)
Lands which are located within areas of special flood hazard established in Section
8.11.320 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:
A. Encroachments,
including fill, new construction, substantial improvements, and other
development are prohibited unless certification by a registered professional
engineer or architect is provided demonstrating that the encroachments
will not result in any increase in flood levels during the occurrence
of the base flood discharge.
B. If subsection
A is satisfied, all new construction and substantial improvements shall comply with all other applicable flood hazard reduction provisions of Article
5.
(Ord. 97-21 § 1, 1997)