In all areas of special flood hazards the following standards
are required:
A.
Anchoring.
1.
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.
Construction
Materials and Methods. All new construction and substantial improvement
shall be constructed:
1.
With
materials and utility equipment resistant to flood damage;
2.
Using
methods and practices that minimize flood damage;
3.
With
all new and replacement electrical, heating, ventilation, plumbing,
air conditioning equipment, and other service facilities designed
and/or located so as to prevent water from entering or accumulating
within the components during conditions of flooding to an elevation
at least one foot above the base flood elevation. These include, but
are not limited to, HVAC equipment, water softener units, bath/kitchen
fixtures, ductwork, electric/gas meter panels/boxes, utility/cable
boxes, hot water heaters, and electric outlets/switches; and if
4.
Within
Zones AH or AO, so that there are adequate drainage paths around structures
on slopes to guide flood waters around and away from proposed structures.
C.
Elevation and Floodproofing. (See Chapter 18.08 definitions for "new construction," "substantial damage" and "substantial improvement.")
1.
Residential
construction, new or substantial improvement, shall have the lowest
floor, including basement.
a.
In an AO Zone, elevated above the highest adjacent grade to a height
at least one foot above the depth number specified in feet on the
FIRM, or elevated at least three feet above the highest adjacent grade
if no depth number is specified.
b.
In an A Zone, elevated at least one foot above the base flood elevation
noted on the FEMA Flood Insurance Rate Maps.
c.
In all other zones, elevated at least one foot above the base flood
elevation noted on the FEMA Flood Insurance Rate Maps.
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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 community building inspector
to be properly elevated. Such certification or verification shall
be provided to the floodplain administrator.
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2.
Nonresidential construction shall either be elevated to conform with subsection (C)(1) of this section or, together with attendant utility and sanitary facilities:
a.
Be floodproofed below the elevation recommended under subsection (C)(1) of this section so that 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 certification
shall be provided to the floodplain administrator.
3.
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 must meet or exceed
the following minimum criteria:
a.
Be certified by a registered professional engineer or architect;
or
b.
Be certified to comply with a local floodproofing standard approved
by the Federal Insurance Administration, Federal Emergency Management
Agency; or
c.
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.
(Ord. 94-11 § 2; Ord. 21-3 § 2)
B.
On-site
waste disposal systems shall be located to avoid impairment to them,
or contamination from them during flooding.
(Ord. 94-11 § 2)
A.
All
preliminary subdivision proposals shall identify the 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 final first 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.
(Ord. 94-11 § 2)
A.
All
manufactured homes that are placed or substantially improved, within
Zones Al-30, AH and AE on the community's Flood Insurance Rate Map,
on sites 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 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 at least one
foot above the base flood elevation and be securely anchored 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, AE on the community's Flood Insurance Rate Map that are not subject to the provisions of subsection A of this section will be elevated so that the:
1.
Lowest
floor of the manufactured home is at least one foot above the base
flood elevation; and
2.
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 in height above grade and be securely anchored to an adequately
anchored foundation system to resist flotation, collapse and lateral
movement.
(Ord. 94-11 § 2; Ord. 21-6 § 2)
A.
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 one hundred eighty consecutive days;
2.
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
3.
Meet the permit requirements of Chapter 18.16 of this title and the elevation and anchoring requirements for manufactured homes in Section 18.20.040(A).
(Ord. 94-11 § 2)
Located within areas of special flood hazard established in Section 18.12.020 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.
Prohibit
encroachments, including fill, new construction, substantial improvement,
and other new development unless certification by a registered professional
engineer or architect is provided demonstrating that encroachments
shall not result in any increase in flood elevation during the occurrence
of the base flood discharge.
(Ord. 94-11 § 2)
