A.
All new construction and substantial improvements shall be anchored to prevent flotation, collapse and lateral movement of the structure resulting from hydrodynamic and hydrostatic loads including the effects of buoyancy.
B.
All manufactured homes must be anchored to resist flotation, collapse or lateral movement by providing over-the-top or frame ties to ground anchors, or as otherwise provided in FEMA’s “Manufactured Home Installation in Flood Hazard Areas” guidebook.
(Ord. 79-24 § 5.1-1, 1979; Ord. 87-20 § 6, 1987; Ord. 2017-05 § 2 (Att. A (part)), 2017; Ord. 2021-09 § 2 (Att. A), 2021; Ord. 2022-12 § 2 (Att. A), 2022)
A.
All new construction and substantial improvement shall be constructed of materials and utility equipment resistant to flood damage.
B.
All new construction and substantial improvement shall be constructed using methods and practices that minimize flood damage.
C.
Electrical, heating, ventilation, plumbing, and air conditioning equipment and other service facilities shall be designed and/or otherwise elevated or located so as to prevent water from entering or accumulating within the components during conditions of flooding.
(Ord. 79-24 § 5.1-2, 1979; Ord. 87-20 § 7, 1987; Ord. 2017-05 § 2 (Att. A (part)), 2017; Ord. 2021-09 § 2 (Att. A), 2021; Ord. 2022-12 § 2 (Att. A), 2022)
A.
All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of floodwaters into the system.
B.
New and replacement sanitary sewers shall be designed to minimize or eliminate the infiltration of floodwaters into the system and discharge from the system into the floodwaters.
C.
On-site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding.
D.
Water wells shall be located on high ground that is not in the floodway.
(Ord. 79-24 § 5.1-3, 1979; Ord. 2005-27 § 5, 2005; Ord. 2017-05 § 2 (Att. A (part)), 2017; Ord. 2021-09 § 2 (Att. A), 2021; Ord. 2022-12 § 2 (Att. A), 2022)
A.
All subdivision proposals shall be consistent with the need to minimize flood damage.
B.
All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical and water systems located and constructed to minimize flood damage.
C.
All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage.
D.
Where base flood elevation data has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least fifty lots or five acres, whichever is less.
(Ord. 79-24 § 5.1-4, 1979; Ord. 87-20 § 8, 1987; Ord. 2017-05 § 2 (Att. A (part)), 2017; Ord. 2021-09 § 2 (Att. A), 2021; Ord. 2022-12 § 2 (Att. A), 2022)
Whenever elevation data is not available either through the flood insurance study or from another authoritative source, applications for building permits shall be reviewed to assure that proposed construction will be reasonably safe from flooding. The test for reasonableness is the judgment of the city engineer and includes use of historical data, high water marks, photographs of past flooding, etc., where available. Failure to elevate at least two feet above grade in these zones may result in higher insurance rates.
(Ord. 79-24 § 5.1-5, 1979; Ord. 87-20 § 9, 1987; Ord. 2017-05 § 2 (Att. A (part)), 2017; Ord. 2021-09 § 2 (Att. A), 2021; Ord. 2022-12 § 2 (Att. A), 2022)
In all areas of special flood hazard where base flood elevation data has been provided as set forth in Section 15.24.040, Flood hazard areas established, the provisions set out in Section 15.24.230 apply.
(Ord. 79-24 § 5.2, 1979; Ord. 2017-05 § 2 (Att. A (part)), 2017; Ord. 2021-09 § 2 (Att. A), 2021; Ord. 2022-12 § 2 (Att. A), 2022)
A.
New construction and substantial improvement of any residential structure shall have the lowest floor, including basement, elevated at one foot or more above base flood elevation.
B.
Fully enclosed areas below the lowest floor that are subject to flooding are prohibited unless they are 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 must meet or exceed the following minimum criteria:
1.
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; and
2.
The bottom of all openings shall be no higher than one foot above grade; and
3.
Openings may be equipped with screens, louvers, or other coverings or devices; provided, that they permit the automatic entry and exit of floodwaters;
4.
A garage attached to a residential structure, constructed with the garage floor slab below the BFE, must be designed to allow for the automatic entry and exit of floodwaters.
(Ord. 79-24 § 5.2-1, 1979; Ord. 87-20 § 10, 1987; Ord. 89-38 § 2, 1989; Ord. 2017-05 § 2 (Att. A (part)), 2017; Ord. 2021-09 § 2 (Att. A), 2021; Ord. 2022-12 § 2 (Att. A), 2022)
New construction and substantial improvement of any commercial, industrial or other nonresidential structure shall either have the lowest floor, including basement, elevated one foot or more above the level of the base flood elevation or elevated as required by ASCE 24, whichever is greater. Mechanical equipment and utilities shall be waterproofed or elevated at least one foot above the BFE, or as required by ASCE 24, whichever is greater, or, together with attendant utility and sanitary facilities, shall:
A.
Be floodproofed so that below one foot above the base flood level of the structure is watertight with walls substantially impermeable to the passage of water; and
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 design and methods of construction are in accordance with accepted standards of practice for meeting provisions of this subsection based on their development and/or review of the structural design, specifications and plans. Such certification shall be provided to the city engineer as set forth in Section 15.24.130(B); and
D.
Nonresidential structures that are elevated, not floodproofed, must meet the same standards for space below the lowest floor set forth in Section 15.24.230(B); and
E.
Applicants floodproofing nonresidential buildings shall be notified that flood insurance premiums will be based on rates that are one foot below the floodproofed level (e.g., a building floodproofed to one foot above the base flood level will be rated as at the base flood level).
(Ord. 79-24 § 5.2-2, 1979; Ord. 87-20 § 11, 1987; Ord. 89-38 § 3, 1989; Ord. 2017-05 § 2 (Att. A (part)), 2017; Ord. 2021-09 § 2 (Att. A), 2021; Ord. 2022-12 § 2 (Att. A), 2022)
All manufactured homes to be placed or substantially improved within zones A1-30, AH, and AE shall be elevated on a permanent foundation such that the lowest floor of the manufactured home is one foot or more above the base flood elevation and all such homes shall be securely anchored to an adequately anchored foundation system in accord with the provisions of Section 15.24.170.
(Ord. 79-24 § 5.2-3, 1979; Ord. 87-20 § 12, 1987; Ord. 89-38 § 4, 1989; Ord. 2005-27 § 6, 2005; Ord. 2017-05 § 2 (Att. A (part)), 2017; Ord. 2021-09 § 2 (Att. A), 2021; Ord. 2022-12 § 2 (Att. A), 2022)
Recreational vehicles placed on sites are required to either:
A.
Be on the site for fewer than one hundred eighty consecutive days; or
B.
Be fully licensed and ready for highway use, on wheels or jacking system, attached to the site only by quick disconnect type utilities and security devices, and have no permanently attached additions; or
(Ord. 2005-27 § 7, 2005. Formerly 15.24.255; Ord. 2022-12 § 2 (Att. A), 2022; Ord. 2021-09 § 2 (Att. A), 2021; Ord. 2017-05 § 2 (Att. A (part)), 2017)
If buildings or manufactured homes are constructed or substantially improved with fully enclosed areas below the lowest floor, the areas shall be used solely for parking of vehicles, building access, or storage.
(Ord. 2022-12 § 2 (Att. A), 2022)
Located within the areas of special flood hazard established by Section 15.24.040 are areas designated as floodways. Such floodways are extremely hazardous areas due to the velocity of floodwaters which carry debris, potential projectiles and erosion potential, and the following requirements apply:
A.
Encroachments, including fill, new construction, substantial improvements and other developments, are prohibited unless certification by a registered professional engineer or architect is provided demonstrating through hydrologic and hydraulic analyses performed in accordance with standard engineering practices that encroachment will not result in any increase in the flood levels during the occurrence of the base flood discharge;
B.
Construction or reconstruction of residential structures is prohibited within designated floodways, except for:
1.
Repairs, reconstruction, or improvements to a structure which do not increase the ground flood area; and
2.
Repairs, reconstruction or improvements to a structure, the cost of which does not exceed fifty percent of the market value of the structure either:
a.
Before the repair, reconstruction, or improvement is started; or
b.
If the structure has been damaged, and is being restored, before the damage occurred. Any project for improvement of a structure to correct existing violations of state or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions, or to structures identified as historic places, may be excluded in the fifty percent;
(Ord. 79-24 § 5.3, 1979. Formerly 15.24.260; Ord. 87-20 § 13, 1987; Ord. 89-38 § 5, 1989; Ord. 2005-27 § 8, 2005; Ord. 2017-05 § 2 (Att. A (part)), 2017; Ord. 2021-09 § 2 (Att. A), 2021; Ord. 2022-12 § 2 (Att. A), 2022)