A development permit shall be obtained before construction or development begins within any area of special flood hazard established in FMC § 14.05.320. The permit shall be for all structures including manufactured homes, as set forth in FMC § 14.05.200, Definitions, and for all development including fill and other activities, also as set forth in FMC § 14.05.200, Definitions.
(Ord. 673 § 2, 2024)
Application for a development permit shall be made on forms furnished by the floodplain administrator and may include, but not be limited to, plans in duplicate drawn to scale showing the nature, location, dimensions, and elevations of the area in question, existing or proposed structures, fill, storage of materials, drainage facilities, and the location of the foregoing. Specifically, the following information is required:
(1) 
Elevation in relation to mean sea level, of the lowest floor (including basement) of all structures recorded on a current elevation certificate with Section B completed by the floodplain administrator;
(2) 
Elevation in relation to mean sea level to which any structure has been floodproofed;
(3) 
Where a structure is to be floodproofed, certification by a registered professional engineer or architect that the floodproofing methods for any nonresidential structure meet floodproofing criteria in FMC § 14.05.522;
(4) 
Description of the extent to which a watercourse will be altered or relocated as a result of proposed development;
(5) 
Where development is proposed in a floodway, an engineering analysis indicating no rise of the base flood elevation; and
(6) 
Any other such information that may be reasonably required by the floodplain administrator in order to review the application.
(Ord. 673 § 2, 2024)
Review all development permits to determine that:
(1) 
The permit requirements of this chapter have been satisfied;
(2) 
All other required state and federal permits have been obtained;
(3) 
The site is reasonably safe from flooding;
(4) 
The proposed development is not located in the floodway. If located in the floodway, assure the encroachment provisions of FMC § 14.05.541 are met;
(5) 
Notify FEMA when annexations occur in the special flood hazard area.
(Ord. 673 § 2, 2024)
When base flood elevation data has not been provided (in A zones) in accordance with FMC § 14.05.320, Basis for establishing the areas of special flood hazard, the floodplain administrator shall obtain, review, and reasonably utilize any base flood elevation and floodway data available from a federal, state, or other source, in order to administer FMC § 14.05.520, Specific standards, and FMC § 14.05.540, Floodways.
(Ord. 673 § 2, 2024)
(1) 
Where base flood elevation data is provided through the FIS, FIRM, or required as in FMC § 14.05.432, obtain and maintain a record of the actual (as-built) elevation (in relation to mean sea level) of the lowest floor (including basement) of all new or substantially improved structures, and whether or not the structure contains a basement (44 CFR 60.3(b)(5)(i) and 60.3(b)(5)(iii)).
(2) 
For all new or substantially improved flood-proofed nonresidential structures where base flood elevation data is provided through the FIS, FIRM, or as required in FMC § 14.05.432:
(a) 
Obtain and maintain a record of the elevation (in relation to mean sea level) to which the structure was floodproofed (44 CFR 60.3(b)(5)(ii));
(b) 
Maintain the floodproofing certifications required in FMC § 14.05.412 (44 CFR 60.3(b)(5)(iii));
(3) 
Certification required by FMC § 14.05.541 (44 CFR 60.3(d)(3));
(4) 
Records of all variance actions, including justification for their issuance (44 CFR 60.6(a)(6));
(5) 
Improvement and damage calculations;
(6) 
Maintain for public inspection all records pertaining to the provisions of this chapter (44 CFR 60.3(b)(5)(iii)).
(Ord. 673 § 2, 2024)
Whenever a watercourse is to be altered or relocated:
(1) 
Notify adjacent communities and the Department of Ecology prior to such alteration or relocation of a watercourse, and submit evidence of such notification to the Federal Insurance Administrator through appropriate notification means (44 CFR 60.3(b)(6)).
(2) 
Assure that the flood carrying capacity of the altered or relocated portion of said watercourse is maintained (44 CFR 60.3(b)(7)).
(Ord. 673 § 2, 2024)
Make interpretations where needed, as to exact location of the boundaries of the areas of special flood hazards (e.g., where there appears to be a conflict between a mapped boundary and actual field conditions). The person contesting the location of the boundary shall be given a reasonable opportunity to appeal the interpretation. Such appeals shall be granted consistent with the standards of Section 60.6 of the Rules and Regulations of the NFIP (44 CFR 59 through 76).
(Ord. 673 § 2, 2024)
Where elevation data is not available either through the FIS, FIRM, or from another authoritative source (FMC § 14.05.432), applications for floodplain development shall be reviewed to assure that proposed construction will be reasonably safe from flooding. The test of reasonableness is a local judgment and includes use of historical data, high water marks, photographs of past flooding, etc., where available.
(Ord. 673 § 2, 2024)