[R.O. 1998 § 410.150; Ord. No. 2935 §1, 1-5-2015]
A.
No permit for floodplain development shall
be granted for new construction, substantial improvements, and other
improvements, including the placement of manufactured homes, within
any unnumbered or numbered A Zones and AE Zones, unless the conditions
of this Section are satisfied.
B.
All areas identified as unnumbered A Zones
on the FIRM are subject to inundation of the 100-year flood; however,
the base flood elevation is not provided. Development within unnumbered
A Zones is subject to all provisions of this Chapter. If Flood Insurance
Study data is not available, the community shall obtain, review, and
reasonably utilize any base flood elevation or floodway data currently
available from Federal, State, or other sources.
C.
Until a floodway is designated, no new
construction, substantial improvements, or other development, including
fill, shall be permitted within any numbered A Zone or AE Zone on
the FIRM, unless it is demonstrated that the cumulative effect of
the proposed development, when combined with all other existing and
anticipated development, will not increase the water surface elevation
of the base flood more than one (1) foot at any point within the community.
D.
All new construction, subdivision proposals,
substantial improvements, prefabricated structures, placement of manufactured
homes, and other developments shall require:
1.
Design or adequate anchorage to prevent
flotation, collapse, or lateral movement of the structure resulting
from hydrodynamic and hydrostatic loads, including the effects of
buoyancy.
2.
Construction with materials resistant
to flood damage.
3.
Utilization of methods and practices
that minimize flood damages.
4.
All electrical, heating, ventilation,
plumbing, air-conditioning equipment, and other service facilities
be designed and/or located so as to prevent water from entering or
accumulating within the components during conditions of flooding.
5.
New or replacement water supply systems
and/or sanitary sewage systems be designed to minimize or eliminate
infiltration of floodwaters into the systems and discharges from the
systems into floodwaters, and on-site waste disposal systems be located
so as to avoid impairment or contamination.
6.
Subdivision proposals and other proposed
new development, including manufactured home parks or subdivisions,
located within special flood hazard areas are required to assure that:
a.
All such proposals are consistent
with the need to minimize flood damage.
b.
All public utilities and facilities,
such as sewer, gas, electrical, and water systems are located and
constructed to minimize or eliminate flood damage.
c.
Adequate drainage is provided so
as to reduce exposure to flood hazards.
d.
All proposals for development, including
proposals for manufactured home parks and subdivisions, greater than
five (5) acres or fifty (50) lots, whichever is lesser, include within
such proposals base flood elevation data.
E.
Storage, Material, And Equipment.
1.
The storage or processing of materials
within the special flood hazard area that are in time of flooding
buoyant, flammable, explosive, or could be injurious to human, animal,
or plant life is prohibited.
2.
Storage of other material or equipment
may be allowed if not subject to major damage by floods, if firmly
anchored to prevent flotation, or if readily removable from the area
within the time available after a flood warning.
F.
Accessory Structures. Structures used solely
for parking and limited storage purposes, not attached to any other
structure on the site, of limited investment value, and not larger
than four hundred (400) square feet, may be constructed at-grade and
wet-floodproofed, provided that there is no human habitation or occupancy
of the structure; the structure is of single-wall design; a variance
has been granted from the standard floodplain management requirements
of this Chapter; and a floodplain development permit has been issued.
G.
Nonconforming Use. A structure, or the
use of a structure or premises that was lawful before the passage
or amendment of the ordinance, but which is not in conformity with
the provisions of this Chapter, may be continued subject to the following
conditions:
1.
If such structure, use, or utility
service is discontinued for twelve (12) consecutive months, any future
use of the building shall conform to this Chapter.
2.
If any nonconforming use or structure
is destroyed by any means, including flood, it shall not be reconstructed
if the cost is more than fifty percent (50%) of the predamaged market
value of the structure. This limitation does not include the cost
of any alteration to comply with existing state or local health, sanitary,
building, safety codes, regulations or the cost of any alteration
of a structure listed on the National Register of Historic Places,
the State Inventory of Historic Places, or local inventory of historic
places upon determination.
[R.O. 1998 § 410.160; Ord. No. 2935 §1, 1-5-2015]
A.
In all areas identified as unnumbered and numbered A Zones and AE Zones, where base flood elevation data have been provided, as set forth in Article IV, Section 410.150(B), the following provisions are required:
1.
Residential Construction. New construction
or substantial improvement of any residential structures, including
manufactured homes, shall have the lowest floor, including basement,
elevated to one (1) foot above base flood level. [NOTE: In all unnumbered
and numbered A Zones and AE Zones, the FEMA, Region VII office recommends
elevating to one (1) foot above the base flood elevation to accommodate
any floodway conditions when the floodplain is fully developed.]
2.
Non-Residential Construction. New construction or substantial improvement of any commercial, industrial, or other non-residential structures, including manufactured homes, shall have the lowest floor, including basement, elevated to one (1) foot above the base flood level or, together with attendant utility and sanitary facilities, be floodproofed 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 certify that the standards of this Subsection are satisfied. Such certification shall be provided to the Floodplain Administrator as set forth in Article III, Section 410.130(B). [NOTE: The FEMA, Region VII office recommends elevating to one (1) foot above the base flood elevation to qualify for flood insurance rates based upon floodproofing.]
3.
Require, for all new construction
and substantial improvements that fully enclosed areas below the lowest
floor used solely for parking of vehicles, building access, or storage
in an area other than a basement and 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.
A minimum of two (2) openings 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 (1) 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.
[R.O. 1998 § 410.170; Ord. No. 2935 §1, 1-5-2015]
A.
All manufactured homes to be placed within
all unnumbered and numbered A Zones and AE Zones on the community's
FIRM shall be required to be installed using methods and practices
that minimize flood damage. For the purposes of this requirement,
manufactured homes must 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.
B.
Require manufactured homes that are placed
or substantially improved within unnumbered or numbered A Zones and
AE Zones on the community's FIRM on sites:
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.
4.
In an existing manufactured home
park or subdivision on which a manufactured home has incurred substantial
damage as the result of a flood be elevated on a permanent foundation
such that the lowest floor of the manufactured home is elevated to
one (1) foot above the base flood elevation and be securely attached
to an adequately anchored foundation system to resist flotation, collapse,
and lateral movement.
C.
Require that manufactured homes to be placed or substantially improved on sites in an existing manufactured home park or subdivision within all unnumbered and numbered A Zones and AE Zones on the community's FIRM, that are not subject to the provisions of Article IV, Section 410.170(B), of this Chapter, be elevated so that either:
1.
The lowest floor of the manufactured
home is at one (1) foot above the base flood elevation.
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 (36) inches in
height above grade and be securely attached to an adequately anchored
foundation system to resist flotation, collapse, and lateral movement.
[NOTE: In all unnumbered and numbered A Zones and AE Zones, the FEMA,
Region VII office recommends elevating to one (1) foot above the base
flood elevation to accommodate any floodway conditions when the floodplain
is fully developed.]
[R.O. 1998 § 410.180; Ord. No. 2935 §1, 1-5-2015]
A.
If a community determines there are areas of special flood hazard that may be defined as floodway, through the use of base flood elevation and floodway data available from a Federal, State, or other source, including data developed pursuant to Section 410.150(D)(6)(d), and determines this data is suitable as criteria for requiring that new construction, substantial improvements, or other development in Zone A, the community must meet the standards below:
1.
Adopt a regulatory floodway based
on the principle that the area chosen for the regulatory floodway
must be designed to carry the waters of the base flood without increasing
the water surface elevation of that flood more than one (1) foot at
any point.
2.
Prohibit encroachments, including
fill, new construction, substantial improvements, and other development
within the adopted regulatory floodway unless it has been demonstrated
through hydrologic and hydraulic analyses performed in accordance
with standard engineering practice that the proposed encroachment
would not result in any increase in flood levels within the community
during the occurrence of the base flood discharge.
[R.O. 1998 § 410.190; Ord. No. 2935 §1, 1-5-2015]
A.
Require that recreational vehicles placed
on sites within all unnumbered and numbered A Zones and AE Zones on
the community's FIRM either:
1.
Be on the site for fewer than one
hundred eighty (180) consecutive days.
2.
Be fully licensed and ready for highway
use. (NOTE: 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.)
3.
Meet the permitting, elevation, and
anchoring requirements for manufactured homes of this Chapter.
