(A) No permit for development shall be granted for new construction, substantial improvements and other developments, including the placement of manufactured homes within all numbered and unnumbered A Zones (including AE, AO and AH 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 base flood; however, the water surface elevation was not provided. The unnumbered A Zones shall be subject to all development provisions of this chapter. If Flood Insurance Study data is not available, the community shall utilize any base flood elevation or floodplain data currently available from federal, state or other sources.
(C) Until a floodway has been designated, no development or substantial improvement may be permitted within special flood hazard areas unless the applicant has demonstrated that the proposed development or substantial improvement, when combined with all other existing and reasonably anticipated developments or substantial improvements, will not increase the water surface elevation of the base flood more than one foot at any location as shown on the Flood Insurance Study.
(D) New construction, subdivision proposals, substantial improvements, prefabricated buildings, placement of manufactured homes and other developments shall require:
(1) Design or anchorage to prevent floatation, collapse or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy;
(2) New or replacement water supply systems and/or sanitary sewage systems be designed to minimize or eliminate infiltration of flood waters into the systems and discharges from the systems into flood waters, and on-site waste disposal systems be located so as to avoid impairment or contamination;
(3) Construction with materials resistant to flood damage, utilizing methods and practices that minimize flood damages, and 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; and
(4) All utility and sanitary facilities be elevated or flood-proofed up to the regulatory flood protection elevation.
(E) (1) The storage or processing of materials 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 and firmly anchored to prevent floatation or if readily removable from the area within the time available after flood warning.
(F) Subdivision proposals and other proposed new development, including manufactured home parks or subdivisions, be required to assure that:
(1) All such proposals are consistent with the need to minimize flood damage;
(2) All public utilities and facilities, such as sewer, gas, electrical and water systems are located, elevated and constructed to minimize eliminate flood damage;
(3) Adequate drainage is provided so as to reduce exposure to flood hazards; and
(4) Proposals for development (including proposals for manufactured home parks and subdivision) of five acres of 50 lots, whichever is lesser, include within such proposals the base flood elevation.
(G) Require new construction or substantial improvements of residential structures to have the lowest floor, including basement, elevated to or one above the base flood elevation.
(H) Require new construction or substantial improvements or non-residential structures to have the lowest floor, including basement, elevated to or above one above the base flood elevation or, together with attendant utility and sanitary facilities, to be flood-proofed so that below that level the structure is water-tight 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 division (H) are satisfied. Such certification shall be provided to the City Administrator as set forth in § 152.13(B)(2)(g) of this chapter.
(I) Require for all new construction and substantial improvements that fully enclosed areas below the lowest floor that are usable solely for parking of vehicles, building access or storage in an area other than a basement 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 flood waters. Designs for meeting this requirement must be certified by a registered professional engineer or architect or meet or exceed the following minimum criteria: a minimum of two openings having a total net area of net less than one square inch for every square loot of enclosed area subject to flooding shall be provided. The bottom of all opening shall be not 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 flood waters.
(J) Within AH Zones, adequate drainage paths around structures on slopes shall be required in order to guide flood waters around and away from proposed structures.
(K) (1) All manufactured homes shall be anchored to resist floatation, collapse or lateral movement. Manufactured homes must be anchored in accordance with local building codes or FEMA guidelines. In the event that over-the-top frame lies to ground anchors are used, the following, specific requirements (or their equivalent) shall be met:
(a) Over-the-top ties be provided at each of the four corners of the manufactured home, with two additional ties per side at intermediate locations and manufactured homes less than 50 feet long requiring one additional tie per side;
(b) Frame ties be provided at each corner of the home with live additional ties per side at intermediate points and manufactured homes less than 50 feet long requiring four additional ties per side;
(c) All components of the anchoring system by capable of carrying a force of 4,800 pounds; and
(d) Any additions to the manufactured home be similarly anchored.
(2) Require that all manufactured homes be placed or substantially improved within special flood hazard areas on the community’s FIRM on sites:
(a) Outside of a manufactured home park or subdivision;
(b) In a new manufactured home park or subdivision;
(c) In an expansion to an existing manufactured home park or subdivision; or
(d) 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 at or above the base flood elevation: and be securely anchored to an adequately anchored foundation system in accordance with the provisions of division (K)(1) above.
(3) Require that manufactured homes be placed or substantially improved on sites in an existing manufactured home park or subdivision within special flood hazard areas on the community’s FIRM that are not subject to the provisions of division (K)(2) above be elevated so that either:
(a) The lowest floor of the manufactured home is at or above one foot above the base flood elevation; or
(b) The manufactured home chassis is supported by reinforced piers of other elements at least equivalent strength that are no less than 36 inches in height above grade; and be securely anchored to an adequately anchored foundation system in accordance with the provisions of division (K)(1) above.
(L) (1) Recreational vehicles placed on sites within the special flood hazard areas on the community’s official map shall either:
(a) Be on the site for fewer than 180 consecutive days;
(b) Be fully licensed and ready for highway use; or
(c) Meet the permit requirements and the elevation and anchoring requirements for “manufactured homes” of this chapter.
(2) 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.
(M) Located within the areas of special flood hazard established in § 152.04 of this chapter are areas designated as AO Zones. These areas have special flood hazards associated with base flood depths of one to three feet where a clearly defined channel does not exist and where the path of flooding is unpredictable and indeterminate; therefore, the following provisions apply within AO Zones.
(1) All new construction and substantial improvements of residential structures shall have the lowest floor (including basement) elevated above the highest adjacent grade at least as high as one foot above the depth number specified in feet on the community’s FIRM (at least two feet if no depth number is specified).
(2) All new construction and substantial improvements of non-residential structures shall:
(a) Have the lowest floor elevated above the highest adjacent grade at least as high as one foot above the depth number specified in feet on the community’s FIRM (at least two feet if no depth number is specified); and
(b) Together with attendant utility and sanitary facilities be completely flood-proofed or above that level so that any space below that level 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. Such certification shall be provided to the official as set forth in § 152.13(B)(2)(g) of this chapter.
(3) Adequate drainage paths around structures on slopes shall be required in order to guide flood waters around and away from proposed structures.
(Ord. 15-1, passed 9-9-2015)