(A) Residential structures.
(1) In Zones A, AE, A1-30 and AH, all new construction and substantial improvements shall have the lowest floor, including basement, elevated to or above one foot above the base flood elevation.
(2) In Zone AO, all new construction and substantial improvements shall have the lowest floor, including basement, elevated above the highest adjacent grade at least as high as one foot above the depth specified in feet on the FIRM or, if no depth is specified on the FIRM, at least as high as three feet.
(3) In the floodway, new structures for human habitation are prohibited.
(B) Non-residential structures.
(1) (a) In Zones A, AE, A1-30 and AH, all new construction and substantial improvements shall have the lowest floor, including basement, elevated to or above one foot above the base flood elevation or, together with attendant utility and sanitary facilities, flood-proofed so that below one foot above the base flood elevation:
1. The structure is water-tight with walls substantially impermeable to the passage of water; and
2. The structure has structural components with the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy.
(b) A registered professional engineer or architect shall certify that the standards of this division (B) are satisfied. A flood-proofing certificate shall be provided to the Floodplain Administrator as set forth herein.
(2) (a) In Zone AO, all new construction and substantial improvements shall have the lowest floor elevated above the highest adjacent grade at least as high as one foot above the depth specified in feet on the FIRM or, if no depth is specified on the FIRM, at least as high as three feet; or, together with attendant utility and sanitary facilities, flood-proofed so that below one foot above the base flood elevation:
1. The structure is watertight with walls substantially impermeable to the passage of water; and
2. The structure has structural components with the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy.
(b) A registered professional engineer or architect shall certify that the standards of this division (B) are satisfied. A flood-proofing certificate shall be provided to the Floodplain Administrator as set forth herein.
(C) Critical facilities. New construction or substantial improvement of any critical facility is prohibited in all areas of the floodplain and the 0.2% annual chance floodplain, unless all of the following provisions are met.
(1) No feasible alternative site exists for the construction of an equivalent facility within the corporate or extraterritorial jurisdiction boundaries of Village of Cedar Creek.
(2) The facility has the lowest floor, including basement, of all structures elevated to one foot above the 0.2% annual chance flood elevation or, together with attendant utility and sanitary facilities, flood-proofed so that below one foot above the 0.2% annual chance flood elevation:
(a) The structure is water-tight with walls substantially impermeable to the passage of water;
(b) The structure has structural components with the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and
(c) A registered professional engineer or architect shall certify that the standards of the subsection are satisfied. Such certification shall be provided to the Floodplain Administrator as set forth herein.
(3) If the 0.2% annual chance floodplain is not identified, the facility shall have the lowest floor, including basement, elevated to three feet above the base flood elevation or be flood-proofed to three feet above the base flood elevation with the standards herein.
(4) The facility has at least one access road connected to land outside the 0.2% annual chance floodplain that is capable of carrying emergency support vehicles and the top of the access road is no lower than the 0.2% annual chance flood elevation.
(D) Space below lowest floor.
(1) Fully enclosed areas below the lowest floor (excluding basements) and below the base flood elevation shall be used solely for the parking of vehicles, building access or limited storage of readily removable items.
(2) Fully enclosed areas below the lowest floor (excluding basements) and below the base flood elevation 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 either be certified by a registered professional engineer or architect or meet or exceed the following minimum criteria:
(a) A minimum or two openings having a net total area of not less than one square inch for every one square foot of enclosed space;
(b) The bottom of all openings shall not be higher than one foot above grade; and
(c) Openings may be equipped with screens, louvers, valves or other coverings or devices; provided that, they allow the automatic entry and exit of flood waters.
(E) Appurtenant structures. Structures accessory to a principal building may have the lowest floor below one foot above base flood elevation provided that the structure complies with the following requirements:
(1) The structure shall not be used for human habitation;
(2) The use of the structure must be limited to parking of vehicles or storage of items readily removable in the event of a flood warning;
(3) The floor area shall not exceed 400 square feet;
(4) The structure shall have a low damage potential;
(5) The structure must be adequately anchored to prevent flotation, collapse or other lateral movement;
(6) The structure shall be designed to automatically provide for the entry and exit of flood waters for the purpose of equalizing hydrostatic forces. 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 openings having a net area of not less than one square inch for every one square foot of enclosed space;
(b) The bottom of all openings shall not be higher than one foot above grade; and
(c) Openings may be equipped with screens, louvers, valves or other coverings or devices; provided that, they allow the automatic entry and exit of flood waters.
(7) No utilities shall be installed, except electrical fixtures in the structure, which must be elevated or flood-proofed to one foot above base flood elevation; and
(8) (a) The structure shall be constructed and placed on the building site so as to offer the minimum resistance to the flow of flood waters.
(b) If the structure is converted to another use, it must be brought into full compliance with the minimum standards governing such use.
(F) Manufactured homes.
(1) Require that all manufactured homes to be placed or substantially improved within floodplains on sites, be elevated on a permanent foundation such that the lowest floor of the manufactured home is at or above one foot above the base flood elevation and be securely anchored to an adequately anchored foundation system in accordance with the provisions of this section, as follows:
(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 as incurred substantial damage as the result of a flood.
(2) Require that manufactured homes to be placed or substantially improved on sites in an existing manufactured home park or subdivision within special flood hazard areas that are not subject to the provisions hereof 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 or other foundation elements of 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 hereof.
(3) New manufactured home parks of five acres or 50 lots, whichever is less, shall follow the standards hereof.
(4) All manufactured homes shall be anchored to resist flotation, 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 ties 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 manufactured home with five additional ties per side at intermediate points and manufactured homes less than 50 feet long requiring four additional ties per side; and
(c) Any additions to the manufactured home be similarly anchored.
(G) Existing structures.
(1) The provisions of this chapter do not require any changes or improvements to be made to lawfully existing structures. However, when an improvement is made to a structure in the floodplain, a floodplain development permit is required and the provisions hereof shall apply.
(2) Any addition, alteration, reconstruction or improvement of any kind to an existing structure where the costs of which would equal or exceed 50% of the pre-improvement market value shall constitute a substantial improvement and shall fully comply with the provisions of this chapter.
(3) Any addition, alteration, reconstruction or improvement of any kind to an existing structure in the floodway shall comply with the provisions hereof.
(4) Any addition, alteration, reconstruction or improvement of any kind to an existing structure that will change the compliance requirements of the building shall require applicable documentation including an elevation certificate, flood-proofing certificate or no rise certification.
(Ord. 2018-1, passed 4-3-2018)