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PROVISIONS FOR FLOOD HAZARD REDUCTION
In all areas of special flood hazards the following provisions are required for all new construction and substantial improvements.
(A) All new construction or substantial improvements shall be designed (or modified) and adequately anchored to prevent flotation, collapse or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy.
(B) All new construction or substantial improvements shall be constructed by methods and practices that minimize flood damage.
(C) All new construction or substantial improvements shall be constructed with materials resistant to flood damage.
(D) All new construction or substantial improvements shall be constructed 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.
(E) All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of flood waters into the system.
(F) New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of flood waters into the system and discharge from the systems into flood waters.
(G) On-site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding.
(H) The lowest floor of all construction shall be constructed in a manner to elevate it at least one foot above the BFE.
(Ord. 10.03R, passed 11-15-2011)
(A) Residential construction. New construction and substantial improvement of any residential structure shall have the lowest floor (including basement), elevated at least one foot above the base flood elevation. A registered professional engineer, architect or land surveyor shall submit a certification to the Floodplain Administrator that the standard of this division as proposed in § 151.04(C) is satisfied.
(B) Below-grade residential crawlspace construction. New construction and substantial improvement of any below-grade crawlspace shall:
(1) Have the interior grade elevation that is below base flood elevation no lower than two feet below the lowest adjacent grade;
(2) Have the height of the below-grade crawlspace measured from the interior grade of the crawlspace to the top of the foundation wall, not exceed four feet at any point;
(3) Have an adequate drainage system that allows flood waters to drain from the interior area of the crawlspace following a flood;
(4) Be anchored to prevent flotation, collapse or lateral movement of the structure and be capable of resisting the hydrostatic and hydrodynamic loads:
(5) Be constructed with materials and utility equipment resistant to flood damage;
(6) Be constructed using methods and practices that minimize flood damage;
(7) Be constructed 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
(8) 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 must meet or exceed the following minimum criteria:
(a) 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;
(b) The bottom of all openings shall be no higher than one foot above grade; and
(c) Openings may be equipped with screens, louvers or other coverings or devices provided that they permit the automatic entry and exit of flood waters.
(C) Nonresidential construction. New construction and substantial improvements of any commercial, industrial or other nonresidential structure shall either have the lowest floor (including basement) elevated to or above the base flood level or together with attendant utility and sanitary facilities, be designed so that below the base flood 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 develop and/or review structural design, specifications and plans for the construction, and shall certify that the design and methods of construction are in accordance with accepted standards of practice as outlined in this division. A record of the certification which includes the specific elevation (in relation to mean sea level) to which the structures are floodproofed shall be maintained by the Floodplain Administrator.
(D) Enclosures. New construction and substantial improvements, with 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 either be certified by a registered professional engineer or architect or 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.
(2) The bottom of all openings shall be no higher than one foot above grade.
(3) 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.
(E) Manufactured homes.
(1) Require that all manufactured homes to be placed within Zone A on a community’s FHBM or FIRM shall be installed using methods and practices which 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. This requirement is in addition to applicable state and local anchoring requirements for resisting wind forces.
(2) Require that manufactured homes that are placed or substantially improved within Zones A1-30, AH and AE on the community’s FIRM on sites: outside of a manufactured home park or subdivision; in a new manufactured home park or subdivision; in an expansion to an existing manufactured home park or subdivision; or in an existing manufactured home park or subdivision on which a manufactured home has incurred “substantial damage” as a result of a flood, be elevated on a permanent foundation so that the lowest floor of the manufactured home is elevated at least one foot above the base flood elevation and be securely anchored to an adequately anchored foundation system to resist flotation, collapse and lateral movement.
(3) Require that manufactured homes be placed or substantially improved on sites in an existing manufactured home park or subdivision with Zones A1-30, AH and AE on the community’s FIRM that are not subject to the provisions of division (D) above be elevated so that either:
(a) The lowest floor of the manufactured home is at least 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 to resist flotation, collapse and lateral movement.
(F) Recreational vehicles.
(1) Require that recreational vehicles placed on sites within Zones A1-30, AH and AE on the community’s FIRM 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 of § 151.04(C), and the elevation and anchoring requirements for “manufactured homes” of this section.
(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.
(Ord. 10.03R, passed 11-15-2011)
(A) All subdivision proposals including the placement of manufactured home parks and subdivisions shall be consistent with this chapter.
(B) All proposals for the development of subdivisions including the placement of manufactured home parks and subdivisions shall meet development permit requirements of this chapter.
(C) Base flood elevation data shall be generated for subdivision proposals and other proposed development including the placement of manufactured home parks and subdivisions which is greater than 50 lots or five acres, whichever is lesser.
(D) All subdivision proposals including the placement of manufactured home parks and subdivisions shall have adequate drainage provided to reduce exposure to flood hazards.
(E) All subdivision proposals including the placement of manufactured home parks and subdivisions shall have public utilities and facilities such as sewer, gas, electrical and water systems located and constructed to minimize or eliminate flood damage.
(Ord. 10.03R, passed 11-15-2011)
Located within the areas of special flood hazard established in § 151.03(B) are areas designated as shallow flooding. 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 where velocity flow may be evident. The flooding is characterized by ponding or sheet flow; therefore, the following provisions apply.
(A) All new construction and substantial improvements of residential structures have the lowest floor (including basement) elevated above the highest adjacent grade at least one foot higher than the depth number specified in feet on the community’s FIRM (at least three feet if no depth number is specified).
(B) All new construction and substantial improvements of non-residential structures:
(1) Have the lowest floor (including basement) elevated above the highest adjacent grade at least one foot feet higher than the depth number specified in feet on the community’s FIRM (at least two feet if no depth number is specified); or
(2) Together with attendant utility and sanitary facilities be designed so that below one foot above the base flood 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 of effects of buoyancy.
(C) Require within Zones AH or AO adequate drainage paths around structures on slopes, to guide flood waters around and away from proposed structures.
(Ord. 10.03R, passed 11-15-2011)
Floodways located within areas of special flood hazard established in § 151.03, are extremely hazardous areas due to the velocity of flood waters which carry debris, potential projectiles and erosion potential, the following provisions shall apply.
(A) Designate a regulatory floodway which will not increase the base flood level more than one foot.
(B) Encroachments are prohibited, 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.
(D) Under the provisions of 44 C.F.R. Chapter 1, § 65.12, of the National Flood Insurance Regulations, a community may permit encroachments within the adopted regulatory floodway that would result in an increase in base flood elevations, provided that the community first applies for a conditional FIRM and floodway revision through FEMA.
(Ord. 10.03R, passed 11-15-2011)
(A) No structure or land shall hereafter be constructed, located, extended, converted or altered without full compliance with the terms of this chapter and other applicable regulations.
(B) Violation of the provisions of this chapter by failure to comply with any or its requirements (including violations of conditions and safeguards established in connection with conditions) shall constitute a misdemeanor.
(C) Any person who violates this chapter or fails to comply with any of its requirements shall upon conviction thereof be fined not more than $250 or imprisoned for not more than 30 days, or both, for each violation, and in addition shall pay all costs and expenses involved in the case.
(D) Nothing herein contained shall prevent the town from taking other lawful action as is necessary to prevent or remedy any violation.
(Ord. 10.03R, passed 11-15-2011)