(A) In unnumbered A zones (flood hazard areas without base flood elevations where use of the best available data is required) it shall be required that the base flood elevation be established through an engineering study using fully urbanized hydrology, and such data shall be used for requiring the lowest floor elevation as specified herein below unless waived by the Floodplain Administrator.
(1) Residential construction. New construction and substantial improvement of any residential structure shall have the lowest floor (including basement), elevated to three feet above the base flood elevation where FEMA Flood Insurance Study data exists or two feet above the base flood elevation as determined by a study using fully urbanized hydrology. A registered professional engineer, architect, or land surveyor shall submit a certification to the Floodplain Administrator that the standard of this subsection as proposed in § 151.27(A)(1), is satisfied.
(2) 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 three feet above the base flood elevation where FEMA Flood Insurance Study data exists or two feet above the base flood elevation as determined by a study using fully urbanized hydrology or together with attendant utility and sanitary facilities, be designed so that below the base flood level 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 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 subsection. A record of such certification which includes the specific elevation (in relation to mean sea level) to which such structures are floodproofed shall be maintained by the Floodplain Administrator.
(3) 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 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 openings on separate walls 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, valves, or other coverings or devices provided that they permit the automatic entry and exit of floodwaters.
(4) Manufactured homes.
(a) 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.
(b) Require that manufactured homes that are placed or substantially improved within Zones A1-30, AH, and AE on the community’s FIRM on sites (i) outside of a manufactured home park or subdivision, (ii) in a new manufactured home park or subdivision, (iii) in an expansion to an existing manufactured home park or subdivision, or (iv) 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 such that the lowest floor of the manufactured home is elevated to three feet above the base flood elevation where FEMA Flood Insurance Study data exists or two feet above the base flood elevation as determined by a study using fully urbanized hydrology and be securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement.
(c) Require that manufactured homes be placed or substantially improved on sites in an existing manufactured home park or subdivision with Zones Al-30, AH and AE on the community’s FIRM that are not subject to the provisions of division (B)(4) of this section be elevated so that either:
1. The lowest floor of the manufactured home is elevated to three feet above the base flood elevation where FEMA Flood Insurance Study data exists or two feet above the base flood elevation as determined by a study using fully urbanized hydrology; or
2. 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.
(5) Recreational vehicles. Require that recreational vehicles placed on sites within Zones A1-30, AH, and AE on the community’s FIRM either (i) be on the site for fewer than 180 consecutive days, or (ii) be fully licensed and ready for highway use, or (iii) meet the permit requirements of § 151.27(A), and the elevation and anchoring requirements for “manufactured homes” in division (B)(4) of this section. 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. OR-1871-13, passed 4-8-13)