A. Subdivision proposals must be submitted and approved and building and/or site development permits for development or construction within an area of shallow flooding or area of special flood hazard must be obtained before such development or construction begins. Applications for subdivision, conditional use permits and commercial site plan review shall be made to the director on forms to be provided. Applications for building or site development permits shall be made to the building official on forms to be provided. Application forms shall require the applicant to specify if any portion or all of the property involved in the proposal is located within an area of shallow flooding or area of special flood hazard as it appears on the FIRM, as officially amended.
B. Additionally, if the property is so situated within the area of shallow flooding or area of special flood hazard, the applicant shall provide information, including, but not limited to:
1. Plans drawn to scale;
2. The nature, location, dimensions and elevations of the land involved;
3. A description and identification of existing or proposed structures, fill, storage of materials, utilities and any ground mounted utility or mechanical systems for the structures, drainageways, drainage facilities and the location of the foregoing in relation to areas of special flood hazard;
4. Elevation in relation to mean sea level of the lowest floor (including basement and crawlspace) of all structures, including new and substantially improved structures;
5. Elevation in relation to mean sea level to which any structure is floodproofed or to be floodproofed;
6. Type of floodproofing, if any, to be employed;
7. Volumetric calculations demonstrating compensatory storage, if applicable;
8. Description of the extent to which any watercourse or natural drainage will be altered or relocated as a result of proposed development;
9. Certification by a registered professional engineer or licensed architect retained by the applicant or property owner that the floodproofing standards of this chapter and the NFIP regulations, and that the flood carrying capacity within any watercourse is maintained; and a determination of the BFE based upon FIRM information and a thorough investigation of the site. In determining the BFEs for property situated in A zones on the FIRM where no BFEs are shown, the applicant's or property owner's registered engineer shall obtain and utilize any BFE data available from a federal, state or other source; and shall perform such analyses (see Weber County, Utah, flood insurance study) as necessary to identify the BFE. Once information has been obtained and approved by the city engineer, it should be used to implement the elevation and floodproofing requirements contained herein.
10. Where, in the opinion of the applicant, the floodplain boundary or the BFE data determined by the flood insurance study is in error, the applicant shall have a professional engineer supply supporting documentation to the city engineer to verify correct boundaries and elevation data to request interpretation or amendment.
C. Approval or denial of a development permit shall be based on all of the provisions of this chapter and the following relevant factors:
1. The danger that materials may be swept onto other lands to the injury of others;
2. The danger to life and property due to flooding or erosion damage;
3. The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owners;
4. The importance of the services provided by the proposed facility to the community;
5. The necessity to the facility of the waterfront location, where applicable;
6. The availability of alternative locations for the proposed use which are not subject to flooding or erosion damage;
7. The compatibility of the proposed use with the existing and anticipated development;
8. The relationship of the proposed use to the general plan and floodplain management regulations for that area;
9. The safety of access to the property in times of flood for ordinary and emergency vehicles;
10. The expected heights, velocity, duration, rate of rise and sediment, transport of the floodwaters and the effects of wave action, if applicable, expected at the site; and
11. The costs of providing governmental services during and after flood conditions, including maintenance and repair of public utilities and facilities such as sewer, gas, electrical and water systems, streets and bridges.
(Ord. 2015-21, 5-26-2015; amd. Ord. 2023-61, 11-14-2023)