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No structure or land shall hereafter be located, extended, converted or structurally altered without full compliance with the terms of this chapter and other applicable regulations.
(1985 Code, Ch. 15, Art. III) (Am. Ord. --, passed 4-27-2018) Penalty, see § 156.999
(A) In the interpretation and application of this chapter, all provisions shall be:
(1) Considered as minimum requirements;
(2) Liberally construed in favor of the governing body; and
(3) Deemed neither to limit nor repeal any other powers granted under state statutes.
(B) This chapter is not intended to repeal, abrogate, or impair any existing easements, covenants, or deed restrictions. However, where this chapter and another conflict or overlap, whichever imposes the more stringent restrictions shall prevail.
(1985 Code, Ch. 15, Art. III) (Am. Ord. --, passed 4-27-2018)
The degree of flood protection required by this chapter is considered reasonable for regulatory purposes and is based on scientific and engineering consideration. Larger floods can and will occur on rare occasions. Flood heights may be increased by man-made or natural causes. This chapter does not imply that land outside the areas of special flood hazard or uses permitted within the area will be free from flooding or flood damages. This chapter shall not create liability on the part of the Town of South Congaree or by any officer or employee thereof for any flood damages that result from reliance on this chapter or any administrative decision lawfully made thereunder.
(1985 Code, Ch. 15, Art. III) (Am. Ord. --, passed 4-27-2018)
ADMINISTRATION
(A) Application for a development permit shall be made to the Floodplain Administrator on forms furnished by him or her prior to any development activities, and may include, but not be limited to, plans in duplicate drawn to scale showing the nature, location, dimensions and elevations of the area in question; existing or proposed structures; and the location of fill materials, storage areas, and drainage facilities.
(B) Specifically, the following information is required.
(1) A plot plan that shows the 100-year floodplain contour or a statement that the entire lot is within the floodplain must be provided by the development permit applicant when the lot is within or appears to be within the floodplain as mapped by the Federal Emergency Management Agency or the floodplain identified pursuant to either the duties and responsibilities of the Floodplain Administrator of§ 156.052 or the standards for subdivision proposals of § 156.066 and the standards for streams without estimated base flood elevations and floodways of § 156.067. The plot plan must be prepared by or under the direct supervision of a registered land surveyor or professional engineer and certified by him or her. The plot plan must show the floodway, if any, as identified by the Federal Emergency Management Agency or the floodway identified pursuant to either the duties and responsibilities of the Floodplain Administrator of § 156.052, the standards for subdivision proposals of § 156.066(L), or the standards for streams without estimated base flood elevations and floodways of § 156.067.
(a) The elevation in relation to mean sea level of the lowest floor of all new and substantially improved structures; and
(b) If the structure will be floodproofed in accordance with the non- residential construction requirements of § 156.066(B), the elevation in relation to mean sea level to which the structure will be floodproofed.
(4) Alteration of watercourse. Where any watercourse will be altered or relocated as a result of proposed development, the application for a development permit shall include a description of the extent of watercourse alteration or relocation, an engineering study to demonstrate that the flood- carrying capacity of the altered or relocated watercourse is maintained, and a map showing the location of the proposed watercourse alteration or relocation.
(c) Certifications.
(1) Floodproofing certification. When a structure is floodproofed, the applicant shall provide certification from a registered professional engineer or architect that the nonresidential floodproofed structure meets the floodproofing criteria in the nonresidential construction requirements of §§ 156.066(B) and 156.069(B)(2).
(2) Certification during construction. A lowest floor elevation or floodproofing certification is required after the lowest floor is completed. As soon as possible after completion of the lowest floor and before any further vertical construction or floodproofing by any construction means (whichever is applicable) commences, it shall be the duty of the permit holder to submit to the Floodplain Administrator a certification of the elevation of the lowest floor or floodproofed elevation (whichever is applicable) as built in relation to mean sea level. Said certification shall be prepared by or under the direct supervision of a registered land surveyor or professional engineer and certified by him or her. Any work done prior to submission of the certification shall be at the permit holder’s risk. The Floodplain Administrator shall review the floor elevation survey data submitted. The permit holder, immediately and prior to further progressive work being permitted to proceed, shall correct deficiencies detected by such review. Failure to submit the survey or failure to make said corrections required hereby shall be cause to issue a stop-work order for the project.
(3) V-zone certification. When a structure is located in Zones V, VE, or V1-30, certification shall be provided from a registered professional engineer or architect, separate from submitted plans, that new construction and substantial improvement meets the criteria for the coastal high hazard areas outlined in § 162.11.5.
(4) As-built certification. Upon completion of the development, a registered professional engineer, land surveyor or architect, in accordance with South Carolina law, shall certify (according to the requirements of § 165.05.2a, 2b and 2c) that the development is built in accordance with the submitted plans and previous pre-development certifications.
(1985 Code, Ch. 15, Art. IV) (Am. Ord. --, passed 4-27-2018) Penalty, see § 156.999
Duties of the Floodplain Administrator shall include, but not be limited to:
(A) Permit review. Review all development permits to assure that the permit requirements of this chapter have been satisfied;
(B) Requirement of federal and/or state permits. Review proposed development to assure that all necessary permits have been received from those governmental agencies from which approval is required by federal or state law, including Section 404 of the Federal Water Pollution Control Act Amendments of 1972, 33 U.S.C. 1334.
(C) Watercourse alterations.
(1) Notify adjacent communities and the South Carolina Department of Natural Resources, Land, Water, and Conservation Division, State Coordinator for the National Flood Insurance Program, prior to any alteration or relocation of a watercourse, and submit evidence of such notification to the Federal Emergency Management Agency.
(2) In addition to the notifications required watercourse alterations in division (C)(1) of this subsection, written reports of maintenance records must be maintained to show that maintenance has been provided within the altered or relocated portion of said watercourse so that the flood-carrying capacity is maintained. This maintenance must consist of a comprehensive program of periodic inspections, and routine channel clearing and dredging or other related functions. The assurance shall consist of a description of maintenance activities, frequency of performance, and the local official responsible for maintenance performance. Records shall be kept on file for FEMA inspection.
(3) If the proposed project will modify the configuration of the watercourse, floodway, or base flood elevation for which a detailed Flood Insurance Study has been developed, the applicant shall apply for and must receive approval for a conditional letter of map revision with the Federal Emergency Management Agency prior to the start of construction.
(4) Within 60 days of completion of an alteration to a watercourse referenced in the certification requirements of § 156.051(C)(4), the applicant shall submit an as-built certification provided by a registered professional engineer to the Federal Emergency Management Agency.
(D) Floodway encroachments. Prevent encroachments within floodways unless the certification and flood hazard reduction provisions of § 156.066(E) are met.
(E) Adjoining floodplains. Cooperate with neighboring communities with respect to the management of adjoining floodplains and/or flood-related erosion areas in order to prevent aggravation of existing hazards.
(F) Notifying adjacent communities. Notify adjacent communities prior to permitting substantial commercial developments and large subdivisions to be undertaken in areas of special flood hazard and/or flood-related erosion hazards.
(G) Certification requirements.
(2) Obtain the actual elevation in relation to mean sea level to which the new or substantially improved structures have been floodproofed in accordance with the floodproofing certification outlined in § 156.051(B)(1).
(3) When floodproofing is utilized for a particular structure, obtain certifications from a registered professional engineer or architect in accordance with the non- residential construct requirements outlined in § 156.066(B).
(4) A registered and professional engineer or architect shall certify that the design, specifications and plans for construction are in compliance with the provisions contained in the coastal high hazard area requirements outlined in § 162.11.4, § 162.11.6, and § 162.11.8.
(H) Map interpretation. Where interpretation is needed as to the exact location of boundaries of the areas of special flood hazard (for example, where there appears to be a conflict between a mapped boundary and actual field conditions), make the necessary interpretation. The person contesting the location of the boundary shall be given a reasonable opportunity to appeal the interpretation as provided in this chapter.
(I) Prevailing authority. Where a map boundary showing an area of special flood hazard and field elevations disagree, the base flood elevations for flood protection elevations (as found on an elevation profile, floodway data table, etc.) shall prevail. The correct information should be submitted to FEMA as per the map maintenance activity requirements outlined in § 156.066(G)(2).
(J) Use of best available data. When base flood elevation data and floodway data has not been provided in accordance with § 156.030, obtain, review, and reasonably utilize best available base flood elevation data and floodway data available from a federal, state, or other source, including data developed pursuant to the standards for subdivision proposals outlined in § 156.066(L), in order to administer the provisions of this chapter. Data from preliminary, draft, and final flood insurance studies constitutes best available data from a federal, state, or other source. Data must be developed using hydraulic models meeting the minimum requirement of the NFIP approved model. If an appeal is pending on the study in accordance with 44 CFR Ch. 1, Part 67.5 and 67.6, the data does not have to be used.
(K) Special flood hazard area/topographic boundaries conflict. When the exact location of boundaries of the areas special flood hazards conflict with the current, natural topography information at the site, the site information takes precedence when the lowest adjacent grade is at or above the BFE. The property owner may apply and be approved for a letter of map amendment (LOMA) by FEMA. The Floodplain Administrator will maintain a copy of the letter of map amendment issued from FEMA in the permit file.
(L) On-site inspections. Make on-site inspections of projects in accordance with administrative procedures outlined in § 156.054(A).
(M) Administrative notices. Serve notices of violations, issue stop-work orders, revoke permits and take corrective actions in accordance with the administrative procedures outlined in § 156.054.
(N) Records maintenance. Maintain all records pertaining to the administration of this chapter and make these records available for public inspection.
(O) Annexations and detachments. Notify the South Carolina Department of Natural Resources Land, Water and Conservation Division, State Coordinator for the National Flood Insurance Program, within six (6) months of any annexations or detachments that include special flood hazard areas.
(P) Federally funded development. President Carter issued Executive Order 11988, Floodplain Management, in May 1977. E.O. 11988 directs federal agencies to assert a leadership role in reducing flood losses and losses to environmental values served by floodplains. Proposed developments must go through an eight (8) step review process. Evidence of compliance with the executive order must be submitted as part of the permit review process.
(Q) Substantial damage determination. Perform an assessment of damage from any origin to the structure using FEMA’s Residential Substantial Damage Estimator (RSDE) software to determine if the damage equals or exceeds 50% of the market value of the structure before the damage occurred.
(R) Substantial improvement determinations. Perform an assessment of permit applications for improvements or repairs to be made to a building or structure that equals or exceeds 50% of the market value of the structure before the start of construction. Cost of work counted for determining if and when substantial improvement to a structure occurs shall be cumulative for a period of five (5) years. If the improvement project is conducted in phases, the total of all costs associated with each phase, beginning with the issuance of the first permit, shall be utilized to determine whether substantial improvement will occur. The market values shall be determined by one (1) of the following methods:
(1) The current assessed building value as determined by the county’s Assessor’s Office or the value of an appraisal performed by a licensed appraiser at the expense of the owner within the past six (6) months;
(2) One (1) or more certified appraisals from a registered professional licensed appraiser in accordance with the laws of South Carolina. The appraisal shall indicate actual replacement value of the building or structure in its pre-improvement condition, less the cost of site improvements and depreciation for functionality and obsolescence; or
(3) Real estate purchase contracts held within six (6) months prior to the date of the application for a permit.
(1985 Code, Ch. 15, Art. IV) (Am. Ord. --, passed 4-27-2018)
All LOMRs that are issued in the areas identified in § 156.030 are hereby adopted.
(Ord. --, passed 4-27-2018)
(A) Inspections of work in progress. As the work pursuant to a permit progresses, the Floodplain Administrator shall make as many inspections of the work as may be necessary to ensure that the work is being done according to the provisions of this chapter and the terms of the permit. In exercising this power, the Floodplain Administrator has a right, upon presentation of proper credentials, to enter on any premises within the territorial jurisdiction at any reasonable hour for the purposes of inspection or other enforcement action.
(B) Stop-work orders. Whenever a building or part thereof is being constructed, reconstructed, altered, or repaired in violation of this chapter, the Floodplain Administrator may order the work to be immediately stopped. The stop-work order shall be in writing and directed to the person doing the work. The stop-work order shall state the specific work to be stopped, the specific reasons for the stoppage, and the conditions under which the work may be resumed. Violation of a stop-work order constitutes a misdemeanor.
(C) Revocation of permits. The Floodplain Administrator may revoke and require the return of the development permit by notifying the permit holder in writing that states the reason for the revocation. Permits shall be revoked for any substantial departure from the approved application, plans, or specifications; for refusal or failure to comply with the requirements of state or local laws; or for false statements or misrepresentations made in securing the permit. Any permit mistakenly issued in violation of an applicable state or local law may also be revoked.
(D) Periodic inspections. The Floodplain Administrator and each member of his or her Inspections Department shall have a right, upon presentation of proper credentials, to enter on any premises within the territorial jurisdiction of the department at any reasonable hour for the purposes of inspection or other enforcement action.
(E) Violations to be corrected. When the Floodplain Administrator finds violations of applicable state and local laws, it shall be his or her duty to notify the owner or occupant of the building of the violation. The owner or occupant shall immediately remedy each of the violations on the property he or she owns.
(F) Actions in event of failure to take corrective action. If the owner of a building or property shall fail to take prompt corrective action, the Floodplain Administrator shall give him or her written notice by certified or registered mail to his or her last known address or by personal service that:
(1) The building or property is in violation of the Flood Damage Prevention Ordinance;
(2) A hearing will be held before the Floodplain Administrator at a designated place and time not later than ten (10) days after the date of the notice, at which time the owner shall be entitled to be heard in person or by counsel and to present arguments and evidence pertaining to the matter; and
(3) Following the hearing, the Floodplain Administrator may issue such order to alter, vacate, or demolish the building or to remove fill as appears appropriate.
(G) Order to take corrective action. If, upon a hearing held pursuant to divisions (F)(1), (F)(2), and (F)(3) of this section, the Floodplain Administrator shall find that the building or development is in violation of the Flood Damage Prevention Ordinance, he or she shall make an order in writing to the owner requiring the owner to remedy the violation within such period, not less than 60 days, the Floodplain Administrator may prescribe; provided that where the Floodplain Administrator finds that there is imminent danger to life or other property, he or she may order that corrective action be taken in such lesser period as may be feasible.
(H) Appeal. Any owner who has received an order to take corrective action may appeal from the order to the local elected governing body by giving notice of appeal in writing to the Floodplain Administrator and the Clerk within ten (10) days following issuance of the final order. In the absence of an appeal, the order of the Floodplain Administrator shall be final. The local governing body shall hear an appeal within a reasonable time and may affirm, modify and affirm, or revoke the order.
(I) Failure to comply with order. If the owner of a building or property fails to comply with an order to take corrective action from which no appeal has been taken or fails to comply with an order of the governing body following an appeal, he or she shall be guilty of a misdemeanor and shall be punished in the discretion of the court.
(J) Denial of flood insurance under the NFIP. If a structure is declared in violation of this chapter and after all other penalties are exhausted to achieve compliance with this chapter, the Floodplain Administrator shall notify the Federal Emergency Management Agency (FEMA) to initiate a Section 1316 of the National Flood insurance Act of 1968 action against the structure upon the finding that the violator refuses to bring the violation into compliance with this chapter. Once a violation has been remedied, the Floodplain Administrator shall notify FEMA of the remedy and ask that the Section 1316 be rescinded.
(K) The following documents are incorporated by reference and may be used by the Floodplain Administrator to provide further guidance and interpretation of this chapter, as found on FEMA’s website at www.fema.gov:
(1) FEMA 55, Coastal Construction Manual;
(2) All FEMA technical bulletins; and
(3) All FEMA floodplain management bulletins, including:
(a) FEMA 348, Protecting Building Utilities from Flood Damage;
(b) FEMA 499, Home Builder's Guide to Coastal Construction Technical; and
(c) Fact sheets.
(Ord. --, passed 4-27-2018)
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