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In all special flood hazard areas, recreational vehicles that are an allowed use or structure under Chapter 155 must either:
(A) Be placed on the site for fewer than 180 consecutive days;
(B) Be fully licensed and ready for highway use, on its wheels or jacking system, attached to the site only by quick disconnect type utilities and security devices, and have no permanently attached additions; or
(C) Shall:
(1) Meet the development permit requirements of §§ 153.32 and 153.50 through 153.61, the manufactured home requirement in the Oregon Manufactured Dwelling Installation Specialty Code, and be elevated on a permanent foundation such that the bottom of the vehicle chassis is elevated to or above base flood elevation; and
(2) Be securely anchored to an adequately anchored foundation system to resist flotation, collapse and lateral movement. Methods of anchoring may include, but are not limited to, use of over-the-top or frame ties to ground anchors. Permanently placed recreational vehicles shall, in addition, meet the requirements of § 153.61(A).
(Ord. 527, passed 1-14-2013)
(A) Temporary structures placed in the floodway. Relief from no-rise evaluation, elevation, or dry flood-proofing standards may be granted for a non-residential structure placed during the dry season (June through October) and for a period of less than 90 days. A plan for the removal of the temporary structure after the dry season or when a flood event threatens shall be provided. The plan shall include disconnecting and protecting from water infiltration and damage all utilities servicing the temporary structure.
(B) Temporary storage (temporary storage does not include hazardous materials) in the floodway. Temporary storage of goods and materials is allowed in the floodway for a period of less than 90 days within the dry season (June through October).
(Ord. 527, passed 1-14-2013)
(A) Construction of new essential facilities shall be, to the extent possible, located outside the limits of the special flood hazard area. Construction of new essential facilities shall be permissible within the special flood hazard area if no feasible alternative site is available. Flood-proofing and sealing measures must be taken to ensure that toxic substances or priority organic pollutants as defined by the Oregon Department of Environmental Quality will not be displaced by or released into flood waters. The lowest floor shall be elevated three feet above the base flood elevation or to the height of the 500-year flood, whichever is higher. Access routes elevated to or above the level of the base flood elevation shall be provided to all essential facilities to the maximum extent possible.
(B) New essential and new special occupancy structures may not be constructed in the Tsunami Inundation Zone. If an exception is granted then the Coastal High Hazard Area construction standards shall apply.
(Ord. 527, passed 1-14-2013)
(A) New and replacement tanks in flood hazard areas either shall be elevated above the base flood elevation on a supporting structure designed to prevent flotation, collapse, or lateral movement during conditions of the base flood, or be anchored to prevent flotation, collapse, or lateral movement resulting from hydrostatic loads, including the effects of buoyancy assuming the tank is empty, during conditions of the design flood.
(B) New and replacement tank inlets, fill openings, outlets, and vents shall be placed a minimum of two feet above base flood elevation or fitted with covers designed to prevent the inflow of flood water or outflow of the contents of the tank during conditions of the design flood.
(Ord. 527, passed 1-14-2013)
New and replacement fencing shall be designed to collapse under conditions of the base flood or to allow the passage of water by having flaps or openings in the areas at or below the base flood elevation sufficient to allow flood water and associated debris to pass freely. Fencing located in the regulatory floodway shall meet the requirements of § 153.51.
(Ord. 527, passed 1-14-2013)
(A) All development (including substantial improvements) in non-coastal high hazard areas (all A Zones) for which provisions are not specified in this chapter or state specialty codes shall:
(1) Be located and constructed to have low damage potential;
(2) Be constructed with materials resistant to flood damage;
(3) If located in a regulatory floodway, meet the limitations of § 153.51;
(4) Be anchored to prevent flotation, collapse, or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy, during conditions of the base flood;
(5) Have all enclosures below the base flood elevation designed to equalize hydrostatic flood forces on exterior walls by allowing for the automatic entry and exit of flood water. Designs for complying with this requirement must be certified by a licensed professional engineer or architect, or:
(a) Provide a minimum of two openings with a total net area of not less than one square inch for every square foot of enclosed area subject to flooding;
(b) The bottom of all openings shall be no higher than one foot above the higher of the exterior or interior grade or floor immediately below the opening; and
(c) Openings may be equipped with screens, louvers, valves, or other coverings or devices provided they permit the automatic flow of flood water in both directions without manual intervention;
(6) Have electrical and other service facilities located and installed so as to prevent water from entering or accumulating within the components during conditions of the base flood.
(B) Walled and roofed accessory structures, including substantial improvement to existing accessory structures, shall meet the requirements of division (A) above and shall:
(1) Be less than 200 square feet and not exceed one story;
(2) Have unfinished interiors and not be temperature controlled;
(3) Not be used for human habitation and may be used solely for parking of vehicles or storage of items having low damage potential when submerged; and
(4) Not be used to store toxic material, oil or gasoline, or any priority persistent pollutant identified by the Oregon Department of Environmental Quality, unless confined in a tank installed in compliance with this chapter or stored at least one foot above base flood elevation.
(Ord. 527, passed 1-14-2013)
VARIANCE PROCEDURES AND CRITERIA
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