Development may not occur in the Special Flood Hazard Area (SFHA) where alternative locations exist due to the inherent hazards and risks involved. Before a permit is issued, the applicant shall demonstrate that new structures cannot be located out of the SFHA and that encroachments onto the SFHA are minimized. In all areas of special flood hazard the following provisions are required:
(A) Reasonably safe from flooding. Review all permit applications to determine whether proposed building sites will be reasonably safe from flooding.
(B) Anchoring. All new construction and substantial improvements shall be anchored to prevent flotation, collapse, or lateral movement of the structure.
(C) Flood resistant materials and equipment. All new construction and substantial improvements shall be constructed with flood resistant materials and utility equipment resistant to flood damage, in accordance with Technical Bulletin 2, Flood Damage-Resistant Materials Requirements, dated August 2008, as may be amended and made available by FEMA.
(D) Minimize flood damage. All new construction or substantial improvements shall be constructed by methods and practices that minimize flood damages.
(E) Critical development shall be elevated to the 500-year flood elevation or be elevated to the highest known historical flood elevation (where records are available), whichever is greater. If no data exists establishing the 500-year flood elevation or the highest known historical flood elevation, the applicant shall provide a hydrologic and hydraulic engineering analysis that generates 500-year flood elevation data.
(F) Utilities. Electrical, ventilation, plumbing, heating and air conditioning equipment (including ductwork), and other service facilities shall be designed and/or located so as to prevent water from entering or accumulating within the components during conditions of the base flood plus two feet This requirement does not preclude the installation of outdoor faucets for shower heads, sinks, hoses, and the like, as long as cut off devices and back flow devices are installed to prevent contamination to the service components and thereby minimize any flood damages to the building.
(G) Water supply systems. All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of floodwaters into the system.
(H) Sanitary sewage systems.
(1) New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of floodwaters into the systems and discharges from the systems into floodwaters.
(2) On-site waste disposal systems shall be located and constructed to avoid impairment to them or contamination from them during flooding.
(I) Gas or liquid storage tanks. All gas or liquid storage tanks, either located above ground or buried, shall be anchored to prevent flotation or lateral movement resulting from hydrodynamic and hydrostatic loads.
(J) Alteration, repair, reconstruction, or improvements. Any alteration, repair, reconstruction, or improvement to a structure that is in compliance with the provisions of this chapter, shall meet the requirements of “new construction” as contained in this chapter. This includes post-FIRM development and structures.
(K) Non-conforming buildings or uses. Non-conforming buildings or uses may not be enlarged, replaced, or rebuilt unless such enlargement or reconstruction is accomplished in conformance with the provisions of this chapter. Provided, however, nothing in this chapter shall prevent the repair, reconstruction, or replacement of an existing building or structure located totally or partially within the floodway or non-encroachment area, provided that the bulk of the building or structure below base flood elevation in the floodway or non-encroachment area is not increased and provided that such repair, reconstruction, or replacement meets all of the other requirements of this chapter.
(L) American with Disabilities Act (ADA). A building must meet the specific standards for floodplain construction outlined in § 151.36, as well as any applicable ADA requirements. The ADA is not justification for issuing a variance or otherwise waiving these requirements. Also, the cost of improvements required to meet the ADA provisions shall be included in the costs of the improvements for calculating substantial improvement.
(Ord. 2508, passed 6-2-08; Am. Ord. 417, passed 3-6-17; Am. Ord. 2221, passed 5-17-21) Penalty, see § 151.99