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15.28.150. General standards for flood hazard reduction

            In all areas of special flood hazards the following standards are required:

            (1)        Anchoring.

                        (a)        All new construction and substantial improvements shall be anchored to prevent flotation, collapse, or lateral movement of the structure.

                        (b)        All manufactured homes 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, over-the-top and frame ties to ground anchors.  This requirement is in addition to applicable anchoring requirements for resisting wind forces.  All manufactured homes to be placed or substantially improved within Zones A, AE, AH, AO, AR, and A99 and where the site for such home was approved prior to the adoption of this Chapter, shall be elevated on a permanent foundation such that the lowest floor of the manufactured home is a minimum of one foot (1') above the base flood elevation and be securely anchored to an adequately anchored foundation.  No manufactured home may be located within any one hundred (100) year flood area if the site was not approved prior to the adoption of this Chapter.

            (2)        Construction materials and methods.

                        (a)        All new construction or substantial improvements shall be constructed with materials and utility equipment resistant to flood damage.

                        (b)        All new construction or substantial improvements shall be constructed using methods and practices that minimize flood damage.

            (3)        Utilities.

                        (a)        All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of flood waters into the system;

                        (b)        New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of flood waters into the systems and discharge from the systems into flood waters; and

                        (c)        On-site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding.

            (4)        The Planning Commission shall review all subdivision, PRUD, condominium, manufactured home park, etc. proposals near a flood area and shall enforce the following provisions:

                        (a)        All subdivision, PRUD, condominium, manufactured home park, etc. proposals shall be consistent with the need to minimize flood damage;

                        (b)        All subdivisions, PRUD, condominium, manufactured home park, etc. proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage;

                        (c)        All subdivisions, PRUD, condominium, manufactured home park, etc. proposals shall have adequate drainage provided to reduce exposure to flood damage;

                        (d)        Base flood elevation data shall be provided for subdivision, PRUD, condominium, manufactured home park, etc. proposals and other proposed development which contain two (2) or more lots; and

                        (e)        All subdivision, PRUD, condominium, manufactured home park, etc. proposals shall be designed such that no building or structure will be located within an established one hundred (100) year flood hazard area as outlined in Section 15.28.060.

            (5)        Specific standards.  In all areas of special flood hazards where base flood elevation data has been provided as set forth in Section 15.28.060, or Section 15.28.130(2), the following provisions are required:

                        (a)        Residential construction.

                                    (i)         Substantial improvement of any residential structure within any one hundred (100) year flood hazard area indicated on the FIRM mapping shall have the lowest floor, including basement, elevated one foot (1') above the base flood elevation.  New construction shall not be allowed within any designated one hundred (100) year flood hazard area.

                        (b)        Nonresidential construction.

                                    (i)         Substantial improvement of any commercial, industrial, or other nonresidential structure shall either have the lowest floor, including basement, elevated to the level of the base flood elevation; or, together with attendant utility and sanitary facilities, shall:

                                                (A)       be floodproofed so that below the base flood level the structure is watertight with walls substantially impermeable to the passage of water;

                                                (B)       have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and

                                                (C)       be certified by a registered professional engineer or architect that the standards of this Subsection are satisfied.  Such certifications shall be provided to the official as set forth in Section 15.28.130.

                        (c)        No new construction of nonresidential structures shall be allowed within any one hundred (100) year flood hazard area.

            (6)        Recreational Vehicles.  Require that recreational vehicles placed on sites within Zones A1-30, AH, and AE on the community's FIRM either:

                        (a)        be on the site for fewer than one hundred eighty (180) consecutive days;

                        (b)        be fully licensed and ready for highway use; or

                        (c)        meet the permit requirements of Article 4, Section C(1), and the elevation and anchoring requirements for "manufactured homes" in paragraph 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. No.97-35, Recodified, 6/19/1997
Ord. No. 944, Amended, 12/5/1991
Ord. No. 97-17, Amended, 4/3/1997
Ord. No. 07-24, Amended, 7/5/2007

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