§ 34-52. Specific standards.

These provisions shall apply to all areas of special flood hazard as provided herein.

In all areas of special flood hazard where base flood elevation data has been provided, including A zones, A1-30 zones, AE zones, AO zones, AH zones and A99 zones, and has provided a regulatory floodway as set forth in section 34-5, the following provisions are required:

(1)

Residential construction. Where base flood elevation data is available, new construction or substantial improvement of any residential building (or manufactured home) shall have all utilities [including electrical (utility meters not included), heating, ductwork, ventilating, plumbing, and air conditioning equipment] and the lowest floor, including basement, elevated no lower than one foot above the base flood elevation. Should solid foundation perimeter walls be used to elevate a structure, openings sufficient to facilitate equalization of flood hydrostatic forces on both sides of exterior walls and to ensure the unimpeded movement of floodwaters shall be provided in accordance with standards of subsection (3).

Within unnumbered A zones, where baseflood elevations have not been established and where alternative data is not available, the engineering department shall require the lowest floor of a building to be elevated or floodproofed to a level of at least three feet above the highest adjacent grade (lowest floor and highest adjacent grade being defined in section 34-12). All applicable data including elevations or flood proofing certifications shall be recorded as set forth in section 34-32.

(2)

Nonresidential construction. New construction or substantial improvement of any commercial, industrial, or non-residential building, when BFE data is available, shall have all utilities [including electrical (utility meters not included), heating, ductwork, ventilating, plumbing, and air conditioning equipment] and the lowest floor, including basement, elevated or floodproofed no lower than one foot above the level of the base flood elevation.

Within unnumbered A zones, where baseflood elevations have not been established and where alternative data is not available, the engineering department shall require the lowest floor of a building to be elevated or floodproofed to a level of at least three feet above the highest adjacent grade (lowest floor and highest adjacent grade being defined in section 34-12). All applicable data including elevations or flood proofing certifications shall be recorded as set forth in section 34-32.

Buildings located in all A zones may be floodproofed in lieu of being elevated, provided that all areas of the building below the required elevation are watertight with walls substantially impermeable to the passage of water, and are built with structural components having the capability of resisting hydrostatic and hydrodynamic loads and the effects of buoyancy. A registered professional engineer or architect shall certify that the design and methods of construction are in accordance with accepted standards of practice for meeting the provisions above and shall provide such certification to the engineering department as set forth in subsection 34-32(2).

(3)

Elevated buildings. All new construction or substantial improvements to existing buildings that include any fully enclosed areas formed by foundation and other exterior walls below the base flood elevation, or required height above the highest adjacent grade, shall be designed to preclude finished living space and designed to allow for the entry and exit of floodwaters to automatically equalize hydrostatic flood forces on exterior walls.

a.

Designs for complying with this requirement must either be certified by a professional engineer or architect, or meet the following minimum criteria:

1.

Provide a minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding;

2.

The bottom of all openings shall be no higher than one foot above grade; and

3.

Openings may be equipped with screens, louvers, valves or other coverings or devices provided they permit the automatic flow of floodwaters in both directions.

b.

Access to the enclosed area shall be the minimum necessary to allow for parking of vehicles (garage door) or limited storage of maintenance equipment used in connection with the premises (standard exterior door) or entry to the living area (stairway or elevator).

c.

The interior portion of such enclosed area shall not be partitioned or finished into separate rooms in such a way as to impede the movement of floodwaters and all such petitions shall comply with the provisions of this section.

(4)

Standards for manufactured homes and recreational vehicles.

a.

All manufactured homes placed, or substantially improved, on:

1.

Individual lots or parcels;

2.

In expansions to existing manufactured home parks or subdivisions; or

3.

In substantially improved manufactured home parks or subdivisions, must meet all the requirements of new construction, including elevations and anchoring.

b.

All manufactured homes placed or substantially improved in an existing manufactured home park or subdivision must be elevated so that either:

1.

When base flood elevations are available the lowest floor of the manufactured home is elevated on a permanent foundation no lower than one foot above the level of the base flood elevation; or

2.

When base flood elevations are not available, the manufactured home chassis is elevated and supported by reinforced piers (or other foundation elements) at least three feet in height above the highest adjacent grade.

c.

Any manufactured home which has incurred "substantial damage" as the result of a flood, or that has substantially improved must meet the standards of subsections (4)b.1. and 2.

d.

All manufactured homes must be securely anchored to an adequately anchored foundation system to resist flotation, collapse and lateral movement.

e.

All recreational vehicles placed on identified flood hazard sites must either:

1.

Be on the site for fewer than 180 consecutive days;

2.

Be fully licensed and ready for highway use. (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 structures or additions).

3.

The recreational vehicle must meet all the requirements for new construction, including anchoring and elevation requirements of subsection (4)a. or subsections (4)b.1. and 2.

(Ord. No. O-07-2-102, § 1(Exh. A), 4-16-07)