The purpose of this appendix is to promote the public health, safety and general welfare and to minimize public and private losses due to flood conditions in specific flood hazard areas through the establishment of comprehensive regulations for management of flood hazard areas designed to:
- Prevent unnecessary disruption of commerce, access and public service during times of flooding;
- Manage the alteration of natural flood plains, stream channels and shorelines;
- Manage filling, grading, dredging and other development which may increase flood damage or erosion potential;
- Prevent or regulate the construction of flood barriers which will divert floodwaters or which can increase flood hazards; and
- Contribute to improved construction techniques in the flood plain.
- Obtain, review and reasonably utilize data available from a federal, state or other source, or
- Determine the design flood elevation in accordance with accepted hydrologic and hydraulic engineering techniques. Such analyses shall be performed and sealed by a registered design professional. Studies, analyses and computations shall be submitted in sufficient detail to allow review and approval by the building official. The accuracy of data submitted for such determination shall be the responsibility of the applicant.
The applicant shall file an application in writing on a form furnished by the building official. Such application shall:
- Identify and describe the development to be covered by the permit.
- Describe the land on which the proposed development is to be conducted by legal description, street address or similar description that will readily identify and definitely locate the site.
- Include a site plan showing the delineation of flood hazard areas, floodway boundaries, flood zones, design flood elevations, ground elevations, proposed fill and excavation and drainage patterns and facilities.
- Indicate the use and occupancy for which the proposed development is intended.
- Be accompanied by construction documents, grading and filling plans and other information deemed appropriate by the building official.
- State the valuation of the proposed work.
- Be signed by the applicant or the applicant's authorized agent.
A variance is authorized to be issued for the repair or rehabilitation of a historic structure upon a determination that the proposed repair or rehabilitation will not preclude the structure's continued designation as a historic structure, and the variance is the minimum necessary to preserve the historic character and design of the structure.
Exception: Within flood hazard areas, historic structures that are not:
- Listed or preliminarily determined to be eligible for listing in the National Register of Historic Places; or
- Determined by the Secretary of the U.S. Department of Interior as contributing to the historical significance of a registered historic district or a district preliminarily determined to qualify as an historic district; or
- Designated as historic under a state or local historic preservation program that is approved by the Department of Interior.
In reviewing applications for variances, the board of appeals shall consider all technical evaluations, all relevant factors, all other portions of this appendix and the following:
- The danger that materials and debris may be swept onto other lands resulting in further injury or damage;
- The danger to life and property due to flooding or erosion damage;
- The susceptibility of the proposed development, including contents, to flood damage and the effect of such damage on current and future owners;
- The importance of the services provided by the proposed development to the community;
- The availability of alternate locations for the proposed development that are not subject to flooding or erosion;
- The compatibility of the proposed development with existing and anticipated development;
- The relationship of the proposed development to the comprehensive plan and flood plain management program for that area;
- The safety of access to the property in times of flood for ordinary and emergency vehicles;
- The expected heights, velocity, duration, rate of rise and debris and sediment transport of the floodwaters and the effects of wave action, if applicable, expected at the site; and
- The costs of providing governmental services during and after flood conditions including maintenance and repair of public utilities and facilities such as sewer, gas, electrical and water systems, streets and bridges.
Variances shall only be issued by the board of appeals upon:
- A technical showing of good and sufficient cause that the unique characteristics of the size, configuration or topography of the site renders the elevation standards inappropriate;
- A determination that failure to grant the variance would result in exceptional hardship by rendering the lot undevelopable;
- A determination that the granting of a variance will not result in increased flood heights, additional threats to public safety, extraordinary public expense, nor create nuisances, cause fraud on or victimization of the public or conflict with existing local laws or ordinances;
- A determination that the variance is the minimum necessary, considering the flood hazard, to afford relief; and
- Notification to the applicant in writing over the signature of the building official that the issuance of a variance to construct a structure below the base flood level will result in increased premium rates for flood insurance up to amounts as high as $25 for $100 of insurance coverage, and that such construction below the base flood level increases risks to life and property.
DEVELOPMENT. Any manmade change to improved or unimproved real estate, including but not limited to, buildings or other structures, temporary structures, temporary or permanent storage of materials, mining, dredging, filling, grading, paving, excavations, operations and other land-disturbing activities.
FUNCTIONALLY DEPENDENT FACILITY. A facility which cannot be used for its intended purpose unless it is located or carried out in close proximity to water, such as a docking or port facility necessary for the loading or unloading of cargo or passengers, shipbuilding or ship repair. The term does not include long-term storage, manufacture, sales or service facilities.
MANUFACTURED HOME. A structure that is transportable in one or more sections, built on a permanent chassis, designed for use with or without a permanent foundation when attached to the required utilities, and constructed to the Federal Mobile Home Construction and Safety Standards and rules and regulations promulgated by the U.S. Department of Housing and Urban Development. The term also includes mobile homes, park trailers, travel trailers and similar transportable structures that are placed on a site for 180 consecutive days or longer.
MANUFACTURED HOME PARK OR SUBDIVISION. A parcel (or contiguous parcels) of land divided into two or more manufactured home lots for rent or sale.
RECREATIONAL VEHICLE. A vehicle that is built on a single chassis, 400 square feet (37.16 m2) or less when measured at the largest horizontal projection, designed to be self-propelled or permanently towable by a light-duty truck, and designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel or seasonal 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 additions.
VARIANCE. A grant of relief from the requirements of this section which permits construction in a manner otherwise prohibited by this section where specific enforcement would result in unnecessary hardship.
Any subdivision proposal, including proposals for manufactured home parks and subdivisions, or other proposed new development in a flood hazard area shall be reviewed to assure that:
- All such proposals are consistent with the need to minimize flood damage;
- All public utilities and facilities, such as sewer, gas, electric and water systems are located and constructed to minimize or eliminate flood damage; and
- Adequate drainage is provided to reduce exposure to flood hazards.
The following requirements shall apply in the case of any proposed subdivision, including proposals for manufactured home parks and subdivisions, any portion of which lies within a flood hazard area:
- The flood hazard area, including floodways and areas subject to high velocity wave action, as appropriate, shall be delineated on tentative and final subdivision plats;
- Design flood elevations shall be shown on tentative and final subdivision plats;
- Residential building lots shall be provided with adequate buildable area outside the floodway; and
- The design criteria for utilities and facilities set forth in this appendix and appropriate International Codes shall be met.
In flood hazard areas, tank inlets, fill openings, outlets and vents shall be:
- At or above the design flood elevation or fitted with covers designed to prevent the inflow of floodwater or outflow of the contents of the tanks during conditions of the design flood.
- Anchored to prevent lateral movement resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy, during conditions of the design flood.
Fully enclosed areas below the design flood elevation shall be at or above grade on all sides and conform to the following:
- In flood hazard areas not subject to high-velocity wave action, enclosed areas shall have flood openings to allow for the automatic inflow and outflow of floodwaters.
- In flood hazard areas subject to high-velocity wave action, enclosed areas shall have walls below the design flood elevation that are designed to break away or collapse from a water load less than that which would occur during the design flood, without causing collapse, displacement or other structural damage to the building or structure.
Mechanical, plumbing and electrical systems, including plumbing fixtures, shall be elevated to or above the design flood elevation.
Exception: Electrical systems, equipment and components, and heating, ventilating, air conditioning, and plumbing appliances, plumbing fixtures, duct systems and other service equipment shall be permitted to be located below the design flood elevation provided that they are designed and installed to prevent water from entering or accumulating within the components and to resist hydrostatic and hydrodynamic loads and stresses, including the effects of buoyancy, during the occurrence of flooding to the design flood elevation in compliance with the flood-resistant construction requirements of this code. Electrical wiring systems shall be permitted to be located below the design flood elevation provided they conform to the provisions of NFPA 70.