§ 15-34. Specific standards for different types of construction.

In all areas of special flood hazards where base flood elevation data has been provided, the following provisions are required:

(1)

Residential construction. New construction or substantial improvement of any residential structure shall have the lowest floor, including the basement, elevated to or above the base flood elevation. A registered professional engineer, architect or land surveyor shall submit a certification to the administrator that the standard of this subsection, as proposed in section 15-31(1), is satisfied.

(2)

Nonresidential construction. New construction or substantial improvements of any commercial, industrial or other nonresidential structure shall have the lowest floor, including the basement, elevated to or above the level of the base flood elevation. A registered professional engineer or architect shall submit a certification to the administrator that the standards of this subsection, as defined in section 15-31(2), are satisfied.

Where a nonresidential structure is intended to be made watertight below the base flood level, a registered professional engineer or architect shall develop and/or review structural design, specifications, and plans for the construction, and shall certify that the design and methods of construction are in accordance with accepted standards of practice for meeting the applicable provisions of this article, and a record of such certificates which includes the specific elevation (in relation to mean sea level) to which such structures are floodproofed shall be maintained with the building official.

Such structure, together with attendant utility and sanitary facilities, shall be designed so that below the base flood level it is watertight, with walls substantially impermeable to the passage of water and with structural components having the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy.

(3)

Manufactured homes.

a.

No manufactured home shall be placed in a floodway or coastal high hazard area.

b.

All manufactured homes shall be anchored to resist flotation, collapse, or lateral movement. Specific requirements shall be:

1.

Over-the-top ties at each of the four corners of the manufactured home, with two additional ties per side at intermediate locations; manufactured homes less than 50 feet long require only one additional tie per side; or frame ties at each corner of the home with one additional tie per each 12 feet of side at intermediate points; manufactured homes less than 50 feet long require only four additional ties per side;

2.

All components of the anchoring system must individually be capable of carrying a force of 4,800 pounds;

3.

Any additions to the manufactured home be similarly anchored;

4.

All manufactured homes to be placed or substantially improved within zones A-1—A-30, AH and AE on the community's FIRM shall be elevated on a permanent foundation such that the lowest floor of the manufactured home is at or above base flood elevation and be securely anchored in accordance with this subsection (3)b.

(4)

[Accessory structures.] Accessory structures, used solely for vehicle parking (two-car detached garages or smaller) or limited storage (small, low cost sheds) may be constructed with the floor below the design flood elevation (DFE). The DFE is the base flood elevation (BFE) or the advisory base flood elevation (ABFE) for the site plus freeboard, if required by the city's Flood Hazard Prevention Ordinances.

a.

In A or AE flood zones, low-cost small accessory structure is defined as being 600 square feet or less;

b.

Shall be anchored to resist flotation, collapse, and lateral movement;

c.

Portions of structure located below the DEF shall be constructed of flood-resistant materials;

d.

Shall be designed for the automatic entry and exit of flood waters;

e.

Mechanical and utility equipment must be elevated or floodproofed to or above the DFE;

f.

Shall comply with the floodway encroachment provisions of the NFIP regulations; and

g.

Use shall be limited to parking and/or limited storage.

(Code 1966, § 7-34; Ord. No. 2877, § 7-34, 4-13-1999; Ord. No. 3741, 8-12-2014)