16.20.300 Provisions for flood hazard reduction—Standards of construction.
In all areas of special flood hazards the following standards are required
A. Anchoring.
1. All new construction and substantial improvements shall be adequately anchored to prevent flotation, collapse or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy.
2. All manufactured homes shall meet the anchoring standards of Section 16.20.330 of this Chapter.
B. Construction materials and methods. All new construction and substantial improvement shall be constructed:
1. with materials and utility equipment resistant to flood damage;
2. using methods and practices that minimize flood damage;
3. with electrical, heating, ventilation, plumbing and air conditioning equipment and other service facilities that are designed and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding; and if
4. within Zones AE or VE, so that there are adequate drainage paths around structures on slopes to guide flood waters around and away from proposed structures.
C. Elevation and floodproofing. (See Section 16.20.040 of this Chapter—definitions for “basement,” “lowest floor,” “new construction,” “substantial damage” and “substantial improvement.”)
1. Residential construction, new or substantial improvement, shall have the lowest floor, including basement:
a. in an AE zone, above the highest adjacent grade to a height exceeding the depth number specified in feet on the FIRM by at least one foot, or elevated at least three feet above the highest adjacent grade if no depth number is specified.
b. in a VE zone, the bottom of the lowest structural member supporting the lowest floor elevated at least one foot above the base flood elevation, as determined by the community.
c. in all other Zones, elevated at least one foot above the base flood elevation.
Upon the completion of the structure, the elevation of the lowest floor, including basement, in the AE Zone, or the bottom of the lowest structural member, excluding pilings and columns, supporting the lowest floor, in the case of the VE Zone, shall be certified by a registered professional engineer or land surveyor to meet the elevation requirements as contained in this Section. Such certification shall be provided to the Floodplain Administrator and recorded in the City’s floodplain records.
2. Nonresidential construction, new or substantial improvement, shall either be elevated to conform to Subsection 16.20.300C1 of this Chapter, or together with attendant utility and sanitary facilities, shall:
a. be floodproofed below the elevation specified in Subsection 16.20.300C1 of this Chapter so that the structure is watertight with walls substantially impermeable to the passage of water, shall:
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 (16.20.300C2) are satisfied. Such certification shall be provided to the Floodplain Administrator.
3. All new construction and substantial improvement with fully enclosed areas below the lowest floor (excluding basements) that are usable solely for parking of vehicles, building access or storage, and which are subject to flooding, shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwater. Designs for meeting this requirement must exceed the following minimum criteria:
a. be certified by a registered professional engineer or architect to comply with the requirements of FEMA technical Bulletin 1-93; or
b. have 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. The bottom of all openings shall be no higher than one foot above grade. Openings may be equipped with screens, louvers, valves or other coverings or devices provided that they permit the automatic entry and exit of floodwater.
4. Manufactured homes shall also meet the standards in Section 16.20.330 of this Chapter.
D. V Zone setback for new construction. All new structures constructed within Zones V, V1-30, and VE shall be located on the landward side of the reach of mean high tide (also known as mean high water). (Ord. 2016-1 §§ 7 and 8, 2016; Ord. 2011-1 § 1, 2011; Ord. 2004-1 § 3, 2004; Ord. 87-10 § 1, 1987.)