It is the intent of this district to promote the public health, safety and general welfare by minimizing flood losses with provisions designed to reserve sufficient floodplain area for the conveyance of flood flows so that flood heights and velocities will not be increased beyond the Iowa Department of Natural Resource Standards, restrict or prohibit uses which are dangerous to health, safety or property in times of flood or which cause excessive increases in flood heights or velocities and require that uses vulnerable to floods, including public utilities which serve such uses, be protected against flood damage at the time of construction. The F-1 floodplain district encompasses those areas subject to inundation by floodwater in the floodplain as defined in Section 17.120.015 hereinafter. Because the flood level elevation of a given point may not be readily available or predetermined, the following general rule shall apply:

A.

Where levees exist, flood elevation shall be the elevation four feet below the top of the nearest levee or a horizontal line perpendicular thereto;

B.

When reference to levee elevation is not practical, the flood elevation shall be determined by survey or other suitable means;

C.

It shall be the applicant's responsibility to furnish flood level elevations where necessary.

(Ord. 1062 § 1 (part), 2003)

The following definitions shall apply to the terms used in this chapter:

"Appurtenant Structure." A structure which is on the same parcel of the property as the principal structure to be insured and the use of which is incidental to the use of the principal structure.

"Base Flood Elevation (BFE)" The elevation floodwaters would reach at a particular site during the occurrence of a base flood event.

"Base Flood." The flood, having one percent chance of being equaled or exceeded in any given year. (Also commonly referred to as the "100-year flood").

"Fill." Any earthen material used to raise the ground elevation and includes both structural and nonstructural fill.

"Flood Insurance Study." (FIS) - A report published by FEMA for a community issued along with the community's flood insurance rate map(s). The study contains such background data as the base flood discharge and water surface elevations that were used to prepare the FIRM.

"Floodplain." Any land area susceptible to being inundated by water as a result of a flood.

"Floodway." The channel of a river or stream and those portions of the floodplains adjoining the channel, which are reasonably required to carry and discharge flood waters or flood flows so that confinement of flood flows to the floodway area will not cumulatively increase the water surface elevation of the base flood by more than one foot.

"Floodway Fringe." Those portions of the special flood hazard area outside the floodway.

"Highest Adjacent Grade." The highest natural elevation of the ground surface prior to construction next to the proposed walls of a structure.

For any other undefined terms used in this Chapter that are otherwise defined in Chapter 17.140, the definition set forth in Chapter 17.140 shall control.

(Ord. 1062 § 1 (part), 2003)

(Ord. No. 1263, 2-15-2021; Ord. No. 1322, § 1, 2-5-2024)

Only the uses of structures or land listed in this section shall be permitted in the F-1 floodplain district.

A.

Agriculture, truck gardening, and nurseries, and the usual accessory buildings, but not including livestock feedlots or poultry farms or similar uses; provided, that no permanent dwelling units shall be erected thereon;

B.

Forests and forestry preserves, wildlife areas;

C.

Publicly and privately owned parks, nature areas, playgrounds, golf courses and similar recreational uses;

D.

Any use erected or maintained by a public agency, public and private parking lots;

E.

Public utility structures, subject to approval of the board of adjustment, except those utilities and structures constructed by the city.

(Ord. 1106 § 1, 2007; Ord. 1062 § 1 (part), 2003; Ord. 952 (part), 1993)

Accessory uses permitted in the F-1 district are accessory uses customarily incidental to a permitted principal use.

(Ord. 952 (part), 1993)

The board of adjustment may approve special exception uses and structures in the floodway fringe as listed below in accordance with Section 17.28.060 of this title provided the owner/developer shall have received the appropriate approval of the Iowa Department of Natural Resources. No fill permit will be issued without the review of the request by the appropriate office of the Army Corps of Engineers with respect to the flood control project.

A.

Placement of Fill. Any property being filled pursuant to this provision shall remain zoned F-1 floodplain district until such time as an application is filed and approved to change the zoning classification as provided in this chapter.

B.

Where it can be demonstrated that any area in the floodway fringe has an elevation higher than two feet above the flood elevation, the board of adjustment may authorize the zoning administrator to issue compliance certificates for any use or structure consistent with the permitted principal uses in this district and including special exceptions permitted in the A-1 agricultural district subject to the requirements of the A-1 agricultural district.

(Ord. 1063 § 1, 2004)

As of the effective date of the ordinance codified in this section any existing noncompliant uses or structures located within the floodplain, whether or not previously approved by the Department of Natural Resources, shall require the property owner to apply to the board of adjustment for either a special exception or variance within a reasonable time after being identified.

(Ord. 1062 § 1 (part), 2003)

A.

No new or existing building or structure shall be erected or moved within the area governed by these regulations unless the lowest floor is at an elevation which is not less than two feet above flood stage at the site. Basements, cellars and crawl spaces will be permitted only if the top of the foundation walls and any openings therein are at least at an elevation not less than two feet above flood stage and the floors and walls are of structurally adequate, poured in place, waterproofed concrete.

B.

The elevation of the ground for a minimum distance of twenty-five feet from any building or structure erected or moved within the area governed by these regulations shall be at an elevation which is not less than one foot above flood stage at the site. In addition, a strip of land not less than twenty-five feet in width shall extend from this area to a public street or access way at an elevation which is not less than one foot above flood stage.

C.

The elevation of the finished centerline of any new road or public access way constructed within the area governed by these regulations shall be not less than one foot above flood stage for the area.

D.

All land within the area governed by these regulations which is platted and subdivided shall be covenanted to incorporate the above regulations, such covenants to run with the land.

(Ord. 952 (part), 1993)

The following minimum requirements shall be observed in the F-1 floodplain district:

(Ord. 952 (part), 1993)

Spaces for off-street parking and loading shall be provided in accordance with the provisions of Chapter 17.52.

(Ord. 952 (part), 1993)