Fircrest City Zoning Code

Areas Identified on the Flood Insurance Map(s). The areas of special flood hazard identified by the Federal Insurance Administration in a scientific and engineering report entitled "The Flood Insurance Study for Pierce County, and Incorporated Areas" dated March 7, 2017, and any revisions thereto, with an accompanying flood insurance rate map (FIRM), and any revisions thereto, are hereby adopted by reference and declared to be a part of this chapter. The flood insurance study and the FIRM are on file at City Hall, 115 Ramsdell Street, Fircrest WA.

Areas Identified by the Director. Those areas of special flood hazard identified by the director, or his or her designee, based on review of base flood elevation and floodway data available from federal, state, city, or other valid sources when base flood elevation data has not been provided from the Federal Insurance Administration ["A" zone of the flood insurance map(s)].

The site area of the proposed activity;

All areas of a special flood hazard area, as indicated on the flood insurance map(s) within 200 feet of the project area; and

All other flood areas indicated on the flood insurance map(s) within 200 feet of the project area.

Site and Construction Plans. A copy of the site and construction plans for the development proposal showing:

Watercourse Alteration. Alteration of natural watercourses shall be avoided, if feasible. If unavoidable, a critical area report shall include:

Structures Shall Be Located Outside the Floodplain. All structures, utilities, and other improvements shall be located on the buildable portion of the site out of the floodplain unless there is no buildable site area out of the floodplain. For sites with no buildable area out of the floodplain, structures, utilities, and other improvements shall be placed on the highest land on the site, oriented parallel to flow rather than perpendicular, and sited as far from the watercourse and other critical areas as possible. However, in no case shall stormwater treatment or flow control facilities be allowed within the floodplain. If the director detects any evidence of active hyporheic exchange on a site, the development shall be located to minimize disruption of such exchange.

Methods That Minimize Flood Damage. All new construction and substantial improvements shall be constructed using flood-resistant materials and using methods and practices that minimize flood damage.

Utility Protection. Electrical, heating, ventilation, plumbing, air-conditioning equipment, and other service facilities shall be designed and/or otherwise elevated or located so as to prevent water from entering or accumulating within the components during conditions of flooding.

Anchoring Requirement. All new construction and substantial improvements within the floodplain shall be anchored to prevent flotation, collapse, or lateral movement of the structure.

Manufactured Homes. All manufactured homes placed within the floodplain must be anchored to prevent flotation, collapse, or lateral movement and shall be installed using methods and practices that minimize flood damage. Anchoring methods may include, but are not limited to, use of over-the-top or frame ties to ground anchors.

Must Be Above Base Flood Elevation. New construction and substantial improvement of any residential structure shall have the lowest floor, including basement, elevated two feet or more above the base flood elevation.

Areas Below the Lowest Floor. Fully enclosed areas below the lowest floor that are subject to flooding shall only be allowed when designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect or must meet or exceed the following minimum criteria:

Be on the site for fewer than 180 consecutive days;

Be fully licensed and ready for highway use on its wheels or jacking system, be attached to the site only by quick disconnect type utilities and security devices, and have no permanently attached additions; or

Obtain a development permit and meet the requirements, including elevation and anchoring, for manufactured homes.

Above Base Flood Elevation. New construction and substantial improvement of any commercial, industrial, or other nonresidential structure shall either have the lowest floor, including basement, elevated two feet or more above the base flood elevation, or, together with attendant utility and sanitary facilities, shall:

Areas Below the Lowest Floor. Fully enclosed areas below the lowest floor that are not floodproofed shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect, or must meet or exceed the following minimum criteria:

Infiltration of Floodwaters. All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of floodwaters into the systems.

Sanitary Sewage Systems. New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of floodwaters into the systems and discharges from the systems into floodwaters.

On-Site Waste Disposal Systems. On-site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding. New on-site sewage disposal systems are prohibited pursuant to FMC § 22.99.070(c).

Adequate Space Outside Flood Areas. All lots created through subdivision or short subdivision shall have adequate building space outside the 100-year floodplain, the floodway, and the channel migration zone.

All subdivisions and short subdivisions shall:

Detailed Base Flood Elevation Data. Where detailed base flood elevation data has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres, whichever is less.

Habitat Regulations. Watercourse alterations shall only be allowed in accordance with the fish and wildlife habitat conservation areas standards in Chapter 22.97 FMC.

Blockage. Watercourse alteration projects shall not result in blockage of side channels.

Notification. The city shall notify adjacent communities, the state Departments of Ecology and Fish and Wildlife, and the Federal Insurance Administration about the proposed watercourse alteration at least 30 days prior to permit issuance.

Maintenance of Alterations. The applicant shall maintain the altered or relocated portion of the watercourse to ensure that the flood-carrying capacity is not diminished. Maintenance shall be bonded for a period of five years, and be in accordance with an approved maintenance program.

Have the lowest floor (including basement) elevated above the highest adjacent grade of the building site one foot or more above the depth number specified on the flood insurance map or at least two feet if no depth number is specified; or

Together with attendant utility and sanitary facilities, be completely floodproofed to or above that level so that any space below that level 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. If this method is used, compliance shall be certified by a registered professional engineer or architect that the design and methods of construction are in accordance with accepted standards of practice for meeting provisions of this subsection based on their development and/or review of the structural design, specifications, and plans. Following construction of the structure, certifications shall be submitted to the city that record the actual (as-built) elevation to which the structure was floodproofed.

Construction of new critical facilities shall be permissible within frequently flooded areas if no feasible alternative site is available.

Critical facilities constructed within frequently flooded areas shall have the lowest floor elevated three feet or more above the level of the base floor elevation (100-year flood).

Floodproofing and sealing measures must be taken to ensure that toxic substances will not be displaced by or released into floodwaters.

Access routes elevated to or above the level of the base flood elevation shall be provided to all critical facilities to the extent possible.

New Construction Certification. Encroachments, including new construction, substantial improvements, fill, and other development, are prohibited within designated floodways unless certified by a registered professional engineer. Such certification shall demonstrate through hydrologic and hydraulic analyses, performed in accordance with standard engineering practice, that the proposed encroachment will not result in any increase in flood levels during the occurrence of the base flood discharge.

Small projects that are solely to protect or create fish habitat and designed by a qualified professional may be allowed without certification, if the director determines that the project will not obstruct flood flows. Fish protection projects shall be reviewed on behalf of the city by a qualified professional in the field of hydraulics.

Residential Construction and Reconstruction. Construction and reconstruction of residential structures is prohibited within designated floodways, except for:

If subsections (d)(1) and (2) of this section are satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard reduction provisions.

The danger to life and property due to flooding, erosion damage, or materials swept onto other lands during flood events;

The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the proposed use;

The importance of the services provided by the proposed use to the community;

The necessity to the proposed use of a waterfront location, where applicable, and the availability of alternative locations for the proposed use that are not subject to flooding or erosion damage;

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 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 and streets and bridges.