The legislature of the state has, in 82 Oklahoma Statutes sections 1601 through 1618, as amended, delegated the responsibility of local governmental units to adopt regulations designed to minimize flood losses. Therefore, the city floodplain board adopts the following floodplain management regulations. (2010 Code § 22-117)

A.   The flood hazard areas of the city are subject to periodic inundation, which results in loss of life and property, health and safety hazards, disruption of commerce and governmental services, and extraordinary public expenditures for flood protection and relief, all of which adversely affect the public health, safety and general welfare.

B.   These flood losses are created by the cumulative effect of obstructions in floodplains, which cause an increase in flood heights and velocities, and by the occupancy of flood hazard areas by uses vulnerable to floods and hazardous to other lands because they are inadequately elevated, floodproofed or otherwise protected from flood damage. (2010 Code § 22-118)

It is the purpose of these regulations to promote the public health, safety and general welfare, and to minimize public and private losses due to flood conditions in specific areas by provisions designed to

A.   Protect human life and health;

B.   Minimize expenditure of public money for costly flood control projects;

C.   Minimize the need for rescue and relief efforts associated with flooding and generally undertaken at the expense of the general public;

D.   Minimize prolonged business interruptions;

E.   Minimize damage to public facilities and utilities, such as water and gas mains, electric, telephone and sewer lines, streets and bridges located in floodplains;

F.   Help maintain a stable tax base by providing for the sound use and development of flood prone areas in such a manner as to minimize future flood blight areas; and

G.   Ensure that potential buyers are notified that property is in a flood area. (2010 Code § 22-119)

In order to accomplish its purposes, these regulations use the following methods:

A.   Restrict or prohibit uses that are dangerous to health, safety or property in times of flood, or cause excessive increases in flood heights or velocities;

B.   Require that uses vulnerable to floods, including facilities which serve such uses, be protected against flood damage at the time of initial construction;

C.   Control the alteration of natural floodplains, stream channels and natural protective barriers, which are involved in the accommodation of floodwaters;

D.   Control filling, grading, dredging and other development which may increase flood damage;

E.   Prevent or regulate the construction of flood barriers which will unnaturally divert floodwaters, or which may increase flood hazards to other lands. (2010 Code § 22-120)

Unless specifically defined below, words or phrases used in these regulations shall be interpreted to give them the meanings they have in common usage and to give these regulations its most reasonable application:

   ACCESSORY STRUCTURE: Structures which are on the same parcel of property as the principal structure and the use of which is incidental to the use of the principal structure (such as garages and storage sheds).

   ALLUVIAL FAN FLOODING: Flooding occurring on the surface of an alluvial fan or similar landform which originates at the apex and is characterized by high velocity flows; active processes of erosion, sediment transport and deposition; and unpredictable flow paths.

   APEX: A point on an alluvial fan or similar landform below which the flow path of the major stream that formed the fan becomes unpredictable and alluvial fan flooding can occur.

   AREA OF SHALLOW FLOODING: A designated AO, AH or VO zone on a community flood insurance rate map (FIRM) with a one percent (1%) chance or greater annual chance of flooding to an average depth of one to three feet (3') where a clearly defined channel does not exist, where the path of flooding is unpredictable and where velocity flow may be evident. Such flooding is characterized by ponding or sheet flow.

   AREA OF SPECIAL FLOOD HAZARD: The land in the floodplain within a community subject to a one percent (1%) or greater chance of flooding in any given year. The area may be designated as zone A on the flood hazard boundary map (FHBM). After detailed ratemaking has been completed in preparation for publication of the FIRM, zone A usually is refined into zones A, AE, AH, AO, A1-99, VO, V1-30 or V.

   BASE FLOOD: The flood having a one percent (1%) chance of being equaled or exceeded in any given year.

   BASE FLOOD ELEVATION: The elevation in feet above mean sea level of the one percent (1%) chance flood, as defined in this section as the "base flood".

   BASEMENT: Any area of the building having its floor subgrade (below ground level) on all sides.

   BOARD: The Oklahoma water resources board.

   CRITICAL FEATURE: An integral and readily identifiable part of a flood protection system, without which the flood protection provided by the entire system would be compromised.

   DEVELOPMENT: Any manmade change in improved and unimproved real estate, including, but not limited to, buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations, or storage of equipment or materials.

   ELEVATED BUILDING:

   A.   A nonbasement building:

      1.   Built, in the case of a building in zones A1-30, AE, A, A99, AO, AH, B, C, X and D to have the top of the elevated floor, or in the case of a building in zones V1-30, VE or V to have the bottom of the lowest horizontal structure member of the elevated floor elevated above the ground level by means of pilings, columns (posts and piers), or shear walls parallel to the floor of the water; and

      2.   Adequately anchored so as not to impair the structural integrity of the building during a flood of up to the magnitude of the base flood.

   B.   In the case of zones A1-30, AE, A, A99, AO, AH, B, C, X and D, "elevated building" also includes a building elevated by means of fill or solid foundation perimeter walls with openings sufficient to facilitate the unimpeded movement of floodwaters.

   C.   In the case of zones V1-30, VE or V, "elevated building" also includes a building otherwise meeting the definition of "elevated building", even though the lower area is enclosed by means of breakaway walls if the breakaway walls met the standards of section 60.3(e)(5) of the national flood insurance program regulations.

   EXISTING CONSTRUCTION: For the purposes of determining rates, structures for which the "start of construction" commenced before the effective date of the FIRM or before January 1, 1975, for FIRMs effective before that date. "Existing construction" may also be referred to as "existing structures".

   EXISTING MANUFACTURED HOME PARK OR SUBDIVISION: A manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including, at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed before the effective date of the floodplain management regulations adopted by a community.

   EXPANSION TO AN EXISTING MANUFACTURED HOME PARK OR SUBDIVISION: The preparation of additional sites by the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads).

   FLOOD INSURANCE RATE MAP (FIRM): An official map of a community, on which the federal emergency management agency has delineated both the areas of special flood hazard and the risk premium zones applicable to the community.

   FLOOD INSURANCE STUDY: The official report provided by the federal emergency management agency. The report contains flood profiles, water surface elevation of the base flood, as well as the flood boundary-floodway map.

   FLOOD OR FLOODING: A general and temporary condition of partial or complete inundation of normally dry land areas from:

   A.   The overflow of inland or tidal waters;

   B.   The unusual and rapid accumulation or runoff of surface waters from any source.

   FLOOD PROTECTION SYSTEM: Those physical structural works for which funds have been authorized, appropriated and expended and which have been constructed specifically to modify flooding in order to reduce the extent of the areas within a community subject to a "special flood hazard" and the extent of the depths of associated flooding. Such a system typically includes hurricane tidal barriers, dams, reservoirs, levees or dikes. These specialized flood modifying works are those constructed in conformance with sound engineering standards.

   FLOODPLAIN ADMINISTRATOR: A person accredited by the board and designated by a floodplain board to administer and implement laws and regulations relating to the management of the floodplains.

   FLOODPLAIN MANAGEMENT: The operation of an overall program of corrective and preventive measures for reducing flood damage, including, but not limited to, emergency preparedness plans, flood control works and floodplain management regulations.

   FLOODPLAIN MANAGEMENT REGULATIONS: Zoning ordinances, subdivision regulations, building codes, health regulations, special purpose ordinances (such as a floodplain ordinance, grading ordinance and erosion control ordinance) and other applications of police power. The term describes such state or local regulations, in any combination thereof, which provide standards for the purpose of flood damage prevention and reduction.

   FLOODPLAIN OR FLOOD PRONE AREA: Any land area susceptible to being inundated by water from any source (see definition of Flood Or Flooding).

   FLOODPROOFING: Any combination of structural and nonstructural additions, changes or adjustments to structures which reduce or eliminate flood damage to real estate or improved real property, water and sanitary facilities, structures and their contents.

   FLOODWAY (REGULATORY FLOODWAY): The channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than a designated height.

   FUNCTIONALLY DEPENDENT USE: A use that cannot perform its intended purpose unless it is located or carried out in close proximity to water. The term includes only docking facilities, port facilities that are necessary for the loading and unloading of cargo or passengers, and shipbuilding and ship repair facilities, but does not include long term storage or related manufacturing facilities.

   HIGHEST ADJACENT GRADE: The highest natural elevation of the ground surface prior to construction next to the proposed walls of a structure.

   HISTORIC STRUCTURE: Any structure that is:

   A.   Listed individually in the national register of historic places (a listing maintained by the department of interior) or preliminarily determined by the secretary of the interior as meeting the requirements for individual listing on the national register;

   B.   Certified or preliminarily determined by the secretary of the interior as contributing to the historical significance of a registered historic district or a district preliminarily determined by the secretary to qualify as a registered historic district;

   C.   Individually listed on a state inventory of historic places in states with historic preservation programs which have been approved by the secretary of the interior; or

   D.   Individually listed on a local inventory or historic places in communities with historic preservation programs that have been certified either:

      1.   By an approved state program as determined by the secretary of the interior; or

      2.   Directly by the secretary of the interior in states without approved programs.

   LEVEE: A manmade structure, usually an earthen embankment, designed and constructed in accordance with sound engineering practices to contain, control or divert the flow of water so as to provide protection from temporary flooding.

   LEVEE SYSTEM: A flood protection system, which consists of a levee or levees, and associated structures, such as closure, and drainage devices, which are constructed and operated in accordance with sound engineering practices.

   LOWEST FLOOR: The lowest floor of the lowest enclosed area (including basement). An unfinished or flood resistant enclosure, usable solely for parking of vehicles, building access or storage in an area other than a basement area is not considered a building's lowest floor; provided, that such enclosure is not built so as to render the structure in violation of the applicable nonelevation design requirement of section 60.3 of the national flood insurance program regulations.

   MANUFACTURED HOME: A structure transportable in one or more sections, which is built on a permanent chassis and is designed for use with or without a permanent foundation when connected to the required utilities. The term "manufactured home" does not include a "recreational vehicle".

   MANUFACTURED HOME PARK OR SUBDIVISION: A parcel (or contiguous parcels) of land divided into two (2) or more manufactured home lots for rent or sale.

   MEAN SEA LEVEL: For purposes of the national flood insurance program, the national geodetic vertical datum (NGVD) of 1929, or other datum, to which base flood elevations shown on a community flood insurance rate map are referenced.

   NEW CONSTRUCTION: For the purpose of determining insurance rates, structures for which the "start of construction" commenced on or after the effective date of an initial FIRM, or after December 31, 1974, whichever is later, and includes any subsequent improvements to such structures. For floodplain management purposes, "new construction" means structures for which the "start of construction" commenced on or after the effective date of a floodplain management regulation adopted by a community and includes any subsequent improvements to such structures.

   NEW MANUFACTURED HOME PARK OR SUBDIVISION: A manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including, at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed on or after the effective date of floodplain management regulations adopted by a community.

   RECREATIONAL VEHICLE: A vehicle which is:

   A.   Built on a single chassis;

   B.   Four hundred (400) square feet or less when measured at the largest horizontal projections;

   C.   Designed to be self-propelled or permanently towable by a light duty truck; and

   D.   Designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel or seasonal use.

   START OF CONSTRUCTION: For other than new construction or substantial improvements under the coastal barrier resources act, Pub.L. 97-348, includes substantial improvement and means the date the building permit was issued, provided the actual start of construction, repair, reconstruction, rehabilitation, addition, placement or other improvement was within one hundred eighty (180) days of the permit date. The actual start means either the first placement of permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, or any work beyond the stage of excavation; or the placement of a manufactured home on a foundation. Permanent construction does not include land preparation, such as clearing, grading and filling, nor does it include the installation of streets and/or walkways; nor does it include excavation for basement, footings, piers or foundations, or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvement, the actual start of construction means the first alteration of any wall, ceiling, floor or other structural part of a building, whether or not that alteration affects the external dimensions of the building.

   STRUCTURE: A walled and roofed building, including a gas or liquid storage tank, that is principally aboveground, as well as a manufactured home.

   SUBSTANTIAL DAMAGE: Damage of any origin sustained by a structure whereby the cost of restoring the structure to its before damaged condition would equal or exceed fifty percent (50%) of the market value of the structure before the damage occurred.

   SUBSTANTIAL IMPROVEMENT: Any reconstruction, rehabilitation, addition or other improvement of a structure, the cost of which equals or exceeds fifty percent (50%) of the market value of the structure before "start of construction" of the improvement. This includes structures that have incurred "substantial damage", regardless of the actual repair work performed. The term does not, however, include either:

A.   Any project for improvement of a structure to correct existing violations of state or local health, sanitary or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary conditions; or

B.   Any alteration of a "historic structure"; provided, that the alteration would not preclude the structure's continued designation as a "historic structure".

   VARIANCE: A grant of relief to a person from the requirement of these regulations or ordinance when specific enforcement would result in unnecessary hardship. A variance, therefore, permits construction or development in a manner otherwise prohibited by these regulations. (For full requirements, see section 60.6 of the national flood insurance program regulations.)

   VIOLATION: The failure of a structure or other development to be fully compliant with this community's floodplain management regulations. A structure or other development without the elevation certificate, other certifications or other evidence of compliance required in section 60.3(b)(5), (c)(4), (c)(10), (d)(3), (e)(2), (e)(4) or (e)(5) is presumed to be in violation until such time as that documentation is provided.

   WATER SURFACE ELEVATION: The height, in relation to the national geodetic vertical datum (NGVD) of 1929, or other datum where specified, of floods of various magnitudes and frequencies in the floodplains of coastal or riverine areas. (2010 Code § 22-121; amd. 2012 Code)

These floodplain management regulations shall apply to all areas of special flood hazard within the jurisdiction of the city; provided, that development projects reviewed and approved by the city from December 10, 2002 to May 16, 2007, under its preexisting floodplain map and regulations shall still be governed by the provisions of city ordinance 271. (2010 Code § 22-122)

The areas of special flood hazard identified by the federal emergency management agency in a scientific and engineering report entitled "The Flood Insurance Study For Payne County And Incorporated Areas", dated May 16, 2007, with accompanying flood insurance rate maps (FIRM) are hereby adopted by reference and declared to be a part of these regulations. (2010 Code § 22-123)

A development permit shall be required to ensure conformance with the provisions of these floodplain management regulations. (2010 Code § 22-124)

No structure or land shall hereafter be located, altered or have its use changed without full compliance with the terms of these regulations and other applicable regulations. (2010 Code § 22-125)

These regulations are not intended to repeal, abrogate or impair any existing easements, covenants or deed restrictions. However, where these regulations and another ordinance, easement, covenant or deed restriction conflict or overlap, whichever imposes the more stringent restrictions shall prevail. (2010 Code § 22-126)

In the interpretation and application of this chapter, all provisions shall be:

A.   Considered as minimum requirements;

B.   Liberally construed in favor of the governing body; and

C.   Deemed neither to limit nor repeal any other powers granted under state statutes. (2010 Code § 22-127)

The degree of flood protection required by these regulations is considered reasonable for regulatory purposes and is based on scientific and engineering considerations. On rare occasions, greater floods can and will occur and flood heights may be increased by manmade or natural causes. These regulations do not imply that land outside the areas of special flood hazard or uses permitted within such areas will be free from flooding or flood damages. These regulations shall not create liability on the part of the community or any official or employee thereof for any flood damages that result from reliance on these regulations or any administrative decision lawfully made hereunder. (2010 Code § 22-128)

A.   Designated: The city floodplain board shall designate or appoint a floodplain administrator to administer and implement the provisions of these regulations and other appropriate sections of 44 CFR (national flood insurance program regulations) pertaining to floodplain management. (2010 Code § 22-129)

B.   Duties And Responsibilities: Duties and responsibilities of the floodplain administrator shall include, but not be limited to, the following:

   1.   Maintain and hold open for public inspection all records pertaining to the provisions of these regulations.

   2.   Review permit application to determine whether proposed building sites, including the placement of manufactured homes, will be reasonably safe from flooding.

   3.   Review, approve or deny all applications for development permits required by adoption of these regulations.

   4.   Review permits for proposed development to assure that all necessary permits have been obtained from those federal, state or local governmental agencies (including section 404 of the federal water pollution control act amendments of 1972, 33 USC 1334) from which prior approval are required.

   5.   Where interpretation is needed as to the exact location of the boundaries of the areas of special flood hazard (for example, where there appears to be a conflict between a mapped boundary and actual field conditions) the floodplain administrator shall make the necessary interpretation.

   6.   Notify, in riverine situations, adjacent communities and the state coordinating agency of the state water resources board, prior to any alteration or relocation of a watercourse, and submit evidence of such notification to the federal emergency management agency.

   7.   Assure that the flood carrying capacity within the altered or relocated portion of any watercourse is maintained.

   8.   When base flood elevation data has not been provided in accordance with section 10-15-7 of this chapter, the floodplain administrator shall obtain, review and reasonably utilize any base flood elevation data and floodway data available from a federal, state or other source in order to administer the provisions of sections 10-15-16 through 10-15-19 of this chapter.

   9.   When a regulatory floodway has not been designated, the floodplain administrator must require that no new construction, substantial improvements or other development (including fill) shall be permitted within zones A1-30 and AE on the community FIRM, unless it is demonstrated that the cumulative effect or the proposed development, when combined with all other existing and anticipated development, will not increase the water surface elevation of the base flood more than one foot (1') at any point within the community.

   10.   Under the provisions of 44 CFR chapter 1, section 65.12, of the national flood insurance program regulations, a community may approve certain development in zones A1-30 and AE on the community FIRM, which increases the water surface elevation of the base flood by more than one foot (1'); provided, that the community first applies for a conditional FIRM revision through FEMA (conditional letter of map revision).

   11.   Become accredited by the board in accordance with 82 Oklahoma Statutes sections 1601 through 1618, as amended.

   12.   After a disaster or other type of damage occurrence to structures in the city, determine if the residential and nonresidential structures and manufactured homes have been substantially damaged and enforce the substantial improvement requirement. (2010 Code § 22-130)

A.   Application for a development permit shall be presented to the floodplain administrator on forms furnished by him/her and may include, but not be limited to, plans in duplicate drawn to scale showing the location, dimensions and elevation of proposed landscape alterations, existing and proposed structures, including the placement of manufactured homes, and the location of the foregoing in relation to areas of special flood hazard. Additionally, the following information is required:

   1.   Elevation in relation to mean sea level of the lowest floor (including basement) of all new and substantially improved structures;

   2.   Elevation in relation to mean sea level to which any nonresidential structure shall be floodproofed;

   3.   A certificate from a registered professional engineer or architect that the nonresidential floodproofed structure shall meet the floodproofing criteria of subsection 10-15-17B of this chapter;

   4.   Description of the extent to which any watercourse or natural drainage will be altered or relocated as a result of proposed development;

   5.   Maintain a record of all such information in accordance with subsection 10-15-13B1 of this chapter.

B.   Approval or denial of a development permit by the floodplain administrator shall be based on all of the provisions of these regulations and the following relevant factors:

   1.   The danger to life and property due to flooding or erosion damage;

   2.   The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner;

   3.   The danger that materials may be swept onto other lands to the injury of others;

   4.   The compatibility of the proposed use with existing and anticipated development;

   5.   The safety of access to the property in times of flood for ordinary and emergency vehicles;

   6.   The costs of providing governmental services during and after flood conditions, including maintenance and repair of streets and bridges, and public utilities and facilities such as sewer, gas, electrical and water systems;

   7.   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;

   8.   The necessity to the facility of a waterfront location, where applicable;

   9.   The availability of alternative locations, not subject to flooding or erosion damage, for the proposed use;

   10.   The relationship of the proposed use to the comprehensive plan for that area. (2010 Code § 22-131)

A.   Appeal Board: The appeal board, as established by the community, shall hear and render judgment on requests for variances from the requirements of these regulations.

B.   Authority Of Appeal Board: The appeal board shall hear and render judgment on an appeal only when it is alleged there is an error in any requirement, decision or determination made by the floodplain administrator in the enforcement or administration of these regulations.

C.   Further Appeal To Court: Any person or persons aggrieved by the decision of the appeal board may appeal such decision in the courts of competent jurisdiction.

D.   Records Maintained; Reporting: The floodplain administrator shall maintain a record of all actions involving an appeal and shall report variances to the federal emergency management agency upon request.

E.   Exceptions For Historic Places: Variances may be issued for the reconstruction, rehabilitation or restoration of structures listed on the national register of historic places or the state inventory of historic places, without regard to the procedures set forth in the remainder of these regulations.

F.   Conditions Permitting Variance: Variances may be issued for new construction and substantial improvements to be erected on a lot of one-half (1/2) acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, providing the relevant factors in subsection 10-15-14B of this chapter have been fully considered. As the lot size increases beyond the one-half (1/2) acre, the technical justification required for issuing the variance increases.

G.   Conditions May Be Attached: Upon consideration of the factors noted above and the intent of these regulations, the appeal board may attach such conditions to the granting of variances as it deems necessary to further the purpose and objectives of these regulations as provided in section 10-15-3 of this chapter.

H.   Prohibited Variances: Variances shall not be issued within any designated floodway if any increase in flood levels during the base flood discharge would result.

I.   Repair, Rehabilitation Of Historic Structures: Variances may be issued for the repair or rehabilitation of historic structures 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.

J.   Prerequisites For Granting: Prerequisites for granting variances:

   1.   Variances shall only be issued upon a determination that the variance is the minimum necessary, considering the flood hazard, to afford relief;

   2.   Variances shall only be issued upon:

      a.   Showing a good and sufficient cause;

      b.   A determination that failure to grant the variance would result in exceptional hardship to the applicant; and

      c.   A determination that the granting of a variance will not result in increased flood heights, additional threats to public safety, extraordinary public expense, create nuisances, cause fraud on or victimization of the public, or conflict with existing local laws, regulations or ordinances.

   3.   A written notice will be provided to any person granted a variance to build a structure below the base flood elevation. This notice will inform the variance applicant that the cost of flood insurance will be commensurate with the increased risk resulting from permitting the structure to be built lower than the base flood elevation.

K.   Functionally Dependent Uses: Variances may be issued by a community for new construction and substantial improvements and for other development necessary for the conduct of a functionally dependent use; provided, that:

   1.   The criteria outlined in subsections A through I of this section are met; and

   2.   The structure or other development is protected by methods that minimize flood damages during the base flood and create no additional threats to public safety. (2010 Code § 22-132)

L.   Filing Of Petition; Fee: Any person seeking a variance shall file a petition with the floodplain board, accompanied by a filing fee as established by resolution of the city commission. (2010 Code § 22-132; amd. 2012 Code)

M.   Copy Of Variance To State: A copy of any variance issued shall be sent to the state water resources board within fifteen (15) days of issuance. (2010 Code § 22-132)

In all areas of special flood hazard, the following provisions are required for all new construction and substantial improvements:

A.   All new construction or substantial improvements shall be designed, or modified, and adequately anchored to prevent flotation, collapse or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy;

B.   All new construction or substantial improvements shall be constructed by methods and practices that minimize flood damage;

C.   All new construction or substantial improvements shall be constructed with materials resistant to flood damage;

D.   All new construction or substantial improvements shall be constructed 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;

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

F.   New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of floodwaters into the system and discharge from the systems into floodwaters; and

G.   On site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding. (2010 Code § 22-133)

In all areas of special flood hazard where base flood elevation data has been provided as set forth in section 10-15-7 and subsections 10-15-13B8 and 10-15-18C of this chapter, the following provisions are required:

A.   Residential Construction: New construction and substantial improvement of any residential structure shall have the lowest floor (including basement) elevated to two feet (2') above the base flood elevation. A registered professional engineer, architect or land surveyor shall submit a certification to the floodplain administrator that the standard of this subsection as proposed in subsection 10-15-14A1 of this chapter is satisfied.

B.   Nonresidential Construction: New construction and substantial improvements of any commercial, industrial or other nonresidential structure shall have the lowest floor (including basement) elevated two feet (2') above the base flood level. The floodplain administrator shall maintain records of the elevation certificate and permit application to verify that this standard has been met.

C.   Enclosures: New construction and substantial improvements, with fully enclosed areas below the lowest floor that are usable solely for parking of vehicles, building access or storage in an area other than a basement 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 floodwaters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect, or meet or exceed the following minimum criteria:

   1.   A minimum of two (2) openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided.

   2.   The bottom of all openings shall be no higher than one foot (1') above grade.

   3.   Openings may be equipped with screens, louvers, valves or other coverings or devices; provided, that they permit the automatic entry and exit of floodwaters.

D.   Manufactured Homes:

   1.   Require that all manufactured homes to be placed within zone A on the city FIRM shall be elevated two feet (2') above the base flood elevation and installed using methods and practices that minimize flood damage. For the purposes of this requirement, manufactured homes must be elevated and anchored to resist flotation, collapse or lateral movement. Methods of anchoring may include, but are not limited to, use of over the top or frame ties to ground anchors. This requirement is in addition to applicable state and local anchoring requirements for resisting wind forces.

   2.   Require that manufactured homes that are placed or substantially improved within zones A1-30, AH and AE on the community FIRM on sites: a) outside of a manufactured home park or subdivision; b) in a new manufactured home park or subdivision; c) in an expansion to an existing manufactured home park or subdivision; or d) in an existing manufactured home park or subdivision on which a manufactured home has incurred "substantial damage" as a result of a flood, be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated two feet (2') above the base flood elevation and be securely anchored to an adequately anchored foundation system to resist flotation, collapse and lateral movement.

   3.   Require that manufactured homes be placed or substantially improved on sites in an existing manufactured home park or subdivision with zones A1-30, AH and AE on the community FIRM that are not subject to the provisions of this subsection be elevated so that the lowest floor of the manufactured home is two feet (2') above the base flood elevation and be securely anchored to an adequately anchored foundation system to resist flotation, collapse and lateral movement to support the manufactured home chassis.

E.   Recreational Vehicles: Require that recreational vehicles placed on sites within zones A1-30, AH and AE on the community FIRM either: 1) be on the site for fewer than one hundred eighty (180) consecutive days; 2) be fully licensed and ready for highway use; or 3) meet the permit requirements of subsection 10-15-14A of this chapter, and the elevation and anchoring requirements for "manufactured homes" in subsection D of this section. 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.

F.   Accessory Structure:

   1.   Structure is low valued and represents a minimal investment.

   2.   Structure shall be small and not exceed six hundred (600) square feet in size.

   3.   Structure shall be unfinished on the interior.

   4.   Structure can be used only for parking and limited storage.

   5.   Structure shall not be used for human habitation (including work, sleeping, living, cooking or restroom areas).

   6.   Service facilities, such as electrical and heating equipment, must be elevated to or above the base flood elevation or floodproofed.

   7.   Structure is constructed and placed on building site so as to offer the minimum resistance to the flow of floodwaters.

   8.   Structure is designed to have low flood damage potential, i.e., constructed with flood resistance materials.

   9.   Structure is firmly anchored to prevent flotation, collapse and lateral movement.

   10.   Floodway requirements must be met in the construction of the structure.

   11.   Openings to relieve hydrostatic pressure during a flood shall be provided below the base flood elevation.

   12.   Structure is to be located so as not to cause damage to adjacent and nearby structures. (2010 Code § 22-134)

A.   All subdivision proposals, including the placement of manufactured home parks and subdivisions, shall be consistent with sections 10-15-2, 10-15-3 and 10-15-4 of this chapter.

B.   All proposals for the development of subdivisions, including the placement of manufactured home parks and subdivisions, shall meet development permit requirements of sections 10-15-8, 10-15-14 and 10-15-16 through 10-15-19 of this chapter.

C.   Base flood elevation data shall be generated for subdivision proposals and other proposed development, including the placement of manufactured home parks and subdivisions, which is greater than fifty (50) lots or five (5) acres, whichever is lesser, if not otherwise provided pursuant to section 10-15-7 and subsection 10-15-13B8 of this chapter.

D.   All subdivision proposals, including the placement of manufactured home parks and subdivisions, shall have adequate drainage provided to reduce exposure to flood hazards.

E.   All subdivision proposals, including the placement of manufactured home parks and subdivisions, shall have public utilities and facilities such as sewer, gas, electrical and water systems located and constructed to minimize or eliminate flood damage. (2010 Code § 22-135)

Located within the areas of special flood hazard established in section 10-15-7 of this chapter are areas designated as shallow flooding. These areas have special flood hazards associated with base flood depths of one to three feet (3') where a clearly defined channel does not exist and where the path of flooding is unpredictable and where velocity flows may be evident. Such flooding is characterized by ponding or sheet flow, therefore, the following provisions apply:

A.   All new construction and substantial improvements of residential structures have the lowest floor (including basement) elevated above the highest adjacent grade at least as high as the depth number specified in feet on the community FIRM (at least 2 feet if no depth number is specified).

B.   All new construction and substantial improvements of nonresidential structures:

   1.   Have the lowest floor (including basement) elevated above the highest adjacent grade at least as high as the depth number specified in feet on the community FIRM (at least 2 feet if no depth number is specified); or

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

C.   A registered professional engineer or architect shall submit a certification to the floodplain administrator that the standards of this section, as proposed in subsection 10-15-14A1 of this chapter are satisfied.