Skiatook City Zoning Code

The initial boundaries of the floodway supplemental district shall be established only after notice and public hearing before the planning commission and by approval of the city council. Amendments to the floodway district shall be established in the same manner as amendments to any other zoning district as set forth in chapter 16 of this title, including provisions for fees and public notice. Lands within the floodway supplemental district shall be identified on the official zoning map by the suffix FD following the general zoning district designation. The boundaries of the floodway supplemental district may be amended so as to maintain uniformity with the purposes of this title upon a finding that:

   A.   A flood control project of the federal, state, county or city government, or a private person, has substantially altered the boundaries of the floodway;

   B.   Flood data compiled subsequent to the enactment of the district indicates that the boundaries of the district should be adjusted; or

   C.   Proposed improvements such as berms, dikes, channel improvements, or flood retention reservoirs will substantially alter the boundaries of the floodway and the actual construction of said improvements has been assured by the submission and acceptance of bond. (1991 Code § 16-18-800)

The floodway supplemental district is designed to:

   A.   Protect life;

   B.   Reduce and prevent flood damage;

   C.   Reduce public expenditures in areas subject to flooding;

   D.   Permit reasonable use of land in areas subject to flooding;

   E.   Promote the general welfare of the community; and

   F.   Prevent or reduce flood damage by keeping floodways free of manmade obstructions to permit the free flow and discharge of floodwaters. (1991 Code § 16-18-810)

The following general regulations apply to the use of land located within an FD floodway supplemental district:

   A.   Structures shall be designed and constructed to withstand flood conditions.

   B.   Materials which in time of flood might float away and lodge against bridge abutments or otherwise serve to restrict the flood discharge capacity of the water channel are prohibited. (1991 Code § 16-18-820)

   A.   Uses Permitted Subject To Procedural Requirements; Findings: Within an FD floodway supplemental district, uses included within use unit 1 are permitted by right. Certain uses (listed below) may be permitted by the board of adjustment, after adherence to the procedural requirements for a special exception and upon the board's finding that:

      1.   The use will not substantially affect or be affected by the flow of waters during times of flood.

      2.   The use will not impair the appropriate use, present or future, of neighboring property and the use will be in keeping with the spirit and intent of this title.

   B.   Uses Permitted By Board Of Adjustment: The uses which may be permitted by the board of adjustment are:

      1.   Parking.

      2.   Temporary outside storage of materials.

      3.   Temporary amusement enterprises.

      4.   Open air recreational uses such as golf courses, driving ranges, picnic grounds, etc.

      5.   Other open air uses not requiring the erection of permanent principal structures, but which may require the erection of accessory structures.

   C.   Other Uses Prohibited: All other uses are prohibited within an FD floodway supplemental district.

   D.   Time Limit For Certain Uses: Uses approved by the board which are not permitted within the applicable general use district shall abate within one year from the date of amendment to the official zoning map removing the floodway supplemental district designation from the land upon which the use is located. (1991 Code § 16-18-830)

   A.   Continuation Of Nonconforming Structure: A structure lawfully existing within a floodway supplemental district at the effective date of said floodway supplemental zoning and which would be prohibited in said floodway supplemental district shall be deemed nonconforming and may continue subject to the following provisions:

      1.   No such nonconforming structure may be enlarged.

      2.   Should such structure be damaged or partially destroyed by any means to the extent of seventy five percent (75%) of its current replacement cost at time of damage, said structure shall not be restored.

      3.   Ordinary repairs may be made on any nonconforming structure, provided said structure is not enlarged. If a nonconforming structure becomes physically unsafe or unlawful due to lack of repairs and maintenance and a final order of vacation or demolition is entered by a duly authorized official by reason of physical condition, it shall not thereafter be used, restored, repaired or rebuilt.

   B.   New Construction Prohibited: No construction of a permanent principal structure shall be allowed on any lot located within a floodway supplemental district even though said lot was filed of record or was within a subdivision approved by the city or its legal predecessor prior to the effective date of the floodway supplemental zoning in said district. (1991 Code § 16-18-840)

The fact that land or property is not included within a floodway supplemental district as provided in this chapter or a flood hazard area as authorized by section 11-2-2 of this title shall not constitute assurance that such land or property is not subject to flooding and shall not be so interpreted. (1991 Code § 16-18-850)