The Floodplain Overlay Districts are intended to protect the floodplain area so that the reservoir capacity shall not be reduced, thereby creating a danger to areas previously not so endangered in time of high water, or to impede, retard, accelerate, or change the direction of the flow of water or carrying capacity of the river valley or to otherwise increase the possibility of flood.

(Ord. No. 09-434, § 10.01, 1-20-2009)

(a)

The requirements of this article shall apply to all lands in the city that are located within the floodplain overlay district, as shown on the City of Taylor Zoning Map.

(b)

The provisions and restrictions of this article shall be considered to apply in addition to, and where applicable, in lieu of the provisions of the underlying zoning district shown on the zoning map, in order to fulfill the purpose of this article.

(c)

This article shall take precedence over any competing local laws, ordinances, or codes.

(d)

Variance approvals shall not be given within the floodplain overlay district.

(Ord. No. 09-434, § 10.02, 1-20-2009)

(a)

The area defined by the 100-year flood boundary in the FEMA (Federal Emergency Management Agency) flood insurance rate map for the City of Taylor dated October 17, 1986.

(b)

Where there is a question as to the exact boundaries and limits of a floodplain area boundary, the development services department shall determine the limits from the topographical data available.

(Ord. No. 09-434, § 10.03, 1-20-2009)

Buildings or land shall be not used and buildings shall not be erected except for one or more of the following specified uses, unless otherwise provided for in this ordinance. Land and/or buildings in the districts indicated at the top of table 10.02 may be used for the purposes denoted by the following abbreviations:

(a)

Permitted use (P). Land and/or buildings in this district may be used for the purposes listed by right.

(b)

Additional requirements. Indicates requirements or conditions applicable to the use.

TABLE 10.04. SCHEDULE OF USES

(c)

Uses permitted by the zoning districts otherwise established for the parcel subject to the regulations of the district.

(1)

All new construction and substantial improvements of residential structures shall have the lowest floor elevated one foot above the base flood level.

(2)

All new construction and substantial improvements of nonresidential structures shall have either:

a.

The lowest floor elevated one foot above the base flood level.

b.

Be constructed such that below base flood level, together with attendant utility and sanitary facilities, 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. A registered professional engineer or architect shall certify that the standards of this subparagraph are satisfied, and that the floodproofing methods employed are adequate to withstand the flood depths, pressures, velocities, impact and uplift forces and other factors associated with a base flood in the location of the structure.

(3)

In the area below the upper limit of the floodplain area boundary, dumping, or backfilling with any material in any manner is prohibited, unless through compensating excavation and shaping of the floodplain area its flow and impoundment capacity will be maintained or improved as approved by the city engineer.

(4)

Any filling on banks adjacent to a floodplain area boundary shall have approved erosion control to prevent soil from being washed into the floodplain and shall be approved consistent with the city's soil erosion standards.

(Ord. No. 09-434, § 10.04, 1-20-2009)

(a)

Where topographic data, engineering studies or other studies are required by any city agency to determine the effects of flooding on a proposed site, and/or the effect of a structure on the flow of water, the applicant shall submit such data or studies. All such required data or studies shall be prepared by a registered professional engineer.

(b)

All submittals for constructing within and/or otherwise occupying a floodplain within the floodplain overlay district shall be accompanied by an approved permit issued by the governing agency of the State of Michigan.

(Ord. No. 09-434, § 10.05, 1-20-2009)