In addition to Planned Districts or other districts requiring site development plan approval by the planning commission, overlay districts may be established which include specific development or design standards or guidelines, in addition to provisions for land use. The regulations set forth in this article, or set forth elsewhere in this zoning ordinance when referred to in this article, are the regulations that apply to the zoning districts as they are established in Section 3.2.

(Res. No. 2013-14, 12-2-2013)

Overlay Districts are established to provide for certain additional requirements for properties located in one or more general zoning districts. Thus, in addition to the requirements of the underlying general zoning district, the provisions of the Overlay District would also prevail in the areas so zoned. The initial zoning of areas to an Overlay District and/or any subsequent rezoning may be initiated by an individual, agency of the City of Union Springs, or member of the planning commission or city council. A zoning map change either establishing or changing any Overlay District shall be subject to the same procedures and requirements as any other zoning map change. In certain areas of the City of Union Springs, two or more Overlay Districts may apply. In any such instance where there are conflicting provisions, the more stringent requirements shall apply. The general intent of the established overlay districts in the City of Union Springs is outlined as follows:

7.2.1 HP: Historic Preservation Overlay.

An historic overlay district is created for the purpose of imposing special requirements in addition to the requirement pertaining to the underlying zoning in designated areas of the City of Union Springs in order to protect and perpetuate those areas and structures that have been designated as being of significant historic, architectural or cultural interest. Regulation imposed in an historic preservation overlay district are intended to protect against destruction of or encroachment upon such historic resources, to encourage uses which will continue to preserve them and to prevent the creation of adverse environmental influences.

7.2.2 GW - Gateway District

A Gateway Overlay District establish standards that upgrade the image and function of the City of Union Springs' gateway areas and strengthen the overall visual identity of the city and improve visual linkages to other areas in the city. The gateways to the City of Union Springs are the major entry points from surrounding areas. The physical gateway areas are comprised of the roads and surrounding properties a motorist encounters when first entering the city. These areas create a sense of arrival and connection to the City of Union Springs, and establish an image and initial impression of the city.

7.2.3 CORR - Image Corridor Overlay District

The purpose of the Image Corridor Overlay District is to provide for the orderly development along highways, to encourage the most appropriate use of adjacent lands, to maintain the scenic natural beauty of the area, and to promote the safe and efficient movement of traffic. These thoroughfares establish an image of the quality of life in the City of Union Springs for visitors and residents alike. Controlled access is required to enhance trade, capital investment, tourism and the general welfare. This zoning ordinance will facilitate the adequate provision of transportation by promoting the safe and efficient movement of traffic and by encouraging development which reduces or eliminates visual clutter and poor site layout.

7.2.4 FP - Flood Plain Overlay District

The purpose of the flood plain overlay is to promote the public health, safety, and general welfare and to minimize public and private losses due to flood conditions in specific areas that are designated as flood plains by the latest edition available of the National Flood Insurance Program's Flood Insurance Rate (FIRM) Maps.

(Res. No. 2013-14, 12-2-2013)

As a matter of public policy, the protection, enhancement and perpetuation of landmarks or districts of historical, cultural, architectural or archeological importance and significance are necessary to promote the economic, cultural, educational and general welfare of the public. It is recognized that the City of Union Springs represents the unique confluence of time and place that has shaped the identity of generations of citizens, collectively and individually, and produced significant historical, cultural, architectural and archeological resources that constitute their heritage. The establishment of an historic preservation overlay district is intended to accomplish the following:

a.

Protect, enhance and perpetuate landmarks and districts of historical, cultural, architectural or archeological importance which represent or reflect distinctive and important elements of Union Springs' historical, cultural, architectural, archeological, social, economic, ethnic and political heritage;

b.

To promote the preservation and conservation of the heritage, architecture, culture and development of Union Springs;

c.

Educate elected officials, appointed bodies, city departments, and the public at large about the heritage of Union Springs and the benefits of utilizing historic preservation to achieve the goals and vision of the City;

d.

Foster civic pride by recognizing accomplishments of the past;

e.

Protect and enhance the attractiveness of the City to tourists and visitors and support and stimulate the economy;

f.

Ensure the harmonious, orderly and efficient growth and development of the City;

g.

Encourage appropriate land uses, which respect the historic character and development of significant sites, features, structures and neighborhoods;

h.

Engage the public in discourse on the preservation of the City, its benefits, and participation in planning for historic preservation;

i.

Promote the economic prosperity and welfare of the community;

j.

Encourage the stabilization, restoration and improvement of property and property values; and

k.

Maintain a generally harmonious outward appearance of both historic and modern structures, which are compatible and complementary in scale, form, color, proportion, texture and material.

A Historic Overlay District overlays and includes properties located in one or more General Purpose Districts. The planning commission shall, in accord with this zoning ordinance, apply additional regulation in the form of design and development review guidelines, to govern such activities within such districts, and those guidelines shall be applied in addition to other regulations required in the underlying use districts. Those guidelines shall include the Secretary of the Interior's Standards for Rehabilitation, and the Alabama Historical Commission's Design Guidelines, which include "Rehabilitation Guidelines for Existing Buildings," "Rehabilitation Guidelines for Site and Landscape" with its listings of plant materials recommended and not recommended for historic districts, "Guidelines for New Construction," and "Guidelines for Other Changes." The planning commission may, from time to time and subsequent to a public hearing, add or amend to those guidelines in a manner appropriate to the purposes of this district.

7.3.1 Designation

As of the date of initial adoption of this zoning ordinance and map, no Historic Preservation District has been devised and designated. Before the city council shall designate or amend the boundaries of any Historic Preservation District(s), the planning commission, with the advice and counsel of the Alabama Historical Commission, shall first submit a report to the city council outlining the recommended boundaries thereof and indicating the structures and other resources located therein that are contributing to the district(s) and/or have historic significance.

7.3.2 Certificate of Appropriateness

Any alteration, construction, reconstruction, or demolition within this district being of cost at least $500 when considered in aggregate shall require a Certificate of Appropriateness issued by the planning commission indicating compliance with the applicable design and development review guidelines adopted by the planning commission for the district before such work may be commenced. Denial of any Certificate of Appropriateness may be appealed to the city council within 30 days of such denial.

The planning commission shall have 60 days within which to act on the request for a Certificate of Appropriateness. If the planning commission fails to act within the 60 day period, it shall be deemed to have approved the request.

(Res. No. 2013-14, 12-2-2013)

The Gateway Overlay District is established to preserve, protect, enhance, and maintain the aesthetic, cultural, historical, scenic, architectural, and other significant elements of the entrances to Union Springs. This district is intended to ensure that this major access points are developed and maintained in a harmonious and compatible manner, and is also intended to encourage the improvement of the architectural and visual character of this corridor.

7.4.1 Boundaries and Uses

The boundaries of the Gateway Overlay District are conceptually delineated as an overlay district on the official zoning map. The overlay boundary varies along the intersecting corridors according to zoning classification, and the boundary is specifically described to extend 40 feet from the respective rights-of-way.

No land shall be used and no structure shall be erected for, converted to, or used for any principal or accessory use other than such uses as are allowed in the underlying zoning district(s).

7.4.2 Preservation of Greenspace and Natural Environment

The Gateway Overlay District shall preserve existing greenspace, natural areas, views, and other contributing aesthetic elements, particularly those integrated with structural development. The City of Union Springs deems that the protection of these spaces will enhance the appeal of the entrances to the city to residents and visitors alike, and will ensure that the gateways can support expanded vehicular use without sacrificing the rural backdrop which makes these areas special to the city.

Landscaping of areas between buildings and roadways is encouraged with landscaping set back from the roadway to facilitate sidewalk installation and protect lines of sight between through streets, driveways and side streets.

7.4.3 Fencing and Screening

Fencing of open spaces and natural areas is permitted by traditional fencing styles (split rail, rail, picket, wood post and barb wire, etc.) associated with small towns and rural areas, provided that the installation of additional chain link fences are not permitted within the Gateway Overlay District unless shielded by vegetation.

Screening walls applicable to the separation of uses, screening of satellite television reception dishes, trash receptacles and other items shall be provided in accordance with the requirements of the underlying zoning district, except as otherwise provided herein.

a.

Outside storage shall be screened on all sides by a solid, opaque brick or stone wall of not less than six feet in height measured at the highest finished grade, constructed in accordance with the general design character of Union Springs.

b.

Roof-mounted equipment shall include, but not be limited to, storage tanks, compressor units, mechanical equipment and elevator machinery, and shall be integrated into the building design and screened on all sides of the building. Roof-top screening shall be provided in a manner such that the screening is equal in height to the highest point of any roof-mounted equipment. Roof-top screening shall use building materials similar in appearance to the façade of the building on which such items are located in order to create a smooth, clean, integrated appearance.

7.4.4 Parking and Off-Street Loading

a.

The maximum height of any parking structure shall be two above-grade levels, not to exceed 25 feet. Such structure shall not be located in the front yard. For purposes of this section, when a lot or tract of land has more than one street frontage, and one of those streets is a highway frontage road, the front yard shall be designated as that yard adjacent to the frontage road.

b.

No surface parking area shall contain greater than 150 parking spaces. If a greater number of spaces is required, separate parking areas of not more than 150 parking spaces shall be provided. These parking areas shall be separated by a landscaped area with a minimum width of 10 feet. This landscaped area may be counted towards the on-site required landscaping.

c.

For nonresidential development, sites should be designed with parking behind buildings to facilitate walking to and from establishments and to establish a "close-in" neighborhood-oriented feel to the streetscape. The funnel affect of structures has the potential to be traffic-calming function.

d.

Encourage shared use of accesses and curb cuts on major streets.

(Res. No. 2013-14, 12-2-2013)

In an Image Corridor Overlay District, notwithstanding the underlying zoning district, no land shall be developed and no building shall be erected or structurally altered except in conformance with the provisions of this article. The provisions of this article shall apply in addition to other requirements of these regulations. In case of conflict, the most restrictive provisions shall govern except as otherwise provided in this article.

7.5.1 Image Roadway Setback

To ensure a more uniform pattern of structural development, a minimum building setback will be established within Image Corridor Overlay Districts, as follows:

a.

Along designated image corridors, the building setback is established at 140 feet from the centerline of the right-of-way.

b.

Principle structures on commercially developed parcels shall be required to be constructed no more than two feet to the rear of the minimum setback.

c.

Principle structures on residentially developed parcels shall be required to be constructed to the rear of the minimum setback.

d.

The zoning administrator may vary this requirement as part of site plan approval, taking into consideration the topography of the area, traffic volumes for the designated roadway, surrounding land uses, existing land uses, the actual location of the roadway, and the size of land parcels.

7.5.2 Maximum Impervious Surface

The impervious surface of development proposals in the Image Corridor Overlay District shall not exceed 70 percent of the gross area of the site.

7.5.3 Utilities

All on-site utilities shall be located underground unless required by the utility to be otherwise located.

7.5.4 Building Materials

Buildings should be designed to utilize, to the greatest extent feasible, natural building materials such as rock, stone, brick, and wood, which are compatible with the environment. Although building colors are not specified, bright, garish colors are discouraged. Pigmented surfaces should be of earth tone or natural coloration. No mirrored glass with a reflectance greater than 20 percent shall be permitted.

7.5.5 Height

The maximum building height for structures within an Image Corridor Overlay District shall be 50 feet.

7.5.6 Off Street Parking

Off-street parking shall be determined by the requirements of the underlying zoning district with the further requirement that there shall be allowed only one double-loaded bay of off-street parking parallel to the designated Image Roadway. Peninsulas and islands in parking areas shall be as uniformly distributed as practicable to subdivide large expanses of parking area, regulate traffic flow, protect pedestrians, and permit access by emergency vehicles. Landscaped peninsulas and islands shall be placed at ends of parking rows or between the circulation drives and parking rows throughout the development. Other off-street parking may be located at the sides and/or rear of structures. The planning commission may vary this requirement as part of site plan approval.

7.5.7 Landscaping Requirements

a.

Image Corridor Buffer. An Image Corridor Buffer, parallel and abutting the designated Image Roadway right-of-way boundary and extending to 60 feet from the minimum Scenic Roadway Setback shall be maintained on all property within an Image Corridor Overlay District. The zoning administrator may reduce or expand the required width of this buffer, taking into consideration the topography of the area, traffic volumes for the designated roadway, surrounding land uses, existing land uses, the actual location of the roadway, the size of land parcels affected by the buffer, and whether the buffer requirement would render the entire property unusable. No development, other than necessary construction for safe ingress, egress, signage, or utility service to the site shall be allowed within the buffer. With the exception of the Image Roadway Screen (below) the buffer shall be planted in suitable landscape materials, such as grass or low-growing shrubbery.

b.

Image Roadway Screen. An Image Roadway Screen within the required Image Corridor Buffer, along and parallel to the edge of the buffer furthest from the roadway, shall be provided by one of the following methods:

(1)

An earth berm or bank at least four feet high with a required width of at least 10 feet and covered with an acceptable grass or landscape cover suitable to the slope used; or

(2)

A planting screen consisting of a minimum of two staggered rows of evergreen shrubs such as, but not limited to, Ligustrum, Burford Holly, Elaegnus, Boxwood, or Juniper with a minimum height of three feet installed and a maximum spacing suitable to the particular plant used but yet forming an effective visual screen. This planted screen shall, at driveway and roadway intersections, meet adequate sight distance visibility requirements; or

(3)

A screening wall or fence of a material similar to and compatible with that of the building. No woven metal or chain link fencing shall be used along designated Scenic Roadway frontage. This fence shall be no taller than six feet except at driveway/roadway intersections where such a wall or fence must meet adequate sight distance visibility requirements.

c.

Parking Area/Storm Water Detention Screening. All parking areas and storm water detention/retention ponds shall use existing vegetation or installed landscape planting to screen pavement, vehicles and ponds from the roadway and from adjacent properties. This screening may include dense massing of trees in addition to existing native understory vegetation, or shrubs, massing or berms. Topographic changes shall be considered in reviewing this provision. A median of not less than 10 feet in width containing both existing or installed trees, and grass, shall be placed between each parking bay.

d.

Maintenance. The property owner shall be responsible for the maintenance, repair, and replacement of all landscaping materials, barriers, and irrigation systems as required by the provisions of this article. All plant material shall be tended and maintained in a healthy growing condition, replaced when dead and kept free of weeds, refuse, and debris.

7.5.8 Signage Requirements.

a.

All applicable provisions of Article 11 of this zoning ordinance shall apply in an Image Corridor Overlay District with additional requirements as follows:

(1)

Permitted Signs. One freestanding monument sign shall be permitted for each street frontage. Where street frontage exceeds 400 feet, two such signs shall be permitted. Such signs shall not exceed eight feet in height above normal ground level.

(2)

Placement. Freestanding signs may be placed in the Image Roadway Buffer but must be placed so as to be incorporated into the Scenic Roadway Screen.

(3)

Materials. The sign base/structure shall be constructed of a material similar to and compatible with that of the associated building on the same property. At least one of the colors in each sign shall match the predominant colors in the building.

(4)

Lighting. All spotlights and exterior lighting shall be concealed from view and oriented away from adjacent properties and roadways.

7.5.9 Traffic Requirements

a.

Access. Access to a designated Image Roadway may be prohibited from any tract having access to a street intersecting with a designated Image Roadway or any tract with frontage on a designated Image Roadway, which has access through an existing joint-use access easement or driveway. Otherwise, access to a designated Image Roadway shall be limited to one driveway unless otherwise permitted by the city engineer.

b.

Driveway Location. Maximum practical spacing between driveways shall be required. Unless otherwise approved by the city engineer, no driveway accessing a designated Scenic Roadway shall be located:

(1)

closer than 300 feet from the nearest adjacent driveway, unless no other access is available to a parcel of land;

(2)

where the sight distance is less than ten times the posted speed limit on the corridor roadway;

(3)

on the inside radius of a curve; or

(4)

where the roadway grade of the Scenic Roadway corridor exceeds 7.5 percent.

c.

Intersections. Minimum spacing between local streets intersecting the designated Scenic Roadway shall be 600 feet and between collector streets shall be 1,320 feet. Improvements to intersections with a designated Image Roadway will be based upon a review of a competent professional traffic analysis.

d.

Image Roadway Median. The Image Roadway median should be designed and landscaped to be compatible with the intent of the Image Corridor Overlay District. The number of median breaks on scenic roadway corridors should be minimized. Future connecting streets should align with median breaks to the greatest extent practicable.

(Res. No. 2013-14, 12-2-2013)

The purpose of the Floodway Overlay District is to establish designated areas that are necessary to meet the needs of streams to carry floodwaters of a 500-year frequency flood and protecting the river, creek channels and flood plains from encroachment so that flood heights and flood damage will not be increased; to provide the necessary regulations for the protection of the public health and safety in areas subject to flooding; and to reduce the financial burdens imposed on the community by floods and the overflow of lands.

7.6.1 Designation of a Flood Plain Overlay District

The Floodway Overlay District includes those areas designated as a 500-year flood plain on the most current FEMA Flood Insurance Rate Map (FIRM) for the City of Union Springs and as shown on the Union Springs Zoning Map. Should there be a conflict between the Union Springs Zoning Map and the most current FIRM Map for an area of Union Springs, the FIRM Map will prevail.

7.6.2 Development Permit and Certification Requirements

Application for a development permit shall be made to the zoning administrator on forms furnished by the zoning administrator prior to any development activities. The development permit application shall include, but not be limited to, plans in duplicate drawn to scale showing: the nature, location, dimensions, and elevations of the area in question; existing or proposed structures; and the location of fill materials, storage areas, and drainage facilities. Specifically, the following information is required:

a.

A plot plan that shows the boundary of the area of special flood hazard or a statement that the entire lot is within the area of special flood hazard must be provided by the development permit applicant when the lot is within or appears to be within the area of special flood hazard as on the FIRM Map. The plot plan must be prepared by or under the direct supervision of a registered land surveyor or professional engineer and certified by same.

b.

Where base flood elevation data is provided, the application for a development permit within the area of special flood hazard shall show:

(1)

the elevation (in relation to mean sea level) of the lowest floor (including basement) of all new and substantially improved structures, and

(2)

if the non-residential structure will be floodproofed, the elevation (in relation to mean sea level) to which the structure will be floodproofed.

c.

Where the base flood elevation data is not provided, the application for a development permit must show construction of the lowest floor at least 2 feet above the highest adjacent grade.

d.

Where any watercourse will be altered or relocated as a result of proposed development, the application for a development permit shall include:

(1)

a description of the extent of watercourse alteration or relocation;

(2)

an engineering report on the effects of the proposed project on the flood-carrying capacity of the watercourse and the effects to properties located both upstream and downstream; and

(3)

a map showing the location of the proposed watercourse alteration or relocation.

e.

When a structure is floodproofed, the applicant shall provide a certification from a registered professional engineer or architect that the non- residential floodproofed structure meets industry standards.

f.

A floor elevation or floodproofing certification is required after the lowest floor is completed. Within 21 calendar days of establishment of the lowest floor elevation, or floodproofing by whatever construction means, whichever is applicable, it shall be the duty of the permit holder to submit to the zoning administrator a certification of the elevation of the lowest floor, or floodproofed elevation, whichever is applicable, as built, in relation to mean sea level. Said certification shall be prepared by or under the direct supervision of a registered land surveyor or professional engineer and certified by same. When floodproofing is utilized for a particular building, said certification shall be prepared by or under the direct supervision of a professional engineer or architect and certified by same. Any work done within the twenty-one (21) day calendar period and prior to submission of the certification shall be at the permit holder's risk. The administrator shall review the floor elevation survey data submitted. Deficiencies detected by such review shall be corrected by the permit holder immediately and prior to further progressive work being permitted to proceed. Failure to submit the survey or failure to make said corrections required hereby shall be cause to issue a stopwork order for the project.

The Development Permit Application shall also be accompanied by the required fee according to the current schedule of fees established by the Union Springs City Council for the particular category of application. This fee shall be nonrefundable irrespective of the final disposition of the application.

The zoning administrator and the City of Union Springs Engineer shall review the materials as submitted and render a determination as to whether or not all requirements of the Development Permit have been met within 30 days from the submittal of the Development Permit Application. If the requirements have been met, a Development Permit will be issued by the office of the zoning administrator.

If the requirements of the Development Permit Application have not been met or special considerations or additional information are needed, the applicant will be notified by the zoning administrator and presented with a written outline of the omissions or additional information that is needed. Upon resubmittal of a completed application, the zoning administrator and the city engineer shall have another 21 days to render a determination as to whether or not all requirements of the Development Permit Application have been met; and, if so, issue a Development Permit. If the application remains incomplete, this process will be repeated.

7.6.3 General Standards

In all areas of special flood hazard the following provisions are required:

a.

All new construction and substantial improvements shall be anchored to prevent flotation, collapse, or lateral movement of the structure;

b.

All new construction and substantial improvements shall be constructed with materials and utility equipment resistant to flood damage;

c.

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

d.

Electrical, heating, ventilation, plumbing, air conditioning equipment, and other service facilities shall be 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 flood waters into the system;

f.

New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of flood waters into the systems and discharges from the systems into flood waters;

g.

On-site waste disposal systems shall be located and constructed to avoid impairment to them or contamination from them during flooding; and,

h.

Any alteration, repair, reconstruction, or improvements to a structure which is in compliance with the provisions of this zoning ordinance, shall meet the requirements of "new construction" as contained in this zoning ordinance.

i.

Construction of new solid waste disposal facilities, hazardous waste management facilities, salvage yards, and chemical storage facilities shall not be permitted in areas of special flood hazard. A structure or tank for chemical or fuel storage incidental to an allowed use or to the operation of a water treatment plant or wastewater treatment facility may be located in an area of special flood hazard only if the structure or tank is either elevated above base flood elevation or designed to be watertight with walls substantially impermeable to the passage of water and with structural components capable of resisting hydrostatic and hydrodynamic loads and the effects of buoyancy.

7.6.4 Specific Standards for a Flood Plain Overlay District

In all areas designated as a Flood Plain Overlay District on the Union Springs Zoning Map, the following provisions are required:

a.

Residential Construction. New construction or substantial improvement of any residential structure (including manufactured homes) shall have the lowest floor, including basement, elevated no lower than two feet above the base flood elevation. Should solid foundation perimeter walls be used to elevate a structure, openings sufficient to facilitate the unimpeded movements of flood waters shall be provided.

b.

Non-Residential Construction. New construction or substantial improvement of any commercial, industrial, or non-residential structure shall have the lowest floor, including basement, elevated no lower than two feet above the level of the base flood elevation. Structures may be floodproofed to the flood protection level in lieu of elevation provided that all areas of the structure below the required elevation are watertight with walls substantially impermeable to the passage of water, using structural components having the capability of resisting hydrostatic and hydrodynamic loads and the effect of buoyancy. A registered professional engineer or architect shall certify that the standards of this subsection are satisfied.

c.

Manufactured Homes.

(1)

Manufactured homes that are placed or substantially improved on sites (i) outside a manufactured home park or subdivision; (ii) in a new manufactured home park or subdivision; (iii) in an expansion to an existing manufactured home park or subdivision; or, (iv) in an existing manufactured home park or subdivision on which a manufactured home has incurred "substantial damage" as the result of a flood, must be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated no lower than two feet above the base flood elevation and be securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement.

(2)

Manufactured homes that are to be placed or substantially improved on sites in an existing manufactured home park or subdivision that are not subject to the provisions of Section 7.6.4.c(1) of this zoning ordinance must be elevated on reinforced piers or other structural elements so that the lowest floor of the manufactured home is no lower than two feet above the base flood elevation and be securely anchored to an adequately anchored foundation to resist flotation, collapse, and lateral movement.

(3)

Manufactured homes shall be anchored to prevent flotation, collapse, or lateral movement. Additionally, when the elevation would be met by an elevation of the chassis not more than 36 inches above the grade at the site, the chassis shall be supported by reinforced piers or other foundation elements of at least equivalent strength. When the elevation of the chassis is above 36 inches in height an engineering certification is required.

(4)

An evacuation plan must be developed for evacuation of all residents of all new, substantially improved or substantially damaged manufactured home parks or subdivisions located within flood prone areas. This plan shall be filed with and approved by the zoning administrator and the Bullock County Emergency Management Director.

d.

Recreational Vehicles. A recreational vehicle is ready for highway use if it is on wheels or jacking system, is attached to the site only by quick-disconnect type utilities and security devices, and has no permanently attached additions. Recreational vehicles placed on sites shall be on site for fewer than 180 consecutive days and be fully licensed and ready for highway use.

e.

Elevated Buildings. New construction or substantial improvements of elevated buildings that include fully enclosed areas that are usable solely for the parking of vehicles, building access or storage in an area other than a basement and which are subject to flooding shall be designed to preclude finished living space and be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of flood waters. Designs for complying with this requirement must either be certified by a professional engineer or architect, or meet the following minimum criteria:

(1)

Provide a minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding;

(2)

The bottom of all required openings shall be no higher than one foot above grade; and,

(3)

Openings may be equipped with screens, louvers, valves, or other coverings or devices provided they permit the automatic flow of flood waters in both directions.

Access to the enclosed area shall be the minimum necessary to allow for parking of vehicles (garage door) or limited storage of maintenance equipment used in connection with the premises (standard exterior door) or entry to the living area (stairway or elevator). The interior portion of such enclosed area shall not be partitioned or finished into separate rooms, except to enclose storage areas.

f.

Temporary Structures. Prior to the issuance of a development permit for a temporary structure the following requirements must be met:

(1)

All applicants must submit to the administrator prior to the issuance of the development permit a plan for the removal of such structure(s) in the event of a hurricane or flash flood warning notification. The plan must include the following information:

(a)

a specified time period for which the temporary use will be permitted;

(b)

the name, address and phone number of the individual responsible for the removal of the temporary structure;

(d)

the time frame prior to the event at which a structure will be removed (i.e. minimum of 72 hours before landfall of a hurricane or immediately upon flood warning notification);

(e)

a copy of the contract or other suitable instrument with a trucking company to insure the availability of removal equipment when needed; and

(f)

designation, accompanied by documentation, of a location outside the area of special flood hazard to which the temporary structure will be moved.

(2)

The above information shall be submitted in writing to the zoning administrator for review and written approval.

g.

Accessory Structures. When accessory structures (sheds, detached garages, etc.) with a value of $3,000 or less, are to be placed within an area of special flood hazard, the following criteria shall be met:

(1)

Accessory structures shall not be used for human habitation (including work, sleeping, living, cooking, or restroom areas);

(2)

Accessory structures shall be designed to have low flood damage potential;

(3)

Accessory structures shall be constructed and placed on the building site so as to offer the minimum resistance to the flow of flood waters;

(4)

Accessory structures shall be firmly anchored;

(5)

Service facilities such as electrical and heating equipment shall be installed in accordance the City of Union Springs building standards; and

(6)

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

Section 7.6.5 Standards for areas without established base flood elevations

Located within areas of special flood hazard consideration, as may be established over time, are rivers and streams where no base flood elevation data have been provided on the FIRM. The following provisions apply within such areas:

a.

If base flood elevation data are available from other sources, all new construction and substantial improvements within such areas shall comply with all applicable flood plain overlay district requirements and shall be elevated or floodproofed in accordance with elevations established.

b.

When base flood elevation data are not available from a Federal, State, or other source, the lowest floor, including basement, shall be elevated at least two (2) feet above the highest adjacent grade.

Also located within the areas of special flood hazard consideration are rivers and streams where base flood elevation data are provided but floodways have not been identified on the FIRM. The following provisions apply within such areas:

a.

No new construction, substantial improvements, or new development (including fill) shall be permitted unless such development occurs outside of a non-encroachment area whose boundaries are determined using data from the City of Union Springs Flood Insurance Study, or unless certification with supporting technical data by a registered professional engineer is provided demonstrating that such development shall not result in any increase in flood levels within the community during the occurrence of the base flood discharge.

b.

When data to determine the boundaries of a non-encroachment area are not provided in the Flood Insurance Study, no new construction, substantial improvements, or other development (including fill) shall be permitted unless certification with supporting technical data by a registered professional engineer is provided demonstrating that the cumulative effect of 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 (1) foot at any location.

(Res. No. 2013-14, 12-2-2013)