Source: https://www.codepublishing.com/WA/Omak/html/Omak14/Omak1428.html
Timestamp: 2019-05-20 05:37:27
Document Index: 130838706

Matched Legal Cases: ['§ 1', '§ 2', '§ 3', '§ 4', '§ 5', '§ 6', '§ 1', '§ 7', '§ 10', '§ 12', '§ 13', '§ 14', '§ 16', '§ 17', '§ 18', '§ 19', '§ 20', '§ 21', '§ 22', '§ 23', '§ 24', '§ 25', '§ 26', '§ 27', '§ 28', '§ 29', '§ 30', '§ 2', '§ 31', '§ 32', '§ 33', '§ 34', '§ 9', '§ 11', '§ 8']

Chapter 14.28 FLOOD DAMAGE PREVENTION
14.28.010 Statutory authorization.
14.28.020 Findings of fact.
14.28.030 Purpose.
14.28.040 Methods of reducing flood losses.
14.28.050 Definitions.
14.28.060 Applicability.
14.28.070 Basis for establishing the areas of special flood hazard.
14.28.080 Interpretation.
14.28.090 Development permit—Required.
14.28.100 Development permit—Application.
14.28.110 City clerk—Duties and responsibilities.
14.28.120 Permit review.
14.28.130 Use of other base flood data.
14.28.140 Recordkeeping.
14.28.150 Alteration of watercourses—Notification.
14.28.160 Interpretation of FIRM boundaries.
14.28.170 Appeals board.
14.28.180 Conditions for variances.
14.28.190 Special flood hazards—General standards.
14.28.200 Anchoring.
14.28.210 Construction materials and methods.
14.28.220 Utilities.
14.28.230 Subdivision proposals.
14.28.240 Review of building permits.
14.28.250 Special flood hazards—Specific standards.
14.28.260 Residential construction.
14.28.270 Nonresidential construction.
14.28.280 Manufactured homes.
14.28.290 Floodways.
14.28.300 Standards for shallow flooding areas (AO zones).
14.28.310 Abrogation and greater restrictions.
14.28.320 Warning and disclaimer of liability.
14.28.330 Penalties for noncompliance.
The legislature of the state of Washington has, in RCW 86.16, delegated the responsibility to local governmental units to adopt regulations designed to promote the public health, safety, and general welfare of its citizenry. (Ord. 1014 § 1, 1987).
(a) The flood hazard areas of the city of Omak are subject to periodic inundation which results in loss of life and property, health, and safety hazards, disruption of commerce and governmental services, extraordinary public expenditures for flood protection and relief, and impairment of the tax base, all of which adversely affect the public health, safety and general welfare.
(b) These flood losses are caused by the cumulative effect of obstructions in areas of special flood hazards which increase flood height and velocities, and when inadequately anchored, damage uses in other areas. Uses that are inadequately floodproofed, elevated, or otherwise protected from flood damage also contribute to the flood loss. (Ord. 1014 § 2, 1987).
(h) To ensure that those who occupy the areas of special flood hazard assume responsibility for their actions. (Ord. 1014 § 3, 1987).
(c) Controlling the alteration of natural protective barriers, which help accommodate or channel floodwaters;
(e) Preventing or regulating the construction of flood barriers which will unnaturally divert floodwaters or may increase flood hazards in other areas. (Ord. 1014 § 4, 1987).
(a) "Appeal" means a request for a review of the city clerk’s interpretation of any provision of this chapter or a request for a variance.
(b) "Area of shallow flooding" means a designated AO or AH zone on the Flood Insurance Map (FIRM). The base flood depths range from one to three feet; a clearly defined channel does not exist; the path of flooding is unpredictable and indeterminate; and velocity flow may be evident. AO is characterized as sheet flow and AH indicates ponding.
(c) "Area of special flood hazard" means the land in the floodplain within a community subject to a one percent or greater chance of flooding in any given year. Designation on maps always includes the letters A or V.
(d) "Base flood" means the flood having a one percent chance of being equaled or exceeded in any given year. Also referred to as the "one hundred-year flood." Designation on maps always includes the letters A or V.
(e) "Development" means any manmade change in improved or unimproved real estate, including but not limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations located within the area of special flood hazard.
(f) "Flood" or "flooding" means a general and temporary condition of partial or complete inundation of normally dry land areas from:
(2) The unusual and rapid accumulation of runoff of surfacewaters from any source.
(g) "Flood Insurance Rate Map (FIRM)" means the official map on which the Federal Insurance Administration has delineated both the areas of special flood hazards and the risk premium zones applicable to the community.
(h) "Flood Insurance Study" means the official report provided by the Federal Insurance Administration that includes flood profiles, the flood boundary-floodway map, and the water surface elevation of the base flood.
(i) "Floodway" means 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 one foot.
(j) "Lowest floor" means 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 requirements of this chapter found at Section 14.28.260.
(k) "Manufactured home" means 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. For floodplain management purposes the term "manufactured home" also includes park trailer, travel trailers, and other similar vehicles placed on a site for greater than one hundred eighty consecutive days. For insurance purposes the term "manufactured home" does not include park trailers, travel trailers and other similar vehicles.
(l) "Manufactured home park or subdivision" means a parcel (or contiguous parcels) of land divided into two or more manufactured home lots for rent or sale.
(m) "New construction" means structures for which the start of construction commenced on or after the effective date of this chapter.
(n) "Start of construction" includes substantial improvement, and means the date the building permit was issued, provided the actual start of construction, repair, reconstruction, placement or other improvement was within one hundred eighty 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 a basement, footings, piers, or foundation 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.
(o) "Structure" means a walled and roofed building including a gas or liquid storage tank that is principally above ground.
(p) "Substantial improvement" means any repair, reconstruction, or improvement of a structure, the cost of which equals or exceeds fifty percent of the market value of the structure either:
(2) If the structure has been damaged and is being restored, before the damage occurred. For the purposes of this definition substantial improvement is considered to occur when the first alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structure;
(q) "Variance" means a grant of relief from the requirements of this chapter which permits construction in a manner that would otherwise be prohibited by this chapter. (Ord. 1014 § 5, 1987).
This chapter shall apply to all areas of special flood hazards within the jurisdiction of the city of Omak. (Ord. 1014 § 6, 1987).
The areas of special flood hazard are as identified in the Flood Insurance Study And Flood Insurance Rate Maps dated November 16, 1982, which are hereby adopted by reference and declared to be a part of this chapter. The Flood Insurance Study is on file at the Omak City Hall, 2 North Ash Street, Omak, Washington 98841. (Ord. 1139 § 1, 1990: Ord. 1014 § 7, 1987).
(b) Liberally construed in favor of the governing body;
(c) Deemed neither to limit nor repeal any other powers granted under state statutes. (Ord. 1014 § 10, 1987).
A development permit shall be obtained before construction or development begins within any area of special flood hazard established in Section 14.28.070. The permit shall be for all structures including manufactured homes, as set forth in Section 14.28.070, and for all development including fill and other activities, also as set forth in Section 14.28.070. (Ord. 1014 § 12, 1987).
Application for a development permit shall be made on forms furnished by the city clerk and may 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, fill, storage of materials, drainage facilities, and the location of the foregoing. Specifically, the following information is required:
(a) Elevation in relation to mean sea level of the lowest floor including basement of all structures;
(c) Certification by a registered professional engineer or architect that the floodproofing methods for any nonresidential structure meet the floodproofing criteria in Section 14.28.270;
(d) Description of the extent to which a watercourse will be altered or relocated as a result of proposed development. (Ord. 1014 § 13, 1987).
(a) The city clerk is appointed to administer and implement this chapter by granting or denying development permit applications in accordance with its provisions.
(b) Duties of the city clerk shall include, but not be limited to the duties set forth in Sections 14.28.120, 14.28.130, 14.28.140, 14.28.150 and 14.28.160. (Ord. 1014 §§ 14, 15, 1987).
(b) Review all development permits to determine that all necessary permits have been obtained from those federal, state, or local governmental agencies from which prior approval is required;
(c) Review all development permits to determine if the proposed development is located in the floodway. If located in the floodway, assure that the encroachment provisions of Section 14.28.290 are met. (Ord. 1014 § 16, 1987).
When base flood elevation data has not been provided in accordance with Section 14.28.070, the city clerk shall obtain, review and reasonably utilize any base flood elevation and floodway data available from a federal, state or other source, in order to administer Sections 14.28.250 and 14.28.290. (Ord. 1014 § 17, 1987).
(a) Where base flood elevation data is provided through the Flood Insurance Study or required as in Section 14.28.130, maintain and record the actual elevation in relation to mean sea level of the lowest floor including basement of all new or substantially improved structures, and whether or not the structure contains a basement;
(1) Verify and record the actual elevation in relation to mean sea level, and
(2) Maintain the floodproofing certifications required in Section 14.28.100;
(c) Maintain for public inspection all records pertaining to the provisions of this chapter. (Ord. 1014 § 18, 1987).
(a) Notify adjacent communities and the State Department of Ecology and the State Department of Fish and Game prior to any alteration or relocation of a watercourse, and submit evidence of such notification to the Federal Insurance Administration;
(b) Require that maintenance is provided within the altered or relocated portion of said watercourse so that the flood carrying capacity is not diminished. (Ord. 1014 § 19, 1987).
The city clerk shall make interpretations where needed, as to exact location of the boundaries of the areas of special flood hazards (for example, where there appears to be a conflict between a mapped boundary and actual field conditions). The person contesting the location of the boundary shall be given a reasonable opportunity to appeal the interpretation as provided in Section 14.28.170. (Ord. 1014 § 20, 1987).
(a) The city council as established by the city of Omak shall hear and decide appeals and requests for variances from the requirements of this chapter.
(b) The city council shall hear and decide appeals when it is alleged there is an error in any requirement, decision, or determination made by the city clerk in the enforcement or administration of this chapter.
(c) Those aggrieved by the decision of the city council, or any taxpayer, may appeal such decision to the Okanogan County superior court.
(d) In passing upon such applications, the city council shall consider all technical evaluations, all relevant factors, standards specified in other sections of this chapter, and:
(10) The expected heights, velocity, duration, rate of rise, and sediment transport of the floodwaters and effects of wave action, if applicable, expected at the site; and
(e) Upon consideration of the factors of this section and the purposes of this chapter, the city council may attach such conditions to the granting of variances as it deems necessary to further the purposes of this chapter.
(f) The city clerk shall maintain the records of appeal actions and report any variances to the Federal Insurance Administration upon request. (Ord. 1014 § 21, 1987).
(a) Generally, the only condition under which a variance from the elevation standard may be issued is for new construction and substantial improvements to be erected on a lot of one-half acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, providing items (d)(1)-(11) in Section 14.28.170 have been fully considered. As the lot size increases, the technical justification required for issuing the variance increases.
(b) 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 this section.
(3) 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 as identified in Section 14.28.170, or conflict with existing local laws or ordinances.
(g) Variances may be issued for nonresidential buildings in very limited circumstances to allow a lesser degree of floodproofing than watertight or dry floodproofing, where it can be determined that such action will have low damage potential, complies with all other variance criteria except Section 14.28.170, and otherwise complies with Sections 14.28.200 and 14.28.210 of the general standards provisions set out in Sections 14.28.200, 14.28.210, 14.28.220, 14.28.230 and 14.28.240.
(h) Any applicant to whom a variance is granted shall be given written notice that the structure will be permitted to be built with a lowest floor elevation below the base flood elevation and that the cost of flood insurance will be commensurate with the increased risk resulting from the reduced lowest floor elevation. (Ord. 1014 § 22, 1987).
In all areas of special flood hazards, the standards set forth in Section 14.28.200, 14.28.210, 14.28.220, 14.28.230 and 14.28.240 are required. (Ord. 1014 § 23, 1987).
(b) All manufactured homes must likewise 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. (Reference FEMA’s "Manufactured Home Installation in Flood Hazard Areas" guidebook for additional techniques). (Ord. 1014 § 24, 1987).
(c) Electrical, heating, ventilation, plumbing, and airconditioning 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. (Ord. 1014 § 25, 1987).
(a) All new and replacement water supply systems shall be designated to minimize or eliminate infiltration of floodwaters into the system;
(b) New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of floodwaters into the systems and discharge from the systems into floodwaters; and
(c) On-site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding. (Ord. 1014 § 26, 1987).
(d) Where 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 fifty lots or five acres (whichever is less). (Ord. 1014 § 27, 1987).
Where elevation data is not available either through the Flood Insurance Study or from another authoritative source (Section 14.28.130), applications for building permits shall be reviewed to assure that proposed construction will be reasonably safe from flooding. The test of reasonableness is a local judgment and includes use of historical data, high water marks, photographs of past flooding, etc., where available. Failure to elevate at least two feet above grade in those zones may result in higher insurance rates. (Ord. 1014 § 28, 1987).
In all areas of special flood hazards where base flood elevation data has been provided as set forth in Section 14.28.070, or Section 14.28.130, the provisions of Sections 14.28.260, 14.28.270, 14.28.280 and 14.28.290 are required. (Ord. 1014 § 29, 1987).
(1) 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, shall be provided;
(3) Openings may be equipped with screens, louvers, or other coverings or devices provided that they permit the automatic entry and exit of floodwaters. (Ord. 1014 § 30, 1987).
(a) Be floodproofed so that below one foot above the regulatory flood level the structure is watertight with walls substantially impermeable to the passage of water;
(c) 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. Such certifications shall be provided to the official as set forth in Section 14.28.140;
(d) Nonresidential structures that are elevated, not floodproofed, must meet the same standards for space below the lowest floor as described in Section 14.28.260;
(e) Applicants floodproofing nonresidential buildings shall be notified that flood insurance premiums will be based on rates that are one foot below the floodproofed level (e.g., a building floodproofed to one foot above the base flood level will be rated as one foot below the level). (Ord. 1139 §§ 2, 3, 1990; Ord. 1014 § 31, 1987).
All manufactured homes to be placed or substantially improved within zones A1-30, AH, AE shall be elevated on a permanent foundation such that the lowest floor of the manufactured home is at or above the base flood elevation and is securely anchored to an adequately anchored foundation system in accordance with the provisions of Section 14.28.200. (Ord. 1014 § 32, 1987).
Located within areas of special flood hazard established in Section 14.28.070 are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of floodwaters which carry debris, potential projectiles, and erosion potential, the following provisions apply.
(a) Prohibit encroachments, including fill, new construction, substantial improvements, and other development unless certification by a registered professional engineer or architect is provided demonstrating that encroachments shall not result in any increase in flood levels during the occurrence of the base flood discharge.
(b) If Section 14.28.290 is satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard reduction provisions of Sections 14.28.190, 14.28.200, 14.28.210, 14.28.220, 14.28.230, 14.28.240, 14.28.250, 14.28.260, 14.28.270, 14.28.280, 14.28.290 and 14.28.300. (Ord. 1014 § 33, 1987).
Shallow flooding areas appear on FIRM’s as AO zones with depth designations. The base flood depths in these zones range from one to three feet where a clearly defined channel does not exist, or where the path of flooding is unpredictable and where velocity flow may be evident. Such flooding is usually characterized as sheet flow. In these areas, the following provisions apply.
(a) New construction and substantial improvements of residential structures within AO zones shall have the lowest floor, including basement, elevated above the highest adjacent grade of the building site, to or above the depth number specified on the FIRM (at least two feet if no depth number is specified).
(1) Have the lowest floor, including basement, elevated above the highest adjacent grade of the building site, to or above the depth number specified on the FIRM (at least two feet if no depth number is specified); or
(2) Together with attendant utility and sanitary facilities, be completely floodproofed to or above that level so 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 as in Section 14.28.270.
(c) Require adequate drainage paths around structures on slopes to guide floodwaters around and away from proposed structures. (Ord. 1014 § 34, 1987).
This chapter is not intended to repeal, abrogate, or impair any existing easements, covenants, or deed restrictions. However, where this chapter and another ordinance, easement, covenant, or deed restriction conflict or overlap, whichever imposes the more stringent restrictions shall prevail. (Ord. 1014 § 9, 1987).
The degree of flood protection required by this chapter is considered reasonable for regulatory purposes and is based on scientific and engineering considerations. Larger floods can and will occur on rare occasions. Flood heights may be increased by man-made or natural causes. This chapter does not imply that land outside the areas of special flood hazards or uses permitted within such areas will be free from flooding or flood damages. This chapter shall not create liability on the part of the city of Omak, any officer or employee thereof, or the Federal Insurance Administration, for any flood damages that result from reliance on this chapter or any administrative decision lawfully made hereunder. (Ord. 1014 § 11, 1987).
No structure or land shall hereafter be constructed, located, extended, converted, or altered without full compliance with the terms of this chapter and other applicable regulations. Violation of the provisions of this chapter by failure to comply with any of its requirements (including violations of conditions and safeguards established in connection with conditions) shall constitute a misdemeanor and shall be punishable as set forth in Chapter 7.102 of this code. Nothing contained in this chapter shall prevent the city from taking such other lawful action as is necessary to prevent or remedy any violation. (Ord. 1014 § 8, 1987).