Source: https://www.ecode360.com/6816508
Timestamp: 2019-03-27 00:17:08
Document Index: 221688155

Matched Legal Cases: ['§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220', '§ 220']

Town of Greenburgh, NY Flood Damage Prevention
§ 220-1 Findings, purpose and objectives.
§ 220-2 Word usage and definitions.
§ 220-3 General provisions.
§ 220-4 Administration; floodplain development permit.
§ 220-5 Construction standards.
§ 220-6 Variance procedure.
Chapter 220 Flood Damage Prevention
[HISTORY: Adopted by the Town Board of the Town of Greenburgh 8-15-2007 by L.L. No. 9-2007.[1] Amendments noted where applicable.]
Watercourse protections — See Ch. 270.
Editor's Note: This local law also repealed former Ch. 220, Flood Damage Prevention, adopted 11-28-2001 by L.L. No. 16-2001.
The Town Board of the Town of Greenburgh finds that the potential and/or actual damages from flooding and erosion may be a problem to the residents of the Town of Greenburgh and that such damages may include destruction or loss of private and public housing, damage to public facilities, both publicly and privately owned, and injury to and loss of human life. In order to minimize the threat of such damages and to achieve the purposes and objectives hereinafter set forth, this chapter is adopted.
It is the purpose of this chapter 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 regulate uses which are dangerous to health, safety and property due to water or erosion hazards or which result in damaging increases in erosion or in flood heights or velocities; require that uses vulnerable to floods, including facilities which serve such uses, be protected against flood damage at the time of initial construction; control the alteration of natural floodplains, stream channels and natural protective barriers which are involved in the accommodation of floodwaters; control filling, grading, dredging and other development which may increase erosion or flood damages; regulate the construction of flood barriers which will unnaturally divert floodwaters or which may increase flood hazards to other lands; and qualify for and maintain participation in the National Flood Insurance Program.
The objectives of this chapter are to protect human life and health; to minimize expenditure of public money for costly flood-control projects; to minimize the need for rescue and relief efforts associated with flooding and generally undertaken at the expense of the general public; to minimize prolonged business interruptions; to minimize damage to public facilities and utilities, such as water and gas mains, electric, telephone and sewer lines, streets and bridges located in areas of special flood hazard; to help maintain a stable tax base by providing for the sound use and development of areas of special flood hazard so as to minimize future flood-blight areas; to provide that developers are notified that property is in an area of special flood hazard; and to ensure that those who occupy the areas of special flood hazard assume responsibility for their actions.
The portion of a building that is partially or fully below grade.
[Amended 5-22-2013 by L.L. No. 2-2013]
Any structure built for support, shelter or enclosure for occupancy or storage as defined under the Town's Zoning Ordinance.[1][2]
An official map of the Town of Greenburgh published by the Federal Emergency Management Agency as part of a riverine community's Flood Insurance Study. The FBFM delineates a regulatory floodway along watercourses studied in detail in the Flood Insurance Study.
An official map of the Town of Greenburgh issued by the Federal Emergency Management Agency where the boundaries of the areas of special flood hazard have been designated as Zone A but no flood elevations are provided.
An official map of the Town of Greenburgh 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.
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.
The date of permit issuance for new construction and substantial improvements to existing structures, provided that actual start of construction, repair, reconstruction, rehabilitation, addition placement, or other improvement is within 180 days after the date of issuance. The actual start of construction means the first placement of permanent construction of a building (including a manufactured home) on a site, such as the pouring of a slab or footings, installation of pilings or construction of columns. Permanent construction does not include land preparation (such as clearing, excavation, grading, or filling), or the installation of streets or walkways, or excavation for a basement, footings, piers or foundations, or the erection of temporary forms, or the installation of accessory buildings such as garages or sheds not occupied as dwelling units or not part of the main building. 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.
A walled and roofed building, including a gas or liquid storage tank, that is principally above ground, as well as a manufactured home. The definition is limited solely to this chapter, as the definition supplied in the zoning section of the Town Code[3] shall apply at all other times.
Editor's Note: The former definition of "cellar," which immediately followed, was repealed 5-22-2013 by L.L. No. 2-2013.
Applicability. This chapter shall apply to all areas of special flood hazard within the jurisdiction of the Town of Greenburgh, Westchester County.
The areas of special flood hazard for the Town of Greenburgh, Community Number 360911, are identified and defined on the following documents prepared by the Federal Emergency Management Agency:
Flood Insurance Rate Map Panel Numbers 36119C0253F, 36119C0254F, 36119C0258F, 36119C0259F, 36119C0261F, 36119C0262F, 36119C0263F, 36119C0264F, 36119C0266F, 36119C0267F, 36119C0268F, 36119C0326F, 36119C0327F, 36119C0331F, the effective date of which is September 28, 2007, and any subsequent revisions to these map panels that do not affect areas under our community's jurisdiction.
Letter of Map Revision, Case Number 09-02-0767P, amending Panel 36119C0262F of the Flood Insurance Map, as well as Table 7-Floodway Data Saw Mill River, of the Flood Insurance Study referenced above.
[Added 3-28-2012 by L.L. No. 2-2012]
Letter of Map Revision, Case Number 10-02-2047P, effective December 20, 2010, amending Panels 36119C0254F and 36119C0262F.
The above documents are hereby adopted and declared to be a part of this chapter. The Flood Insurance Study and/or maps are on file at the office of the Town Clerk, Town of Greenburgh, 177 Hillside Avenue, Greenburgh, New York 10607.
Interpretation and conflict with other laws
In their interpretation and application, the provisions of this chapter shall be held to be minimum requirements, adopted for the promotion of the public health, safety and welfare. Whenever the requirements of this chapter are at variance with the requirements of any other lawfully adopted rules, regulations, ordinances or local laws, the most restrictive or that imposing the higher standards shall govern.
Penalties for offenses. No structure in an area of special flood hazard shall hereafter be constructed, located, extended, converted or altered and no land shall be excavated or filled without full compliance with the terms of this chapter and any other applicable regulations. Any infraction of the provisions of this chapter by failure to comply with any of its requirements, including infractions of conditions and safeguards established in connection with conditions of the permit, shall constitute a violation. Any person who violates this chapter or fails to comply with any of its requirements shall, upon conviction thereof, be fined no more than $250 or imprisoned for not more than 15 days, or both. Each day of noncompliance shall be considered a separate offense. Nothing herein contained shall prevent the Town of Greenburgh from taking such other lawful action as necessary to prevent or remedy an infraction. Any structure found not compliant with the requirements of this chapter for which the developer and/or owner has not applied for and received an approved variance under § 220-6 will be declared noncompliant and notification sent to the Federal Emergency Management Agency.
Warning and disclaimer of liability. 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 hazard 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 Town of Greenburgh, any officer or employee thereof or the Federal Emergency Management Agency for any flood damages that result from reliance on this chapter or any administrative decision lawfully made thereunder.
Designation of local administrator. The Town Engineer is hereby appointed local administrator to administer and implement this chapter by granting or denying floodplain development permits in accordance with its provisions.
Purpose. A floodplain development permit is hereby established for all construction and other development to be undertaken in areas of special flood hazard in this community for the purpose of protecting its citizens from increased flood hazards and ensuring that new development is constructed in a manner that minimizes its exposure to flooding. It shall be unlawful to undertake any development in an area of special flood hazard, as shown on the Flood Insurance Rate Map enumerated in § 220-3B, without a valid floodplain development permit. Application for a permit shall be made on forms furnished by the local administrator and may include but not be limited to plans, in duplicate, drawn to scale and 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.
Fees. All applications for a floodplain development permit shall be accompanied by an application fee of $250. In addition, the applicant shall be responsible for reimbursing the Town of Greenburgh for any additional costs necessary for review, inspection and approval of this project. The local administrator may require a deposit of no more than $500 to cover these additional costs.
Application for a permit. The applicant shall provide the following information as appropriate; additional information may be required on the permit application form:
The proposed elevation, in relation to mean sea level, of the lowest floor (including basement) of any new or substantially improved structure to be located in Zones A1-A30, AE or AH or Zone A if base flood elevation data is available. Upon completion of the lowest floor, the permittee shall submit to the local administrator the as-built elevation, certified by a licensed professional engineer or surveyor.
A certificate from a licensed professional engineer or architect that any utility floodproofing will meet the criteria in § 220-5B(3), Utilities.
A certificate from a licensed professional engineer or architect that any nonresidential floodproofed structure will meet the floodproofing criteria in § 220-5D, Nonresidential structures.
A description of the extent to which any watercourse will be altered or relocated as a result of proposed development. Computations by a licensed professional engineer must be submitted that demonstrate that the altered or relocated segment will provide equal or greater conveyance than the original stream segment. The applicant must submit any maps, computations or other material required by the Federal Emergency Management Agency (FEMA) to revise the documents enumerated in § 220-3B, when notified by the local administrator, and must pay any fees or other costs assessed by FEMA for this purpose. The applicant must also provide assurances that the conveyance capacity of the altered or relocated stream segment will be maintained.
Duties and responsibilities of local administrator.
Review all applications for completeness, particularly with the requirements of § 220-4C, Application for a permit, and for compliance with the provisions and standards of this chapter.
Review subdivision and other proposed new development, including manufactured home parks, to determine whether proposed building sites will be reasonably safe from flooding. If a proposed building site is located in an area of special flood hazard, all new construction and substantial improvements shall meet the applicable standards of § 220-5, Construction standards, and, in particular, § 220-5A(1), Subdivision proposals.
Determine whether any proposed development in an area of special flood hazard may result in physical damage to any other property (e.g., stream bank erosion and increased flood velocities). The local administrator may require the applicant to submit additional technical analyses and data necessary to complete the determination. If the proposed development may result in physical damage to any other property or fails to meet the requirements of § 220-5, Construction standards, no permit shall be issued. The applicant may revise the application to include measures that mitigate or eliminate the adverse effects and resubmit the application.
When the Federal Emergency Management Agency has designated areas of special flood hazard on the community's Flood Insurance Rate Map (FIRM) but has neither produced water surface elevation data (these areas are designated Zone A or V on the FIRM) nor identified a floodway, the local administrator shall obtain, review and reasonably utilize any base flood elevation and floodway data available from a federal, state or other source, including data developed pursuant to § 220-4C(7), as criteria for requiring that new construction, substantial improvements or other proposed development meet the requirements of this chapter.
The local administrator shall issue or cause to be issued a stop-work order for any floodplain development found ongoing without a development permit. Disregard of a stop-work order shall subject the violator to the penalties described in § 220-3D of this chapter.
The local administrator shall issue or cause to be issued a stop-work order for any floodplain development found noncompliant with the provisions of this chapter and/or the conditions of the development permit. Disregard of a stop-work order shall subject the violator to the penalties described in § 220-3D of this chapter.
In areas of special flood hazard, as determined by documents enumerated in § 220-3B, it shall be unlawful to occupy or to permit the use or occupancy of any building or premises, or both, or part thereof hereafter created, erected, changed, converted or wholly or partly altered or enlarged in its use or structure until a certificate of compliance has been issued by the local administrator stating that the building or land conforms to the requirements of this chapter.
Issuance of the certificate shall be based upon the inspections conducted as prescribed in § 220-4D(5), Inspections, and/or any certified elevations, hydraulic data, floodproofing, anchoring requirements or encroachment analyses which may have been required as a condition of the approved permit.
Certificates of as-built lowest floor elevations of structures, required pursuant to § 220-4D(4)(a) and 220-4D(4)(b), and whether or not the structures contain a basement.
Floodproofing certificates required pursuant to § 220-4D(4)(a) and whether or not the structures contain a basement.
Variances issued pursuant to § 220-6, Variance procedure.
Notices required under § 220-4D(3), Alteration of watercourses.
The following standards apply to new development, including new and substantially improved structures, in the areas of special flood hazard shown on the Flood Insurance Rate Map designated in § 220-3B:
The Town of Greenburgh agrees to apply to the Federal Emergency Management Agency (FEMA) for a conditional FIRM revision, FEMA approval is received and the applicant provides all necessary data, analyses and mapping and reimburses the Town of Greenburgh for all fees and other costs in relation to the application. The applicant must also provide all data, analyses and mapping and reimburse the Town of Greenburgh for all costs related to the final map revision.
On streams with a regulatory floodway, as shown on the Flood Boundary and Floodway Map or the Flood Insurance Rate Map adopted in § 220-3B, no new construction, substantial improvements or other development in the floodway (including fill) shall be permitted unless:
The Town of Greenburgh agrees to apply to the Federal Emergency Management Agency (FEMA) for a conditional FIRM and floodway revision, FEMA approval is received and the applicant provides all necessary data, analyses and mapping and reimburses the Town of Greenburgh for all fees and other costs in relation to the application. The applicant must also provide all data, analyses and mapping and reimburse the Town of Greenburgh for all costs related to the final map revisions.
Enclosed areas subgrade on all sides are considered basements and are not permitted.
Elevation of residential structures. The following standards, in addition to the standards in § 220-5A(1), Subdivision proposals, and § 220-5A(2), Encroachments, and § 220-5B, Standards for all structures, apply to structures located in areas of special flood hazard as indicated:
Within Zones A1-A30, AE and AH and also Zone A if base flood elevation data is available, new construction and substantial improvements shall have the lowest floor (including basement) elevated to or above two feet above the base flood level.
Within Zone AO, new and substantially improved structures shall have the lowest floor (including basement) elevated above the highest adjacent grade at least as high as two feet above the depth number specified in feet on the Town of Greenburgh's Flood Insurance Rate Map enumerated in § 220-3B (at least two feet if no depth number is specified).
Nonresidential structures. The following standards apply to new and substantially improved commercial, industrial and other nonresidential structures, in addition to the requirements in § 220-5A(1), Subdivision proposals, and § 220-5A(2), Encroachments, and § 220-5B, Standards for all structures.
Have the lowest floor, including basement, elevated to or above two feet above the base flood elevation; or
Together with attendant utility and sanitary facilities, be completely floodproofed to that level to meet the floodproofing standard specified in § 220-5D(1)(b).
If the structure is to be floodproofed, a licensed professional engineer or architect shall develop and/or review structural design, specifications and plans for construction. A floodproofing certificate or other certification shall be provided to the local administrator that certifies that the design and methods of construction are in accordance with accepted standards of practice for meeting the provisions of § 220-5D(1)(b), including the specific elevation (in relation to mean sea level) to which the structure is to be floodproofed.
Manufactured homes and recreational vehicles. The following standards, in addition to the standards in § 220-5A, General standards, and § 220-5B, Standards for all structures, apply, as indicated, in areas of special flood hazard to manufactured homes and to recreational vehicles which are located in areas of special flood hazard.
Meet the requirements for manufactured homes in § 220-5E(2), (3) and (4).
Within Zone AO, the floor shall be elevated above the highest adjacent grade at least as high as the depth number specified on the Flood Insurance Rate Map enumerated in § 220-3B (at least two feet if no depth number is specified).
The Zoning Board of Appeals as established by the Town of Greenburgh shall hear and decide appeals and requests for variances from the requirements of this chapter.
Upon consideration of the factors of § 220-6A(4) and the purposes of this chapter, the Zoning Board of Appeals may attach such conditions to the granting of variances as it deems necessary to further the purpose of this chapter.
Generally, variances may be issued for new construction and substantial improvements to be erected on a lot of 1/2 acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, provided that the items in Subsection B(2)(a) through (l) below have been fully considered. As the lot size increases beyond the 1/2 acre, the technical justification required for issuing the variance increases.
Such notification shall be maintained with the record of all variance actions as required in § 220-4D(8) of this chapter.