Source: https://ecode360.com/35052585
Timestamp: 2020-05-29 07:45:55
Document Index: 486102741

Matched Legal Cases: ['§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 22', '§ 22', '§ 8', '§ 8', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 20', '§ 8', '§ 8', '§ 22', '§ 22', '§ 22', '§ 22', '§ 20', '§ 22', '§ 22', '§ 8', '§ 22', '§ 22', '§ 22', '§ 2', '§ 22', '§ 22', '§ 22']

Township of Woodbridge, NJ Flood Damage Prevention
§ 22-1 STATUTORY AUTHORIZATION.
§ 22-2 FINDINGS OF FACT.
§ 22-3 STATEMENT OF PURPOSE.
§ 22-4 METHODS OF REDUCING FLOOD LOSSES.
§ 22-6 through § 22-9. (Reserved)
§ 22-10 LANDS TO WHICH THIS CHAPTER APPLIES.
§ 22-11 BASIS FOR ESTABLISHING THE AREAS OF SPECIAL FLOOD HAZARD.
§ 22-12 PENALTIES FOR NONCOMPLIANCE.
§ 22-13 ABROGATION AND GREATER RESTRICTIONS.
§ 22-14 INTERPRETATION.
§ 22-15 WARNING AND DISCLAIMER OF LIABILITY.
§ 22-16 ESTABLISHMENT OF DEVELOPMENT PERMIT.
§ 22-17 DESIGNATION OF THE FLOODPLAIN MANAGER.
§ 22-18 DUTIES AND RESPONSIBILITIES OF THE FLOODPLAIN MANAGER.
§ 22-19 VARIANCE PROCEDURE.
§ 22-19.1 Appeal Board.
§ 22-19.2 Conditions for Variances.
§ 22-20 PROVISIONS FOR FLOOD HAZARD REDUCTION.
§ 22-20.1 General Standards.
§ 22-20.2 Anchoring.
§ 22-20.3 Construction Materials and Methods.
§ 22-20.4 Utilities.
§ 22-20.5 Subdivision Proposals.
§ 22-20.6 Enclosure Openings.
§ 22-20.7 Enclosure Limits.
§ 22-21 SPECIFIC STANDARDS.
§ 22-22 FLOODWAYS.
§ 22-23 COASTAL HIGH HAZARD AREA AND COASTAL A ZONES.
Chapter 22 Flood Damage Prevention
Editor's Note: This chapter was included in the 1974 Code as Chapter 8, Article 2 which codified Ord. No. 78-42.
[Ord. #9234 § 8-5; Ord. #10-27; Ord. No. 2017-107]
The Legislature of the State of New Jersey has in N.J.S.A. 40:48-1, et seq., delegated the responsibility to local government units to adopt regulations designed to promote the public health, safety, and general welfare of its citizenry. Therefore, the Municipal Council of the Township of Woodbridge, Middlesex County, New Jersey does ordain as follows.
[Ord. #92-34 § 8-6; Ord. #10-27; Ord. No. 2017-107]
The flood hazard areas of the Township of Woodbridge 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.
These flood losses are caused by the cumulative effect of obstructions in areas of special flood hazard which increase flood heights and velocities, and when inadequately anchored, causes damage to uses in other areas. Uses that are inadequately floodproofed, elevated or otherwise protected from flood damage also contribute to the flood loss.
[Ord. #92-34 § 8-7; Ord. #10-27; Ord. No. 2017-107]
[Ord. #92-34 § 8-8; Ord. No. 2017-107]
Controlling the alteration of natural flood plains, streams channels, and natural protective barriers, which help accommodate or channel flood waters;
[Ord. No. 92-34 § 8-9; Ord. No. 10-27; Ord. No. 2017-107]
Shall mean the elevation shown on a community's Advisory Flood Hazard Area Map that indicates the advisory stillwater elevation plus wave effect (ABFE = SWEL + wave effect) resulting from a flood that has a one (1%) percent or greater chance of being equaled or exceeded in any given year.
Shall mean the land in the floodplain within a community subject to flooding from the one (1%) percent annual chance event depicted on the Advisory Flood Hazard Area Map.
Shall mean the official map on which the Federal Emergency Management Administration has delineated the areas of advisory flood hazards applicable to the community.
Shall mean areas subject to inundation by one (1%) percent-annual-chance shallow flooding (usually areas of ponding) where average depths are between one (1) and three (3) feet. Base Flood Elevations (BFEs) derived from detailed hydraulic analyses are shown in this zone.
Shall mean areas subject to inundation by one (1%) percent-annual-chance shallow flooding (usually sheet flow on sloping terrain) where average depths are between one (1) and three (3) feet.
Shall mean a request for a review of the Township Floodplain Manager's interpretation of any provision of this chapter or a request for a variance.
Shall mean a designated AO, AH or VO Zone on a community's Digital Flood Insurance Rate Map (DFIRM) with a one (1%) percent annual or greater chance of flooding to an average depth of one (1) to three (3) feet where a clearly defined channel does not exist, where the path of flooding is unpredictable and where velocity flow may be evident. Such flooding is characterized by ponding or sheet flow.
Shall mean the land in the floodplain within a community subject to a one (1%) percent or greater chance of flooding in any given year. It is shown on the FIRM as Zone V, VE, V1-30, A, AO, A1 A30, AE, A99, or AH.
Shall mean a flood having a one (1%) percent chance of being equaled or exceeded in any given year.
Shall mean the flood elevation shown on a published Flood Insurance Study (FIS) including the Flood Insurance Rate Map (FIRM). For Zones AE, AH, AO, and A1-30 the elevation represents the water surface elevation resulting from a flood that has a one (1%) percent or greater chance of being equaled or exceeded in any given year. For zones VE and V1-30 the elevation represents the stillwater elevation (SWEL) plus wave effect (BFE = SWEL + wave effect) resulting from a flood that has a one (1%) percent or greater chance of being equaled or exceeded in any given year.
Shall mean the most recent available flood risk guidance FEMA has provided. The Best Available Flood Hazard Data may be depicted on but not limited to Advisory Flood Hazard Area Maps, Work Maps or Preliminary FIS and FIRM.
Shall mean the most recent available flood elevation FEMA has provided. The Best Available Flood Hazard Data Elevation may be depicted on an Advisory Flood Hazard Area Map; Work Map; or Preliminary FIS and FIRM.
Shall mean the portion of the Special Flood Hazard Area (SFHA) starting from a Velocity (V) Zone and extending up to the landward Limit of the Moderate Wave Action delineation. Where no V Zone is mapped the Coastal A Zone is the portion between the open coast and the landward Limit of the Moderate Wave Action delineation. Coastal A Zones may be subject to wave effects, velocity flows, erosion, scour, or a combination of these forces. Construction and development in Coastal A Zones is to be regulated the same as V Zones/Coastal High Hazard Areas.
Shall mean any man-made change to improved or unimproved real estate, including, but not limited to, buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations, or storage of equipment or materials located within the area of special flood hazard.
Shall mean a nonbasement building (i) built in the case of a building in an area of special flood hazard to have the top of the elevated floor or in the case of a building in a coastal high hazard area or Coastal A Zone to have the bottom of the lowest horizontal structural member of the elevated floor elevated above the base flood elevation plus free board by means of pilings, columns (posts and piers), or shear walls parallel to the flow of the water, and (ii) adequately anchored so as not to impair the structural integrity of the building during a flood up to the magnitude of the base flood. In an area of special flood hazard "elevated building" also includes a building elevated by means of fill or solid foundation perimeter walls with openings sufficient to facilitate the unimpeded movement of floodwaters. In areas of coastal high hazard or Coastal A Zone "elevated buildings" also includes a building otherwise meeting the definition of "elevated building" even though the lower area is enclosed by means of breakaway walls.
Shall mean manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including, at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed before the effective date of the floodplain management regulations adopted by a community.
Shall mean 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 two tenths (0.2) foot.
Shall mean factor of safety usually expressed in feet above a flood level for purposes of flood plain management. "Freeboard" tends to compensate for the many unknown factors that could contribute to flood heights greater than the height calculated for a selected size flood and floodway conditions, such as wave action, bridge openings, and the hydrological effect of urbanization of the watershed.
Individually listed in a state inventory of historic places in states with historic preservation programs which have been approved by the Secretary of the Interior; or
Shall mean the inland limit of the area affected by waves greater than 1.5 feet during the Base Flood. Base Flood conditions between the V Zone and the LiMWA will be similar to, but less severe than those in the V Zone.
Shall mean the lowest floor of the lowest enclosed area (including basement). An unfinished or flood resistant enclosure, usable solely for the parking of vehicles, building access or storage in an area other than a basement is not considered a building's lowest floor provided that such enclosure is not built so to render the structure in violation of other applicable nonelevation design requirements of 44 CFR Section 60.3.
Shall mean a structure, transportable in one (1) or more sections, which is built on a permanent chassis and is designed for use with or without a permanent foundation when attached to the required utilities. The term "manufactured home" does not include a "recreation vehicle."
Shall mean a parcel (or contiguous parcels) of land divided into two (2) or more manufactured home lots for rent or sale.
Shall mean a vehicle which is (i) built on a single chassis; (ii) four hundred (400) square feet or less when measured at the longest horizontal projections; (iii) designed to be self-propelled or permanently towable by a light duty truck; and (iv) designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel, or seasonal use.
Shall mean naturally occurring or man-made accumulations of sand in ridges or mounds landward of the beach.
For other than new construction or substantial improvements under the Coastal Barrier Resources Act (P.L. No. 97-348), includes substantial improvements and means the date the building permit was issued, provided the actual start of the construction, repair, reconstruction, rehabilitation, addition, placement, or other improvement was within one hundred eighty (180) 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 a slab of 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 or piers, or foundations 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. 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.
Shall mean damage of any origin sustained by a structure whereby the cost of restoring the structure to its condition before damage would equal or exceed fifty (50%) percent of the market value of the structure before the damage occurred.
Shall mean any reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds fifty (50%) percent of the market value of the structure before the "start of construction" of the improvement. This term includes structures which have incurred "substantial damage," regardless of the actual repair work performed. The term does not, however, include either:
Any project for improvement of a structure to correct existing violations of State or local health, sanitary and safety code specifications which have been identified by the local code enforcement officer and which are the minimum necessary to assure safe living conditions; or
Shall mean a grant of relief from the requirements of this section which permits construction in a manner that would otherwise be prohibited by this chapter.
[Ord. #92-34 § 8-10; Ord. #10-27; Ord. No. 2017-107]
This chapter shall apply to all areas of special flood hazards within the jurisdiction of the Township of Woodbridge, Middlesex County, New Jersey.
[Ord. #92-34 § 8-11; Ord. #10-27; Ord. No. 2017-107]
The areas of special flood hazard for the Township of Woodbridge, Community Number 345331, are identified and defined on the following documents prepared by the Federal Emergency Management Agency:
A scientific and engineering report "Flood Insurance Study, Middlesex County, New Jersey (All Jurisdiction)" dated July 6, 2010.
Flood Insurance Rate Map for Middlesex County, New Jersey (All Jurisdictions) as shown on Index and panels 34023C0052F, 34023C0054F, 34023C0056F, 34023C0057F, 34023C0058F, 34023C0059F, 34023C0062F, 34023C0064F, 34023C0066F, 34023C0067F, 34023C0068F, 34023C0076F, 34023C0078F, 34023C0086F, 34023C0152F, whose effective date is July 6, 2010. The above documents are hereby adopted and declared to be a part of this ordinance. The Flood Insurance Study and maps are on file at 1 Main Street, Woodbridge, New Jersey.
Best Available Flood Hazard Data. These documents shall take precedence over effective panels and FIS in construction and development regulations only. Where the effective mapping or Base Flood Elevation conflict or overlap with the Best Available Flood Hazard Data, whichever imposes the more protective design shall prevail.
[Ord. #92-34 § 8-12; Ord. No. 2017-107]
No structure or land shall hereafter be constructed, relocated to, 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. Any person who violates this chapter or fails to comply with any of its requirements shall upon conviction thereof be fined not more than five hundred ($500.00) dollars or imprisoned for not more than ninety (90) days, or both, for each violation, and in addition shall pay all costs and expenses involved in the case. Nothing herein contained shall prevent the Township of Woodbridge from taking such other lawful action as is necessary to prevent or remedy any violation.
[Ord. #92-34 § 8-13; Ord. No. 2017-107]
[Ord. #92-34 § 8-14; Ord. No. 2017-107]
[Ord. #92-34 § 8-15; Ord. No. 2017-107]
This chapter shall not create liability on the part of the Township of Woodbridge, 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 thereunder.
[Ord. #92-34 § 8-16; Ord. No. 2017-107]
A Development Permit shall be obtained before construction or development begins within any area of special flood hazard established in § 22-11. Application for a Development Permit shall be made on forms furnished by the Code Enforcement Officer 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.
Certification by a registered professional engineer or architect that the floodproofing methods for any nonresidential structure meet the floodproofing criteria in § 22-21b; and
[Ord. #92-34 § 8-17; Ord. No. 2017-107]
The Municipal Floodplain Manager is hereby appointed to administer and implement this chapter by granting or denying development permit applications in accordance with its provisions.
[Ord. #92-34 § 8-18; Ord. #10-27; Ord. No. 2017-107]
Review all development permits to determine if the proposed development is located in the floodway, assure that the encroachment provisions of § 22-22a are met.
Review all development permits in the coastal high hazard area (Coastal A Zones) of the area of special flood hazard to determine if the proposed development alters sand dunes so as to increase potential flood damage.
Review plans for walls to be used to enclose space below the base flood level in accordance with § 22-23b4.
Use of Other Base Flood and Floodway Data. When base flood elevation and floodway data has not been provided in accordance with § 22-11, Basis for Establishing the Areas of Special Flood Hazard, the Floodplain Manager 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 subsections 22-21a, Specific Standards, Residential Construction, and 22-21b, Specific Standards, Nonresidential Construction.
For all new or substantially improved floodproofed structures;
Maintain the floodproofing certifications required in § 22-16c.
In coastal high hazard areas and Coastal A Zones, certification shall be obtained from a registered professional engineer or architect that the provisions of subsections 22-23b1 and 22-23b2(a) and (b) are met.
Require that maintenance is provided within the altered or relocated portion of the watercourse so the flood carrying capacity is not diminished.
Interpretation of FIRM Boundaries. Make interpretations where needed as to the 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 § 22-19.
Record and maintain the flood and non-flood damage of substantial damage structures and provide a letter of Substantial Damage Determination to the owner and the New Jersey Department of Environmental Protection, Dam Safety and Flood Control Section.
Ensure substantial improvements meet the requirements of subsections 22-21a, Specific Standards, Residential Construction, 22-21b, Specific Standards, Nonresidential Construction, and 22-21c, Specific Standards, Manufactured Homes.
[Ord. #92-34 § 8-19[a]; Ord. No. 2017-107; Ord. No. 2018-21]
The Board of Appeal as established by the Superior Court of New Jersey shall hear and decide appeals and requests for variances from the requirements of this chapter.
The Board of Appeal shall hear and decide appeals when it is alleged there is an error in any requirement, decision, or determination made by the Floodplain Manager in the enforcement or administration of this chapter.
Those aggrieved by the decision of the Board of Appeals, or any taxpayer, may appeal such a decision to a higher court.
[Ord. No. 2018-21]
In passing upon such applications, the Board of Appeal shall consider all technical evaluations, all relevant factors, standards specified in other sections of this chapter, and:
Upon consideration of the factors of Subsection 22-19.1d and the purposes of this chapter, the Board of Appeal may attach such conditions to the granting of variances as it deems necessary to further the purposes of this chapter.
The Floodplain Manager shall maintain the records of all appeal actions, including technical information, and report any variances to the Federal Insurance Administration upon request.
[Ord. #92-34 § 8-19[b]; Ord. #10-27; Ord. No. 2017-107]
Generally, variances may be issued for new construction and substantial improvements to be erected on a lot of one-half (1/2) acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, providing items (1-11) in Subsection 22-19.1d have been fully considered. As the lot size increases beyond the one-half (1/2) acre, the technical justification required for issuing the variance increases.
Variances shall not be issued within any designated floodway if any increase in flood levels during the base discharge would result.
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 Subsection 22-19.1d, or conflict with existing local laws or ordinances.
[Ord. #92-34 § 8-20; Ord. No. 2017-107]
In all areas of special flood hazards compliance with the applicable requirements of the Uniform Construction Code (N.J.A.C. 5:23) and the following standards, whichever is more restrictive, is required:
[Ord. #92-34 § 8-20 [a]; Ord. #10-27; Ord. No. 2017-107]
[Ord. #92-34 § 8-20[b]; Ord. No. 2017-107]
[Ord. #92-34 § 8-20[c]; Ord. No. 2017-107; Ord. No. 2018-21]
For all new construction and substantial improvements of electrical, heating, ventilation, plumbing and 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.
All newly installed generators, heating, ventilation, and air-conditioning systems, of which are not an in-kind replacement, must be elevated at or above the base flood elevation (published FIS/FIRM) or the best available flood hazard data elevation, whichever is more restrictive, plus one (1) foot; and contingent upon the Flood Design Class of the structure, as defined by ASCE/SEI 24-14, a greater level of protection (elevated more than one (1) foot above the most protective base flood elevation) shall be required.
[Ord. #92-34 § 20[d]; Ord. No. 2017-107]
Base flood elevation data shall be provided for subdivision proposals and other proposed new development which contain at least fifty (50) lots or five (5) acres (whichever is less).
[Ord. #82-34 § 8-20[e]; Ord. #10-27; Ord. No. 2017-107]
For all new construction and substantial improvements having fully enclosed areas below the lowest floor that are usable solely for parking of vehicles, building access or storage in an area other than a basement and which are subject to flooding shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect or must meet or exceed the following minimum criteria: A minimum of two (2) openings in at least two (2) exterior walls of each enclosed area, having a total net area of not less than one (1) square inch for every square foot of enclosed area subject to flooding shall be provided. The bottom of all openings shall be no higher than one (1) foot above grade. Openings may be equipped with screens, louvers, or other covering devices provided that they permit the automatic entry and exit of floodwaters.
[Ord. No. 2017-107; Ord. No. 2018-21]
Crawl spaces (Under-Floor-Spaces). In A, AO, AH or AE Zones, crawl space heights will be measured from the interior grade (top of footing) of the enclosure (crawl space) to the bottom of the first floor joist. Crawl space heights in these zones should not exceed four (4) feet at any point, and the enclosed area should not be improved or modified into livable space. Newly constructed below-grade crawl spaces are prohibited. In V Zones or coastal A Zones, crawl space heights will be measured from the interior grade of the enclosure to the bottom of the lowest horizontal structural member.
Full-Height Crawlspaces. If the crawl space height in any zone exceeds four (4) feet at any point, then the property owner must sign a non-conversion agreement not to improve the enclosed area in any way that would make it more susceptible to flood damage. Under this agreement, the Township will have the right to inspect periodically the interior of the enclosure. The non-conversion agreement will be filed with the property deed.
[Ord. #92-34 § 8-21; Ord. #10-27; Ord. No. 2017-107; Ord. No. 2018-21]
In all areas of special flood hazards where base flood elevation data have been provided, as set forth in § 22-11, Basis for Establishing the Areas of Special Flood Hazard, or in § 22-18b, Use of Other Base Flood Data, the following standards are required:
Residential Construction for Coastal A Zone and V Zone Construction (see § 22-23 Coastal High Hazard Area and Coastal A Zone).
New construction and substantial improvement of any residential structure located within an A or AE Zone shall have the lowest floor (including the basement, together with the attendant utilities and sanitary facilities) elevated at or above the base flood elevation (published FIS/FIRM) or the best available flood hazard data elevation, whichever is more restrictive, plus one (1) foot and contingent upon the Flood Design Class of the structure, as defined by ASCE/SEI 24-14, a greater level of protection (elevated more than one (1) foot above the most protective base flood elevation) shall be required.
Within any AO Zone or AH Zone of the published FIS/FIRM or the best available flood hazard data elevation, whichever is more restrictive, all new construction or substantial improvement of any residential structure shall have the lowest floor (including the basement, together with the attendant utilities and sanitary facilities) elevated at or above the highest of the following levels: (a) the depth number plus one (1) foot above the highest adjacent grade, if a depth number is specified; (b) the grade plus three (3) feet, if no depth number is specified; or (c) the published FIS/FIRM or the best available flood hazard data elevation, whichever is more restrictive, plus one (1) foot. Also, adequate drainage paths must be provided, around structures on slopes, to guide floodwaters around and away from proposed structures.
Nonresidential Construction for Coastal A Zone and V Zone Construction (see § 22-23 Coastal High Hazard Area and Coastal A Zone).
In an area of special flood hazard, all new construction, or substantial improvement of any commercial, industrial or other nonresidential structure located in an A or AE Zone (for Coastal A Zone and V Zone construction see § 20-23 (Coastal High Hazard Area and Coastal A Zone), shall have the lowest floor (including the basement, together with the attendant utilities and sanitary facilities) elevated at or above the base flood elevation (published FIS/FIRM) or the best available flood hazard data elevation, whichever is more restrictive, plus one foot and contingent upon the Flood Design Class of the structure, as defined by ASCE/SEI 24-14, a greater level of protection (elevated more than one (1) foot above the most protective base flood elevation) shall be required; and
In addition, within any AO or AH Zone of the published FIS/FIRM or the best available flood hazard data elevation, whichever is more restrictive, all new construction, or substantial improvement of any commercial, industrial or other nonresidential structure, shall have the lowest floor (including the basement) elevated at or above the highest of the following levels: (a) the depth number plus one (1) foot above the highest adjacent grade, if a depth number is specified; (b) the grade plus three (3) feet, if no depth number is specified; or (c) at or above the best available flood hazard data elevation plus one foot, whichever is more restrictive. Also, adequate drainage paths must be provided around structures on slopes to guide floodwaters around and away from proposed structures;
Be flood proofed so that below the base flood level plus one (1) foot, or the best available flood hazard data elevation plus one (1) foot, (whichever is more restrictive), the structure is watertight with walls substantially impermeable to the passage of water; and contingent upon the Flood Design Class of the structure, as defined by ASCE/SEI 24-14, a greater level of protection (elevated more than one (1) foot above the most protective base flood elevation) shall be required.
Have structural components capable of resisting hydrostatic and hydro-dynamic loads and effects of buoyancy; and
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 the applicable provisions of this subsection. Such certification shall be provided to the official as set forth in § 22-16.
Manufactured homes shall be anchored in accordance with § 22-20a2.
Have adequate drainage provided to reduce exposure to flood damage; and,
Be elevated on a permanent foundation such that the top of the lowest floor is at or above the base flood elevation (published FIS/FIRM) plus one foot or the best available flood hazard data elevation, plus one foot or as required by ASCE/SEI 24-14, Table 2-1, whichever is more restrictive.
[Amended 10-7-2019 by Ord. No. 19-106]
The manufactured home chassis is supported by reinforced piers or other foundation elements of at least equivalent strength that are no less than thirty-six (36) inches in height above grade and be securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement.
In A1-30, AH, and AE Zones, all recreational vehicles to be placed on a site must:
[Ord. #92-34 § 8-22; Ord. No. 2017-107]
Located within areas of special flood hazard established in § 22-11 are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of flood waters which carry debris, potential projectiles, and erosion potential, the following provisions apply:
If § 22-22a is satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard reduction provisions of § 22-20, Provisions for Flood Hazard Reduction.
In all areas of special flood hazard in which base flood elevation data has been provided and no floodway has been designated, the cumulative effect of any proposed development, when combined with all other existing and anticipated development, shall not increase the water surface elevation of the base flood more than two-tenths (0.2) of a foot at any given point.
[Ord. #92-34 § 2-23; Ord. #10-27; Ord. No. 2017-107; Ord. No. 2018-21]
Coastal high hazard areas (V or VE Zones) and Coastal A Zones are located within the areas of special flood hazard established in § 22-11. These areas have special flood hazards associated with high velocity waters from tidal surges and hurricane wave wash; therefore, the following provisions shall apply:
Elevation. All new construction and substantial improvements shall be elevated on piling or columns so that the bottom of the lowest horizontal structural member of the lowest floor (excluding the piling or columns) is elevated at or above the base flood elevation (published FIS/FIRM) or the best available flood hazard data elevation, whichever is more restrictive, plus one (1) foot and contingent upon the Flood Design Class of the structure, as defined by ASCE/SEI 24-14, a greater level of protection (elevated more than one (1) foot above the most protective base flood elevation) shall be required. And with all space below the lowest floor's supporting member open so as not to impede the flow of water, except for breakaway walls as provided for in § 22-23b.
The pile or column foundation and structure attached thereto shall be anchored to resist flotation, collapse or lateral movement due to the effects of wind and water loading values each of which shall have a one (1%) percent chance of being equaled or exceeded in any given year (one hundred (100) year mean recurrence interval).
Certification. A registered professional engineer or architect shall develop or review the structural design specifications and plans for the construction and shall certify that the design and methods of construction to be used are in accordance with accepted standards of practice for compliance with the provisions of § 22-23b1 and 2(a) and (b).
Breakaway walls, open wood lattice-work or insect screening shall be allowed below the base flood elevation provided that they are intended to collapse under wind and water loads without causing collapse, displacement or other structural damage to the elevated portion of the building or supporting foundation system. Breakaway walls shall be designed for a safe loading resistance of not less than ten (10) and no more than twenty (20) pounds per square foot. Use of breakaway walls which exceed a design safe loading of twenty (20) pounds per square foot (either by design or when so required by local or State codes) may be permitted only if a registered professional engineer or architect certifies that the designs proposed meet the following conditions.
Sand Dunes. Prohibit man-made alteration of sand dunes within Coastal A Zones, VE and V ZONES on the community's DFIRM which would increase potential flood damage.