Source: https://ecode360.com/6890217
Timestamp: 2020-05-31 21:22:07
Document Index: 284942974

Matched Legal Cases: ['§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120', '§ 120']

City of Bangor, ME Floodplain Management
§ 120-1 Purpose and establishment.
§ 120-4 Application fee and expert fee.
§ 120-5 Review standards for flood hazard development permit applications.
§ 120-6 Development standards.
§ 120-7 Certificate of compliance.
§ 120-8 Review of subdivision and development proposals.
§ 120-9 Appeals and variances.
§ 120-10 Enforcement and penalties.
§ 120-11 Validity and severability.
§ 120-12 Conflict with other chapters.
§ 120-13 Word usage; definitions.
§ 120-14 Abrogation.
Chapter 120 Floodplain Management
[HISTORY: Adopted by the City Council of the City of Bangor 12-26-2001 by Ord. No. 02-40.[1] Amendments noted where applicable.]
Stormwater — See Ch. 268.
Editor's Note: This ordinance also repealed former Ch. 120, Floodplain Management, adopted 6-23-1987 by Ord. No. 87-174 (Ch. XIII), as amended.
Certain areas of the City of Bangor, Maine are subject to periodic flooding, causing serious damages to properties within these areas. Relief is available in the form of flood insurance as authorized by the National Flood Insurance Act of 1968.
Therefore, the City of Bangor, Maine has chosen to become a participating community in the National Flood Insurance Program, and agrees to comply with the requirements of the National Flood Insurance Act of 1968 (P.L. 90-488, as amended) as delineated in this Floodplain Management Ordinance.
It is the intent of the City of Bangor, Maine to require the recognition and evaluation of flood hazards in all official actions relating to land use in the floodplain areas having special flood hazards.
The City of Bangor has the legal authority to adopt land use and control measures to reduce future flood losses pursuant to Title 30-A M.R.S.A., Sections 3001-3007, 4352 and 4401-4407.
The National Flood Insurance Program, established in the aforesaid Act, provides that areas of the City of Bangor having a special flood hazard be identified by the Federal Emergency Management Agency and that floodplain management measures be applied in such flood hazard areas. This chapter establishes a flood hazard development permit system and review procedure for development activities in the designated flood hazard areas of the City of Bangor, Maine.
The areas of special flood hazard, Zones A and AE, are identified by the Federal Emergency Management Agency in a report entitled "Flood Insurance Study - City of Bangor, Maine, Penobscot County," dated March 4, 2002, with accompanying Flood Insurance Rate Map dated March 4, 2002, which are hereby adopted by reference and declared to be a part of this chapter.
[Amended 2-25-2002 by Ord. No. 02-107]
Before any construction or other development (as defined in § 120-13), including the placement of manufactured homes, begins within any areas of special flood hazard established in § 120-1, a flood hazard development permit shall be obtained from the Code Enforcement Officer. This permit shall be in addition to any other permits which may be required pursuant to the Code of the City of Bangor, Maine.
For new construction and substantial improvements:
In Zone AE, from data contained in the Flood Insurance Study - City of Bangor, Maine, as described in § 120-1; or
From any base flood elevation data from federal, state, or other technical sources (such as FEMA's Quick-2 model, FEMA 265/July 1995), including information obtained pursuant to § 120-6K and § 120-8D;
From the contour elevation extrapolated from a best-fit analysis of the floodplain boundary when overlaid onto a USGS Quadrangle Map or other topographic map prepared by a professional land surveyor or registered professional engineer, if the floodplain boundary has a significant correlation to the elevation contour line(s); or, in the absence of all other data;
A description of an elevation reference point established on the site of all developments for which elevation standards apply as required in § 120-6;
The following certifications as required in § 120-6 by a registered professional engineer or architect:
A floodproofing certificate (FEMA Form 81-65, 08/99, as amended) to verify that the floodproofing methods for any nonresidential structures will meet the floodproofing criteria of § 120-3H(4); § 120-6G; and other applicable standards in § 120-6;
A hydraulic openings certificate to verify that engineered hydraulic openings in foundation walls will meet the standards of § 120-6L(2)(a);
A certified statement that bridges will meet the standards of § 120-6M;
A certified statement that containment walls will meet the standards of § 120-6N;
A statement of construction plans describing in detail how each applicable development standard in § 120-6 will be met.
The Code Enforcement Office shall collect a nonrefundable application fee of $50,[1] made payable to the City of Bangor, and a copy of a receipt for the same shall accompany the application.
An additional fee may be charged if the Code Enforcement Officer and/or Board of Appeals needs the assistance of a professional engineer or other expert. The expert's fee shall be paid in full by the applicant within 10 days after the City submits a bill to the applicant. Failure to pay the bill shall constitute a violation of the chapter and be grounds for the issuance of a stop work order. An expert shall not be hired by the municipality at the expense of an applicant until the applicant has either consented to such hiring in writing or been given an opportunity to be heard on the subject. An applicant who is dissatisfied with a decision to hire expert assistance may appeal that decision to the Board of Appeals.
Review all applications for the flood hazard development permit to assure that proposed developments are reasonably safe from flooding and to determine that all pertinent requirements of § 120-6 (Development standards) have been, or will be, met;
The base flood data contained in the Flood Insurance Study - City of Bangor, Maine, as described in § 120-1;
In special flood hazard areas where base flood elevation data are not provided, obtain, review and reasonably utilize any base flood elevation and floodway data from federal, state, or other technical sources, including information obtained pursuant to § 120-3H(1)(b); § 120-6K; and § 120-8D, in order to administer § 120-6 of this chapter; and,
When the community establishes a base flood elevation in a Zone A by methods outlined in § 120-3H(1)(b), the community shall submit that data to the Maine Floodplain Management Program in the State Planning Office.
Make interpretations of the location of boundaries of special flood hazard areas shown on the map; described in § 120-1 of this chapter;
A two-part flood hazard development permit for elevated structures. Part I shall authorize the applicant to build a structure to and including the first horizontal floor only above the base flood level. At that time the applicant shall provide the Code Enforcement Officer with a second elevation certificate completed by a professional land surveyor, registered professional engineer or architect based on the Part I permit construction, "as built," for verifying compliance with the elevation requirements of § 120-6, Subsections F, G, or H. Following review of the elevation certificate data, which shall take place within 72 hours of receipt of the application, the Code Enforcement Officer shall issue Part II of the flood hazard development permit. Part II shall authorize the applicant to complete the construction project; or
A flood hazard development permit for floodproofing of nonresidential structures that are new construction or substantially improved nonresidential structures that are not being elevated but that meet the floodproofing standards of § 120-6G(1)(a), (b), and (c). The application for this permit shall include a floodproofing certificate signed by a registered professional engineer or architect; or
A flood hazard development permit for minor development for all development that is not new construction or a substantial improvement, such as repairs, maintenance, renovations, or additions, whose value is less than 50% of the market value of the structure. Minor development also includes, but is not limited to, accessory structures as provided for in § 120-6J, mining, dredging, filling, grading, paving, excavation, drilling operations, storage of equipment or materials, deposition or extraction of materials, public or private sewage disposal systems or water supply facilities that do not involve structures; and nonstructural projects such as bridges, dams, towers, fencing, pipelines, wharves and piers.
Maintain, as a permanent record, copies of all flood hazard development permit applications, corresponding permits issued, and data relevant thereto, including reports of the Board of Appeals on variances granted under the provisions of § 120-9 of this chapter, and copies of elevation certificates, floodproofing certificates, certificates of compliance and certifications of design standards required under the provisions of §§ 120-3, 120-6 and 120-7 of this chapter.
Zone AE shall have the lowest floor (including basement) elevated to at least one foot above the base flood elevation.
Zone A shall have the lowest floor (including basement) elevated to at least one foot above the base flood elevation utilizing information obtained pursuant to § 120-3H(1)(b); 120-5B; or § 120-8D.
Zone AE shall have the lowest floor (including basement) elevated to at least one foot above the base flood elevation or, together with attendant utility and sanitary facilities, shall:
Be certified by a registered professional engineer or architect that the floodproofing design and methods of construction are in accordance with accepted standards of practice for meeting the provisions of this section. Such certification shall be provided with the application for a flood hazard development permit, as required by § 120-3K, and shall include a record of the elevation above mean sea level to which the structure is floodproofed.
Zone A shall have the lowest floor (including basement) elevated to at least one foot above the base flood elevation utilizing information obtained pursuant to § 120-3H(1)(b); 120-5B; or 120-8D or, together with attendant utility and sanitary facilities, meet the floodproofing standards of § 120-6G(1).
All components of the anchoring system described in § 120-6H(1)(c)[1][a] and [b] shall be capable of carrying a force of 4,800 pounds.
Be elevated on a permanent foundation, as described in § 120-6H(1)(b), such that the lowest floor (including basement) of the manufactured home is at least one foot above the base flood elevation utilizing information obtained pursuant to § 120-3H(1)(b); § 120-5B; or § 120-8D; and
Meet the anchoring requirements of § 120-6H(1)(c).
Zone AE shall either:
Be permitted in accordance with the elevation and anchoring requirements for manufactured homes in § 120-6H(1).
Accessory structures. Accessory structures, as defined in § 120-13, located within Zones AE and A, shall be exempt from the elevation criteria required in § 120-6F and G above, if all other requirements of § 120-6 and all the following requirements are met. Accessory structures shall:
Have hydraulic openings, as specified in § 120-6L(2), in at least two different walls of the accessory structure;
In Zone AE riverine areas, encroachments, including fill, new construction, substantial improvement, and other development shall not be permitted within a regulatory floodway which is designated on the community's Flood Insurance Rate Map, unless a technical evaluation certified by a registered professional engineer is provided demonstrating that such encroachments will not result in any increase in flood levels within the community during the occurrence of the base flood discharge.
In Zones AE and A riverine areas for which no regulatory floodway is designated, encroachments, including fill, new construction, substantial improvement, and other development shall not be permitted in the floodway as determined in § 120-6K(3) unless a technical evaluation certified by a registered professional engineer is provided demonstrating that the cumulative effect of the proposed development, when combined with all other existing development and anticipated development:
Is consistent with the technical criteria contained in Article 5 entitled "Hydraulic Analyses," Flood Insurance Study - Guidelines and Specifications for Study Contractors (FEMA 37/January 1995, as amended).
In Zone AE and A riverine areas for which no regulatory floodway is designated, the regulatory floodway is determined to be the channel of the river or other watercourse and the adjacent land areas to a distance of 1/2 the width of the floodplain as measured from the normal high-water mark to the upland limit of the floodplain.
Enclosed areas below the lowest floor. New construction or substantial improvement of any structure in Zones AE and A that meets the development standards of § 120-6, including the elevation requirements of § 120-6, Subsection F, G, or H, and is elevated on posts, columns, piers, piles, "stilts," or crawlspaces may be enclosed below the base flood elevation requirements, provided all the following criteria are met or exceeded:
Enclosed areas are not basements as defined in § 120-13;
Openings may be equipped with screens, louvers, valves, or other coverings or devices, provided that they permit the entry and exit of floodwaters automatically without any external influence or control such as human intervention, including the use of electrical and other non-automatic mechanical means;
Bridges. New construction or substantial improvement of any bridge in Zones AE and A shall be designed such that:
The structural design and methods of construction shall meet the elevation requirements of this section and the floodway standards of § 120-6K; 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 provisions of this section. Such certification shall be provided with the application for a flood hazard development permit, as required by § 120-3K.
Wharves, piers and docks. New construction or substantial improvement of wharves, piers, and docks are permitted in Zones AE and A, in and over water and seaward of the mean high tide, if the following requirements are met:
For new construction or substantial improvement of any elevated structure, the applicant shall submit to the Code Enforcement Officer an elevation certificate completed by a professional land surveyor, registered professional engineer, or architect, for compliance with § 120-6, Subsection F, G, or H.
Review the elevation certificate and the applicant's written notification; and,
Any proposed development plan must include a condition of plan approval requiring that structures on any lot in the development having any portion of its land within a special flood hazard area, are to be constructed in accordance with § 120-6 of this chapter. Such requirement will be included in any deed, lease, purchase and sale agreement, or document transferring or expressing an intent to transfer any interest in real estate or structure, including but not limited to a time-share interest. The condition shall clearly articulate that the municipality may enforce any violation of the construction requirement, and that fact shall also be included in the deed or any other document previously described. The construction requirement shall also be clearly stated on any map, plat, or plan to be signed by the Planning Board or local reviewing authority as part of the approval process.
The Board of Appeals of the City of Bangor may, upon written application of an aggrieved party, hear and decide appeals where it is alleged that there is an error in any order, requirement, decision, or determination made by, or failure to act by, the Code Enforcement Officer or Planning Board in the administration of the provisions of this chapter.
A determination that should a flood comparable to the base flood occur, the granting of a variance will not result in increased flood heights, additional threats to public safety, public expense, or create nuisances, cause fraud or victimization of the public or conflict with existing local laws or codes; and
Other criteria of §§ 120-9 and 120-6K are met; and
The development meets the criteria of § 120-9, Subsections A through D above; and
Any applicant who meets the criteria of § 120-9, Subsections A through E, shall be notified by the Board of Appeals in writing over the signature of the Chairperson of the Board of Appeals that:
Any aggrieved party who participated as a party during the proceedings before the Board of Appeals may appeal a decision of the Board in accordance with Rule 80B of the Maine Rules of Civil Procedure.
The land in the floodplain having a one-percent-or-greater chance of flooding in any given year, as specifically identified in the flood insurance study cited in § 120-1 of this chapter.
Any change caused by individuals or entities to improved or unimproved real estate, including but not limited to the construction of buildings or other structures; the construction of additions or substantial improvements to buildings or other structures; mining, dredging, filling, grading, paving, excavation, drilling operations or storage of equipment or materials; and the storage, deposition, or extraction of materials, public or private sewage disposal systems or water supply facilities.
Built, in the case of a building in Zones AE or A, to have the top of the elevated floor elevated above the ground level by means of pilings, columns, post, piers, or "stilts"; and
In the case of Zone AE or A, "elevated building" also includes a building elevated by means of fill or solid foundation perimeter walls with hydraulic openings sufficient to facilitate the unimpeded movement of floodwaters, as required in § 120-6L.
An official form (FEMA Form 81-31, 08/99, as amended) that:
An official map of a community, on which the Federal Insurance Administrator, has delineated both the special hazard areas and the risk premium zones applicable to the community.
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 non-elevation design requirements described in § 120-6L of this chapter.
All development that is not new construction or a substantial improvement, such as repairs, maintenance, renovations, or additions, whose value is less than 50% of the market value of the structure. It also includes, but is not limited to accessory structures as provided for in § 120-6J, mining, dredging, filling, grading, paving, excavation, drilling operations, storage of equipment or materials, deposition or extraction of materials, public or private sewage disposal systems or water supply facilities that do not involve structures; and nonstructural projects such as bridges, dams, towers, fencing, pipelines, wharves, and piers.
The date the building permit was issued, provided the actual start of construction, repair, reconstruction, rehabilitation, addition, placement, substantial improvement or other improvement was within 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 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 basement, footings, 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, or modification of any construction element, whether or not that alteration affects the external dimensions of the building.