Sec. 70-346 through 70-368

Floodplain

• AO zone non-residential lowest floor elevation above highest adjacent grade2 ft

  If no flood depth number is specified, the lowest floor, including basement, shall be elevated at least two feet above the highest adjacent grade.

• AO zone residential lowest floor elevation above highest adjacent grade2 ft

  If no flood depth number is specified, the lowest floor, including basement, shall be elevated no less than two feet above the highest adjacent grade.

• Coastal A zone lowest floor elevation above base flood level1 ft

  Buildings and structures within this zone, including manufactured homes, shall have the lowest floor elevated to or above the base flood elevation plus one foot of freeboard.

• Enclosed area flood openings requirements

  Provide a minimum of two openings on different sides of each enclosed area subject to flooding. The total net area of all openings must be at least one square inch for each square foot of enclosed area subject to flooding. The bottom of all required openings shall be no higher than one foot above the adjacent grade.

• Enclosed area below lowest floor use restrictions

  Not be designed or used for human habitation, but shall only be used for parking of vehicles, building access, or limited storage of maintenance equipment used in connection with the premises.

• Encroachments prohibitedProhibitedNot allowed in the district at all, short of rezoning or a variance. in floodway unless no increase in flood levels

  Within any floodway area, no encroachments, including fill, new construction, substantial improvements, or other development shall be permitted unless it has been demonstrated through hydrologic and hydraulic analysis performed in accordance with standard engineering practice that the proposed encroachment will not result in any increase in flood levels within the community during the occurrence of the base flood discharge.

• Manufactured homesManufactured homeA dwelling built in a factory to a federal standard and transported to the site. prohibitedProhibitedNot allowed in the district at all, short of rezoning or a variance. in floodway except in existing parks

  The placement of manufactured homes (mobile homes) is prohibited, except in an existing manufactured home (mobile home) park or subdivision.

• Non-residential lowest floor elevation above base flood level1 ft

  New construction or substantial improvement of any commercial, industrial, or non-residential building (or manufactured home) shall have the lowest floor, including basement, elevated to one foot or more above the base flood level.

• Recreational vehicles on site for fewer than 180 days180 days

  Be on the site for fewer than 180 consecutive days, be fully licensed and ready for highway use.

• Residential lowest floor elevation above base flood level1 ft

  New construction or substantial improvement of any residential structure (including manufactured homes) in zones A1—30, AE, AH and A with detailed base flood elevations shall have the lowest floor, including basement, elevated to one foot or more above the base flood level.

• Substantial improvement threshold50 pct

  The modification, alteration, repair, reconstruction, or improvement of any kind to a structure and/or use, regardless of its location in a floodplain area to an extent or amount of 50 percent or more of its market value shall be undertaken only in full compliance with this ordinance.

• V/VE zone lowest horizontal structural member elevation above base flood level1 ft

  The bottom of the lowest horizontal structural member of the lowest floor (excluding the pilings or columns) is elevated to at least one foot above the base flood level.

• FillGrading (cut & fill)Reshaping land by removing earth (cut) or adding it (fill), often capped by volume. for structural support prohibitedProhibitedNot allowed in the district at all, short of rezoning or a variance. in V/VE zones

  The use of fill for structural support of buildings is prohibited.

• Man-made alteration of sand dunes prohibitedProhibitedNot allowed in the district at all, short of rezoning or a variance. in V/VE zones

  The man-made alteration of sand dunes, which would increase potential flood damage, is prohibited.

• Zoning permit required for all development in floodplainFloodplainLand expected to flood at a stated frequency, where building carries extra conditions.

  All uses, activities, and development occurring within any floodplain district, including placement of manufactured homes, shall be undertaken only upon the issuance of a zoning permit.