§ 153.017 STANDARDS OF CONSTRUCTION. — Eureka Zoning Code

In all areas of special flood hazards the following standards are required:

(A) Anchoring. All new construction and substantial improvements of structures, including manufactured homes, shall be adequately anchored to prevent flotation, collapse or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy.

(B) Construction materials and methods. All new construction and substantial improvements of structures, including manufactured homes, shall be constructed:
(1) With flood resistant materials, and utility equipment resistant to flood damage for areas below the base flood elevation;
(2) Using methods and practices that minimize flood damage;
(3) With electrical, heating, ventilation, plumbing and air conditioning equipment and other service facilities that are designed and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding; and

(4) Within Zones AH or AO, adequate drainage paths shall be constructed around structures on slopes to guide flood waters around and away from proposed structures.

(1) Residential construction. All new construction or substantial improvements of residential structures shall have the lowest floor, including basement:

(a) In AE, AH, A1-30 Zones, elevated to or above the base flood elevation.

(b) In an AO zone, elevated above the highest adjacent grade to a height equal to or exceeding the base flood elevation specified in feet on the FIRM, or elevated at least two feet above the highest adjacent grade if no base flood elevation is specified.

(c) In an A zone, without base flood elevations specified on the FIRM (unnumbered A zone), elevated to or above the base flood elevation; as determined under § 153.014(C).

Upon the completion of the structure, the elevation of the lowest floor, including basement, shall be certified by a registered civil engineer or licensed land surveyor, and verified by the Chief Building Official to be properly elevated. Such certification and verification shall be provided to the Floodplain Administrator.

(2) Nonresidential construction. All new construction or substantial improvements of nonresidential structures shall either be elevated to conform with § 153.017(C)(1) or:
(a) Be floodproofed, together with attendant utility and sanitary facilities below the elevation recommended under §
153.017(C)(1), so that the structure is watertight with walls substantially impermeable to the passage of water; and
(b) Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and
(c) Be certified by a registered civil engineer or architect that the standards of § 153.017(C)(2)(a) and (b) are satisfied. Such certification shall be provided to the Floodplain Administrator.
(3) Flood openings. All new construction and substantial improvements of structures with fully enclosed areas below the lowest floor (excluding basements) that are usable solely for parking of vehicles, building access or storage, 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 flood water. Designs for meeting this requirement must meet the following minimum criteria:
(a) For non-engineered openings:

Have a minimum of two openings on different sides having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding; and
The bottom of all openings shall be no higher than one foot above grade; and
Openings may be equipped with screens, louvers, valves or other coverings or devices provided that they permit the automatic entry and exit of flood water; and
Buildings with more than one enclosed area must have openings on exterior walls for each area to allow flood water to directly enter.

(b) Engineered openings shall be certified by a registered civil engineer or architect.
(4) Manufactured homes. See § 153.020.
(5) Garages and accessory structures.
(a) Attached garages.

A garage attached to a residential structure, constructed with the garage floor slab below the BFE, must be designed to allow for the automatic entry of flood waters. See § 153.017(C)(3). Areas of the garage below the BFE must be constructed with flood-resistant materials. See § 153.017(B).
A garage attached to a nonresidential structure must meet the above requirements or be dry floodproofed. For guidance on below grade parking areas, see FEMA Technical Bulletin TB-6.

(b) Detached garages and accessory structures.

Accessory structures, used solely for parking or limited storage, as defined in § 153.005, may be constructed such that its floor is below the base flood elevation (BFE), provided the structure is designed and constructed in accordance with the following requirements:

a. Use of the accessory structure must be limited to parking or limited storage;
b. The portions of the accessory structure located below the BFE must be built using flood-resistant materials;
c. The accessory structure must be adequately anchored to prevent flotation, collapse and lateral movement;
d. Any mechanical and utility equipment in the accessory structure must be elevated or floodproofed to or above the BFE;
e. The accessory structure must comply with floodplain encroachment provisions in § 153.022; and
f. The accessory structure must be designed to allow for the automatic entry of flood waters in accordance with § 153.017(C)(3).

Detached garages and accessory structures not meeting the above standards must be constructed in accordance with all applicable standards in § 153.017.

(Ord. 767-C.S., passed 4-19-11)