Fairfield Municipal Code Art. V Provisions for Flood Hazard Reduction

In all areas of special flood hazards, the standards in this article shall apply.

(a) All new construction and substantial improvements shall be anchored to prevent flotation, collapse or lateral movement of the structure.

(b) All mobile manufactured homes shall meet the anchoring standards of section 8A.5.5.(a).

(Ord. 2002-17, § 4)

(a) All new construction and substantial improvements shall be constructed with materials and utility equipment resistant to flood damage.

(b) All new construction and substantial improvements shall be constructed using methods and practices that minimize flood damage.

(c) All elements that function as part of the structure, such as furnace, hot water heater, air conditioner, or other service equipment shall be elevated to at least one (1) foot above the base flood elevation or depth number specified on the FIRM.

(d) Within Zones AH and AO, all new construction and substantial improvements shall be constructed such that there are adequate drainage paths around structures on slopes to guide flood waters around and away from proposed structures.

(Ord. 2002-17, § 5; Ord. 2002-17, § 6)

(a) New construction and substantial improvement of any structure shall have the lowest floor, including basement, elevated to at least one (1) foot above the base flood elevation. Nonresidential structures may meet the standards in section 8A.5.1.3(c). Upon completion of the structure the elevation of the lowest floor including basement shall be certified by a registered professional engineer or surveyor and verified by the building inspector that elevation requirements have been met. Notification of compliance shall be recorded as set forth in section 8A.4.2.3(a).

(b) New construction and substantial improvement of any structure in Zone AO shall have the lowest floor, including basement, elevated above the highest adjacent grade to at least one (1) foot above the depth number specified on the FIRM. If there is no depth number on the FIRM, the lowest floor, including basement, shall be elevated to at least three (3) feet above the highest adjacent grade. Nonresidential structures may meet standards in section 8A.5.1.3(c). Upon completion of the structure compliance to the elevation requirement shall be certified by a registered professional engineer or surveyor and verified by the building inspector. Notification of compliance shall be recorded as set forth in section 8A.4.2.3(b).

(c) Nonresidential construction shall either be elevated in conformance with section 8A.5.1.3(a) or (b), or together with attendant utility and sanitary facilities:

(1) Be floodproofed below the elevation recommended in section 8A.5.1.3 so that below the level of one (1) foot above the base flood elevation the structure is watertight with walls substantially impermeable to the passage of water;

(2) Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and,

(3) Be certified by a registered professional engineer or architect that the standards of this subsection are satisfied. Such certification shall be provided to the director of public works as set forth in section 8A.4.2.3(c).

(d) Manufactured homes shall meet the above standards and also the standards in section 8A.5.5.

(e) For all new construction and substantial improvements, fully enclosed areas below the lowest floor (excluding basements) that are useable 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 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 openings located on different sides of the building having a total net area of not less than one 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 foot above grade. Openings may be equipped with screens, louvers, or other coverings or devices provided that they permit the automatic entry and exit of floodwaters.

(Ord. 2002-17, § 7; Ord. 98-28, § 4; Ord. No. 2012-14, § 4)

(a) The storage or processing of materials that are in time of flooding buoyant, flammable, explosive, or could be injurious to human, animal or plant life is prohibited.

(b) Storage of other material or equipment may be allowed if not subject to major damage by floods and firmly anchored to prevent flotation or if readily removable from the area within the time available after flood warning.

(a) All new and replacement water supply and sanitary sewage systems shall be designed to minimize or eliminate infiltration of flood waters into the system and discharge from systems into flood waters.

(b) On site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding.

(c) 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.

(a) All tentative subdivision map proposals and other proposed developments, which map proposals or proposed developments greater than 50 lots or 5 acres, whichever is less, shall identify the special flood hazard area and base flood elevations along the project limits.

(b) All final subdivision maps and other proposed development plans will provide the elevation of proposed structures and pads. If the site is filled above the base flood, the final pad elevation shall be certified by a registered professional engineer or surveyor and provided to the director of public works as set forth in section 8A.4.2.3(d).

(c) All subdivision map proposals and other proposed developments shall be consistent with the need to minimize flood damage;

(d) All subdivision map proposals and other proposed developments shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage;

(e) All subdivision map proposals and other proposed developments shall have adequate drainage provided to reduce exposure to flood damage as set forth in section 8A.4.2.l(d). Certification of compliance shall be required of the developer.

(Ord. No. 2012-14, § 5; Ord. No. 2016-05, § 4)

(a) All manufactured homes and additions to manufactured homes shall be anchored to resist flotation, collapse, or lateral movement by one of the following methods:

(1) By providing an anchoring system designed to withstand horizontal forces of 15 pounds per square foot and up lift forces of 9 pounds per square foot; or

(2) By the anchoring of the unit’s system, designed to be in compliance to the department of housing and development mobile home construction and safety standards; or

(3) As set forth in section 8A.4.2.3(e), certification meeting the standards above is required of the installer or state agency responsible for regulating the placement, installation and anchoring of individual manufactured home units.

(b) The following standards are required for l) manufactured homes not placed in manufactured home parks or subdivisions, 2) new manufactured home parks or subdivisions, 3) expansions to existing manufactured home parks or subdivisions and, 4) repair, reconstruction, or improvements to existing manufactured home parks or subdivisions that equals or exceeds 50 percent of the value of the streets, utilities and pads before the repair, reconstruction or improvement commenced.

(1) Adequate surface drainage and access for a hauler shall be provided.

(2) All manufactured homes to be placed or substantially improved within Zones A1-A30, AH, and AE shall be elevated on a permanent foundation such that the lowest floor of the manufactured home is at least one (l) foot above the base flood level and be securely anchored to an adequately anchored foundation system in accordance with section 8A.5.5(a). If elevated on pilings:

A. The lots shall be large enough to permit steps;

B. The pilings shall be placed in stable soil no more than ten feet apart; and,

C. Reinforcement shall be provided for pilings more than six fee above ground level.

(c) No manufactured home shall be placed in a floodway, except in an existing manufactured home park or existing manufactured home subdivision.

(d) Certification of compliance is required of the developer responsible for the plan or state agency responsible for regulating manufactured home placement.

(Ord. No. 2012-14, § 6)

All recreational vehicles placed in Zones A1-30, AH, and AE will either:

(a) Be on the site for fewer than 180 consecutive days; or

(b) Be fully licensed and ready for highway use. A recreational vehicle is ready for highway use if it is on its wheels or jacking system, is attached to the site only by quick disconnect type utilities and security devices, and has no permanently attached additions; or

(c) Meet the permit requirements of Section 8A.4.1 of this ordinance and the elevation and anchoring requirements for manufactured homes in Section 8A.5.5.

(Ord. No. 2012-14, § 7)

Located within areas of special flood hazard established in section 8A.3.2 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.

(a) No encroachments, including fill, new construction, substantial improvements, and other development shall be permitted unless certification by a registered professional engineer or architect is provided demonstrating that encroachments shall not result in any increase in flood levels during the occurrence of the base flood discharge.

(b) If no floodway is identified, then new development will be allowed only after it is demonstrated that the cumulative effect of all past and projected development will not increase the base flood elevation by more than one foot. Furthermore, a minimum setback of 30 feet from the bank(s) of the watercourse will be established, where encroachment will be prohibited.

(Ord. No. 2012-14, §§ 7, 8. Formerly 8A.5.6)