§ 16.66

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

(a) Anchoring.

(1) All new construction and substantial improvements 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.

(2) All manufactured homes shall meet the anchoring standards of Section 16-66.120.

(b) Construction materials and methods. All new construction and substantial improvement shall be constructed:

(1) With materials and utility equipment resistant to flood damage;

438.27

(Saratoga Supp. No. 57, 1-26)

16.66.090

(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 if

(4) Within Zones AH or AO, so that there are adequate drainage paths around structures on slopes to guide flood waters around and away from proposed structures.

(c) Elevation and floodproofing. (See Section 1666.040 definitions for "basement," "lowest floor," "new construction," "substantial damage" and "substantial improvement.")

(1) Residential construction, new or substantial improvement, shall have the lowest floor, including basement:

(i) In an AO Zone, elevated above the highest adjacent grade to a height exceeding the depth number specified in feet on the FIRM by at least one foot, or elevated at least three feet above the highest adjacent grade if no depth number is specified.

(ii) In an A Zone, elevated to at least one foot above the base flood elevation, as determined by the City.

(iii) In all other zones, elevated to at least one foot above the base flood elevation.

Upon the 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 City's building inspector to be properly elevated. Such certification and verification shall be provided to the Floodplain Administrator.

(2) Nonresidential construction, new or substantial improvement, shall either be elevated to conform with Section 16-66.090(c)(1) or together with attendant utility and sanitary facilities:

(i) Be floodproofed below the elevation recommended under Section 16-66.090(c)(1) so that the structure is watertight with walls substantially impermeable to the passage of water;

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

(iii) Be certified by a registered professional engineer or architect that the standards of this Section 16-66.090(c)(2) are satisfied. Such certification shall be provided to the Floodplain Administrator.

(3) All new construction and substantial improvement 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 floodwater. Designs for meeting this requirement must exceed the following minimum criteria:

(i) Be certified by a registered professional engineer or architect; or

(ii) Have a minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding. The bottom of all openings shall be no higher than one foot above grade. Openings may be equipped with screens, louvers, valves or other coverings or devices provided that they permit the automatic entry and exit of floodwater.

(4) Manufactured homes shall also meet the standards in Section 16-66.120. (Ord. 71-167 § 2 (part), 1996)

(a) All new and replacement water supply and sanitary sewage systems shall be designed to minimize or eliminate:

(1) Infiltration of flood waters into the systems; and

(2) Discharge from the systems into flood waters.

(b) On-site waste disposal systems shall be located to avoid impairment to them, or contamination from them during flooding. (Ord. 71-167 § 2 (part), 1996)

(a) All preliminary subdivision proposals shall identify the flood hazard area and the elevation of the base flood.

(b) All subdivision plans shall provide the elevation of proposed structure(s) and pad(s). If the site is filled above the base flood elevation, the lowest floor, pad elevations and lowest adjacent grade shall be certified by a registered professional engineer or surveyor and provided to the Floodplain Administrator.

(Saratoga Supp. No. 57, 1-26)

438.28

16-66.150

(c) All subdivision proposals shall be consistent with the need to minimize flood damage.

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

(e) All subdivisions shall provide adequate drainage to reduce exposure to flood hazards. (Ord. 71-167 § 2 (part), 1996; Ord. No. 320, § 1.G.30, 11-5-2014)

(a) All manufactured homes that are placed or substantially improved, within Zones A1-30, AH, and AE on the community's Flood Insurance Rate Map, on sites located:

(1) Outside of a manufactured home park or subdivision,

(2) In a new manufactured home park or subdivision,

(3) In an expansion to an existing manufactured home park or subdivision, or

(4) In an existing manufactured home park or subdivision on a site upon which a manufactured home has incurred "substantial damage" as the result of a flood, shall be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated to at least one foot above the base flood elevation and be securely fastened to an adequately anchored foundation system to resist flotation collapse and lateral movement.

(b) All manufactured homes to be placed or substantially improved on sites in an existing manufactured home park or subdivision within Zones A1-30, AH and AE on the community's Flood Insurance Rate Map that are not subject to the provisions of Section 16-66.120(a) will be securely fastened to an adequately anchored foundation system to resist flotation collapse, and lateral movement, and be elevated so that either the:

(1) Lowest floor of the manufactured home is at least one foot above the base flood elevation; or

(2) Manufactured home chassis is supported by reinforced piers or other foundation elements of at least equivalent strength that are no less than thirty-six inches in height above grade. (Ord. 71-167 § 2 (part), 1996)

(a) All recreational vehicles placed on sites within Zones A1-30, AH, and AE on the City's Flood Insurance Rate Map will either:

(1) Be on the site for fewer than one hundred eighty consecutive days, and 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

(2) Meet the permit requirements of Sections 1666.060 through 16-66.080 of this Article and the elevation and anchoring requirements for manufactured homes in Section 16-66.120(a). (Ord. 71-167 § 2 (part), 1996)

Located within areas of special flood hazard established in Section 16-66.050(b) 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) Prohibit encroachments, including fill, new construction, substantial improvement, and other new development unless certification by a registered professional engineer or architect is provided demonstrating that encroachments shall not result in any increase in the base flood elevation during the occurrence of the base flood discharge.

(b) If Section 16-66.140(a) is satisfied, all new construction, substantial improvement, and other proposed new development shall comply with all other applicable flood hazard reduction provisions of Sections 16-66.090 through 16-66.140. (Ord. 71-167 § 2 (part), 1996)

(a) The Planning Commission shall hear and decide requests for variances from the requirements of this Article.

(b) In making its decision on a variance application (or on an appeal to the Planning Commission taken pursuant to Section 16-66.085), the Planning Commission shall consider all technical evaluations, and all relevant factors and standards specified in this Article, and shall also be guided by the following considerations:

(1) The danger that materials may be swept onto other lands to the injury of others;

(Saratoga Supp. No. 57, 1-26)

438.29

16-66.150

(2) The danger of life and property due to flooding or erosion damage;

(3) The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner;

(4) The importance of the services provided by the proposed facility to the City;

(5) The availability of alternative locations for the proposed use which are not subject to flooding or erosion damage;

(6) The compatibility of the proposed use with existing and anticipated development;

(7) The relationship of the proposed use to the comprehensive plan and floodplain management program for that area;

(8) The safety of access to the property in time of flood for ordinary and emergency vehicles;

(9) The expected heights, velocity, duration, rate of rise, and sediment transport of the flood waters expected at the site; and

(10) The costs of providing governmental services during and after flood conditions, including maintenance and repair of public utilities and facilities such as sewer, gas, electrical, and water systems, and streets and bridges.

(c) Generally, variances may be issued for new construction and substantial improvements to be erected on a lot of one-half acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, providing the items listed in subsection (b) of this Section have been fully considered. As the lot size increases beyond one-half acre, the technical justification required for issuing the variance increases.

(d) The Floodplain Administrator shall maintain the records of all actions by the Planning Commission under this Article and report any variances to the Federal Insurance Administration upon request. (Ord. 71-167 § 2 (part), 1996)

(a) The Planning Commission may impose such conditions upon the granting of a variance as it deems necessary to further the purposes of this Article and to make the determinations set forth in subsection (b) of this Section.

(b) Variances shall only be issued upon a showing of good and sufficient cause and upon a determination by the Planning Commission that:

(1) Failure to grant the variance would result in exceptional hardship to the applicant.

(2) The variance is the minimum necessary, considering the flood hazard, to afford relief. "Minimum necessary" means to afford relief with a minimum of deviation from the requirements of this Article.

(3) 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, or conflict with existing ordinances of the City.

(c) Variances shall not be issued within any designated floodway if any increase in flood levels during the base flood discharge would result.

(d) Variances may be issued for the reconstruction, rehabilitation or restoration of structures listed in the National Register of Historic Places or the State Inventory of Historic Places without regard to the procedures set forth in this Section.

(e) Variances may be issued for new construction and substantial improvements and for other development necessary for the conduct of a functionally dependent use provided that the provisions of this Section are satisfied and that the structure or other development is protected by methods that minimize flood damages during the base flood and create no additional threats to public safety.

(f) Any applicant to whom a variance is granted shall be given written notice that the structure will be permitted to be built with a lower floor elevation below the regulatory flood elevation and that the cost of flood insurance will be commensurate with the increased risk resulting from the reduced lowest floor elevation, and that such construction increases risks to life and property. The applicant shall also be required to execute an indemnity agreement to hold the City harmless from any claim, cause of action, liability, cost, expense or damage arising from or in any manner relating to the granting of the variance. A copy of the notice and the original indemnity agreement shall be recorded by the Floodplain Administrator in the office of the County Recorder and shall be recorded in a manner so that they appear in the chain of title of the affected parcel of land. (Ord. 71-167 § 2 (part), 1996)

(Saratoga Supp. No. 57, 1-26)

438.30

16-70.040