2212_00001ORDINANCENO.2212
ANORDINANCE AMENDINGCHAPTER 18.53 OF THEMOSES LAKEMUNICIPALCODEENTITLED"FLOOD HAZARDAREAS"
THE CITYCOUNCIL OF THECITY OF MOSESLAKE,WASHINGTONDOORDAINASFOLLOWS:
Section 1.Chapter 18.53 of theMoses LakeMunicipalCode entitled"Flood Hazard Areas"is amended asfollows:
18.53.020 Basis for Establishing the Areas of Special Flood Hazard:The areas of special flood hazardidentifiedbytheFederalInsuranceAdministrationinascientificandengineeringreportentitled
O "The Flood Insurance Study fortheCityof Moses Lake"dated January 5,1989 and anyrevisionsthereto,with accompanying flood insurance maps and any revisions theretois hereby adopted byreferenceanddeclaredtobeapartofthisordinance.The FloodInsurance Study ison file at CityofMosesLake,321 S.Balsam,Moses Lake,WA 98837.
18.53.030 Definitions:
A.Area of Shallow Flooding:Area ofShallowFlooding means a designatedAO orAH Zone ontheFloodInsuranceRateMap(FIRM).The base flood depths range fromone foot (1')tothreefeet(3');a clearlydefined channel does not exist;the path offlooding is unpredictableandindeterminate;and velocity flow maybe evident.AOis characterized as sheet flowand AHindicatesponding.
B.Area ofSpecial Flood Hazard:Area ofSpecial Flood Hazard meanstheland intheflood plainwithinacommunitysubjecttoaonepercent(1%)or greater chance of flooding in any given
year.Designation on maps always includes the letters A orV.
C.Base Flood:Base Flood means theflood having a one percent (1%)chance ofbeing equaled
or exceeded inanygiven year.Also referred to as the"100-yearflood."Designation on mapsalwaysincludesthelettersAorV.
D.Basement:Basement means any area ofthe building having its floorsub-grade (belowgroundlevel)on all sides.
E.Critical Facility:Critical Facility means a facilityfor which even a slightchance offloodingmightbetoogreat.Critical facilities include,but are not limited to,schools,nursing homes,hospitals,police,fire and emergencyresponse installations,and installations which produce,
use,or store hazardous materials orhazardous waste.
F.Development:Development means any manmade change to improved or unimprovedrealestate,including but not limited to,buildings or other structures,mining,dredging,filling,grading,paving,excavating,or drillingoperations orstorageofequipment or materials locatedwithintheareaofspecialfloodhazard.
G.Flood or Flooding:Floodor Flooding means a general and temporarycondition of partial orcompleteinundationofnormallydrylandareasfromtheoverflowofinlandortidalwatersand/or the unusual and rapid accumulation of run-off of surface waters from any source.
H.Flood Insurance Rate Map (FIRM):Flood Insurance Rate Map maaristhe officialmap onwhichtheFederalInsuranceAdministrationhasdelineatedboththeareasofspecialfloodhazardsandtheriskpremiumzonesapplicabletothecommunity.
I.Flood Insurance Study:Flood Insurance Study means the official report provided by theFederalInsuranceAdministrationthatincludesfloodprofiles,theFlood Boundary-Floodway
Map,and thewater surface elevation ofthe base flood.
J.Floodwav:Floodway means thechannel ofa riveror other watercourse andtheadjacentland
areas that must be reserved in order to discharge the base flood without cumulativelyincreasingthewatersulfaceelevationmorethanonefoot(1').
K.Lowest Floor:Lowest Floor means the lowest floor ofthe lowest enclosed area (includingbasement).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 abuilding's lowest floor,providedthat such enclosure is not built so as torender thestructureinviolationoftheapplicablenon-elevation design requirements of thisordinance.
L.Manufactured Home:Manufactured Home means a structure,transportableinone(1)or moresections,whichis builton a permanent chassis and is designed for use withor withoutapermanentfoundationwhenconnectedtotherequiredutilities.For flood plain managementpurposestheterm"manufacturedhome"also includes park trailers,traveltrailers,and othersimilarvehiclesplacedonasiteforgreaterthanonehundredeighty(180)consecutive days.For insurance purposes the term"manufacturedhome"does not include park trailers,traveltrailers,and othersimilar vehicles.
M.Manufactured Home Park or Subdivision:ManufacturedHomePark orSubdivisionmeans aparcel(orcontiguousparcels)of land divided into two(2)or more manufacturedhome lotsforrentorsale.
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Page 2
N.New Construction:New Construction means structures for which the "startof construction"
commencedon oraftertheeffectivedate of thisordinance.
O.Recreational Vehicle:RecreationalVehicle means a vehicle 1)Builton a single chassis;2)
400 square feet or less when measured at thelargest horizontal projection;3)Designed to be
self-propelled or permanently towableby a light duty truck;and 4)Designed primarily not for
use as a permanent dwelling but as temporaryquarters for recreation,camping,travel,orseasonaluse,
P.Start ofConstruction:Startof Constructionincludes substantial improvement,and means the
date the building permit was issued,provided the actual start of construction,repair,
reconstruction,placement,orotherimprovement was within one hundred eighty (180)days of
the permit date.The actual start means either the first placementofpermanent construction
of a structure on a site,such as the pouring of slab or footings,the installation ofpiles,the
construction ofcolumns,or any work beyond the stage of excavation;orthe placement of a
manufactured home on a foundation.Permanent construction does not include land
preparation,such as clearing,grading,and filling;nor does itinclude the installation ofstreets
and/or walkways;nordoes itinclude excavation for a basement,footings,piers,orfoundation
or the erection of temporaryforms;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 mainstructure.
Q.Structure:Structure means a walled and roofed building including a gas orliquid storage tank
that is principallyabove ground.
R.Substantial Damage:Substantial Damage means damage of any origin sustained by a
structure whereby thecost of restoring thestructureto its before damaged conditionwould
equal or exceed fiftypercent (50%)ofthe marketvalue ofthestructurebefore thedamage
occurred.
S.Substantial Improvement:Substantial improvement means any repair,reconstruction,orimprovementofastructure,the cost of which equals or e×ceeds fifty percent (50%)of the
market value of the structure either before the improvement or repair is started,or,if the
structure has been damaged and is being restored,before the damage occurred.For the
purpose of this definition,substantial improvement is considered to occur when the first
alteration of any wall,ceiling,floor,or other structural part ofthebuildingcommences,whether
or not that alteration affects theexternal dimensions of the structure.The term does not,
however,include either:
1.Any project for improvement of a structure to comply with existing state or local health,
sanitary,or safety code specificationswhich are solely necessary to assure safe living
conditions,or
2.Any alteration of a structure listed on the National Register of Historic Places or a State
Inventory of Historic Places.
T.Variance:Variance means a grant ofrelieffrom the requirementsof this ordinance which
permits construction in a manner thatwould otherwise be prohibited by thisordinance.
18.53.160 Provisions for Flood Hazard Protection:In all areas of special flood hazards the following
standards are required:
A.Anchorinq:AIInewconstructionand substantial improvements shall be anchored to prevent
flotation,collapse or lateral movement ofthe structure.
B.All manufactured homes must likewise be anchored to prevent flotation,collapse,or lateral
movement,and shall be installed using methods and practices that minimize flood damage.
Anchoring methods may include,but are not limited to,use of over-the-top or frame ties to
ground anchors (Reference FEMA's"Manufactured Home Installation in Flood Hazard Areas"
guidebook for additional techniques).
C.ConstructionMaterialsand Methods:
1.Allnew constructionandsubstantialimprovements shall be constructed with materials and
utilityequipment resistant toflooddamage.
2.Allnew construction and substantialimprovements shall be constructed using methods
and practices that minimize flood damage.
3.Electrical,heating,ventilation,plumbing,and airconditioning equipment and other service
facilities shall be designed and/or otherwise elevated or located so as to prevent water
from entering or accumulatingwithinthe components during conditionsofflooding.
D.Utilities:
1.AIInew and replacementwater supply systems shallbe designed to minimizeor eliminate
infiltrationofflood waters into the system.
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N.New Construction:New Construction means structures for whichthe"startof construction"commenced on or after theeffective date ofthis ordinance.
O.Recreational Vehicle:RecreationalVehiclemeans a vehicle1)Built ona single chassis;2)400 square feet orless when measured at the largest horizontal projection;3)Designed tobeself-propelled or permanently towableby a lightduty truck;and 4)Designed primarilynot for
use as a permanent dwelling but as temporaryquarters for recreation,camping,travel,orseasonaluse.
P.Startof Construction:Start of Constructionincludes substantialimprovement,and means thedatethebuildingpermitwasissued,provided the actual start of construction,repair,reconstruction,placement,orother improvement was withinonehundred eighty (180)days ofthepermitdate.The actual start means eitherthefirst placement of permanent constructionofastructureonasite,such as the pouringof slab or footings,the installation of piles,theconstructionofcolumns,or any work beyond the stage of excavation;or theplacement of amanufacturedhomeonafoundation.Permanent construction does not include landpreparation,such as clearing,grading,and filling;nor does itinclude theinstallation of streetsand/or walkways;nor does itinclude excavationfor a basement,footings,piers,orfoundation
or the erection of temporaryforms;nor does it include the installationon the property ofaccessorybuildings,such as garages or sheds notoccupiedas dwelling units or not part ofthemainstructure.
Q.Structure:Structure means a walledand roofed building including a gas or liquidstorage tankthatisprincipallyaboveground.
R.Substantial Damage:Substantial Damage means damage of any originsustained by astructurewherebythecostofrestoringthestructuretoitsbeforedamagedconditionwouldequalorexceedfiftypercent(50%)ofthe marketvalue ofthe structure beforethedamageoccurred.
S,Substantial Improvement:Substantial Improvement means any repair,reconstruction,orimprovementofastructure,thecost of which equais or exceeds fiftypercent (50%)of themarketvalueofthestructureeitherbeforetheimprovementorrepairisstarted,or,if thestructurehasbeendamagedandisbeingrestored,before the damage occurred.For thepurposeofthisdefinition,substantial improvement is considered to occur when the firstalterationofanywall,ceiling,floor,or other structural partof thebuilding commences,whetherornotthatalterationaffectstheexternaldimensionsofthestructure.The term does not,however,includeeither:
1.Any project forimprovement of a structure to comply withexistingstate or local health,sanitary,or safety code specifications whichare solely necessary to assure safe livingconditions,or
2.Any alterationofa.structure listed on theNationalRegister ofHistoric Places or a StateInventoryofHistoricPlaces.
T.Variance:Variance means a grant of relief from the requirementsof thisordinancewhichpermitsconstructioninamannerthatwouldotherwisebeprohibitedby.this ordinance.
18.53.160 Provisions for Flood Hazard Protection:In all areas of special flood hazards the followingstandardsarerequired:
A.Anchorina:AIInew construction and substantial improvements shall be anchored topreventflotation,collapse or lateral movementofthestructure.
B.Allmanufacturedhomes must likewise be anchored toprevent flotation,collapse,orlateralmovement,and shall be installed using methods and practices that minimizeflood damage.Anchoring methods may include,but are not limited to,use of over-the-top or frame ties togroundanchors(Reference FEMA's "Manufactured Home Installation in Flood Hazard Areas"guidebook for additional techniques).
C.Construction Materials and Methods:
1.Allnewconstructionandsubstantialimprovements shall be constructedwith materials ändutilityequipmentresistanttoflooddamage.
2.Allnew construction and substantialimprovements shallbe constructedusing methodsandpracticesthatminimizeflooddamage.
3.Electrical,heating,ventilation,plumbing,and airconditioning equipmentand otherservicefacilitiesshallbedesignedand/or otherwise elevated or located so as to prevent waterfromenteringoraccumulatingwithinthecomponentsduringconditionsofflooding.
D.Utilities:
1.Allnew and replacement water supplysystems shallbe designed tominimize or eliminateinfiltrationoffloodwatersintothesystem.
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2.New and replacement sanitarysewage system shallbe designed tominimizeoreliminateinfiltrationoffloodwatersintothesystemsanddischargefromthesystemsintofloodwaters.
3.On-site waste disposal systems shall be located to avoid impairment to them orcontaminationfromthemduringflooding.
4.Waterwells shallbe locatedon high ground thatis not in thefloodway.
E.SubdivisionProposals:AIIsubdivisionproposals shallbe consistent withtheneed tominimizeflooddamage;shall have publicutilitiesand facilitiessuch as sewer,gas,electrical,and watersystemslocatedandconstructedtominimizeflooddamage;shallhave adequate drainageprovidedtoreduceexposuretoflooddamage;and where base flood elevationdata has notbeenprovidedorisnotavailablefromanotherauthoritativesource,it shall be generated forsubdivisionproposalsandotherproposeddevelopmentswhichcontainatleastfifty(50)Iotsorfive(5)acres,whicheveris less.
F.Review ofBuilding Permits:Where elevationdata is not available eitherthroughthe FloodInsuranceStudyorfromanotherauthoritativesource,applicationsfor buildingpermits shallbereviewedtoassurethatproposedconstructionwillbereasonablysafefromflooding.Thetestofreasonablenessisalocaljudgmentandincludesuseofhistoricaldata,high watermarks,photographsof past flooding,etc.where available.Failure toelevateat least twofeet(2')above grade in these zones may result in higher insurance rates.
G.SpecificStandards:Inall areas of special flood hazards wherebase floodelevation data hasbeenprovidedassetforthinthisordinance,thefollowingprovisions are required:
1.Residential Construction:Newconstructionandsubstantialimprovementof anyresidentialstructureshallhavethelowestfloor,including basement,elevated one foot(1')or moreabovebasefloodelevation.
2.Fullyenclosed areas belowthelowest floor thatare subject toflooding are prohibited,orshallbedesignedtoautomaticallyequalizehydrostaticfloodforcesonexteriorwallsbyallowingfortheentryandexitoffloodwaters.Designs formeeting this requirement musteitherbecertifiedbyaregisteredprofessionalengineer.or architect or must meet orexceedthefollowingminimumcriteria:
a.A minimum oftwo(2)openings having a totalnet area ofnotless thanonesquare inch(1")for every square foot of enclosed area subjectto flooding shall be provided.
b.The bottom of all openings shall be no higher thanone foot (1')above grade.
c.Openings may be equipped with screens,louvers,or other coverings or devicesprovidedthattheypermittheautomaticentryandexitoffloodwaters.
3.Non-ResidentialConstruction:New constructionand substantial improvement of anycommercial,industrial,or other non-residential structure shall either have thelowest floor,including basement,elevated one foot (1')or more above the level of the base floodelevation,or,togetherwithattendant utilityand sanitary facilities,shall
a.Be floodproofed so that below one foot (1')above the base flood level the structureiswatertightwithwallssubstantiallyimpermeabletothepassageofwater.
b.Have structuralcomponentscapable ofresistinghydrostatic and hydrodynamicloadsandeffectsofbuoyancy.
c.Be certified by a registered professionalengineer or architect thatthe design andmethodsofconstructionareinaccordancewithacceptedstandardsofpracticeformeetingprovisionsofthissubsectionbasedontheirdevelopmentand/orreview ofthestructuraldesign,specifications and plans.Suchcertifications shall be provided totheBuildingOfficialassetforthinthisordinance,
d.Non-residential structures that are elevated,not floodproofed,must meet the samestandardsforspacebelowthelowestfloorasdescribedinthisordinance.
e.Applicants floodproofing non-residential buildingsshall be notifiedthatflood insurancepremiumswillbebasedonratesthatareonefoot(1')belowthe floodproofedlevel (e.g.a building constructed toone foot (1')abovethe base flood level willbe rated at thebasefloodlevel).
4.Critical Facility:Construction of new critical facilities shall be,to the extent possible,located outsidethe limitsofthebase flood plain.Construction ofnew criticalfacilities shallbepermissiblewithinthebasefloodplainifnofeasiblealternativesiteisavailable.Criticalfacilitiesconstructedwithinthebasefloodplainshallhavethelowestfloorelevatedtothreefeet(3')or moreabove thelevel of thebase flood elevationat thesite.Floodproofing andsealingmeasuresmustbetakentoensurethattoxicsubstanceswillnotbedisplacedbyorreleasedintofloodwaters.Access routes elevated toor abovethe levelof thebasefloodplainshallbeprovidedtoallcriticalfacilitiestotheextentpossible.
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Page 4
5.ManufacturedHomes:AIImanufacturedhomes to be placed or substantiallyimproved
withinZones A1-30,AH,and AE shall be elevated on a permanent foundation such that
the lowest floorofthemanufacturedhome is one foot (1')or more above the base flood
elevation and be securely anchored to an adequately anchored foundation system in
accordance withthe provisions ofthisordinance.This paragraphappliesto manufactured
homes tobe placed or substantiallyimproved inanexpansion toan existing manufactured
home park or subdivision.This paragraph does not apply to manufacturedhomes to be
placed or substantially improved in an existing manufactured home park or subdivision
exceptwhere therepair,reconstruction,or improvement of the streets,utilities,and pads
equals or exceeds fiftypercent (50%)ofthe value ofthestreets,utilitiesand pads before
therepair,reconstruction,or improvement has commenced.
6.Floodways:Located withinareas ofspecial flood hazard established in thisordinance are
areas designatedas floodways.Sincethe floodway is an extremelyhazardous area due
to the velocity of flood waters which carry debris,potential projectiles,and erosion
potential,the following provisionsapply;
a.Encroachments are prohibited,including fill,new construction,substantial
improvements,and other developmentunlesscertification bya registered professional
engineer or architectis provided demonstrating thatencroachmentsshallnot result in
any increase in flood levels during the occurrence ofthebase flood discharge.
b.Construction or reconstruction of residential structures is prohibited withindesignated
floodways,except for (1)repairs,reconstruction,or improvements to a structure which
do not increase thegroundfloorarea;and (2)repairs,reconstruction,orimprovements
to a structure,thecost ofwhichdoes not exceed fifty percent (50%)of the market
value ofthe structureeither,(a)before the repair,reconstruction,or repair is started,
or (b)ifthe structure has been damaged,and is being restored,before the damage
occurred.Work done on structures to complywithexistinghealth,sanitary,or safety
codes or to structures identified as historic places shall not be included in the fifty
percent (50%).
c.If section 18.53.160 G 6a is satisfied,all new construction and substantial
improvements shall comply withall applicable flood hazard reduction provisions of
Section 18.53.160,Provisions for Flood Hazard Reduction.
7.Recreational Vehicles:Recreational vehicles placed on sites are required to either:
a.Be onsite for fewer thanone hundred eighty (180)consecutive days;or
b.Be fullylicensed and ready for highway use,onwheels orjackingsystem,attached to
the site only by quick disconnect-type utilities and security devices,and have no
permanently attached additions;or
c.Meet the requirements of section 18.53.160 G.5.above for the elevation and
anchoring requirements for manufacturedhomes.
8.WetlandsManagement:To the maximum extentpossible,avoid theshort and long term
adverse impacts associated with the destruction or modificationofwetlands,especially
those activities which limitor disrupt theabilityofthewetland toalleviate floodingimpacts.
The followingprocess should be implemented:
a.Review proposals for development within base flood plains for theirpossible impacts
on wetlands located within the flood plain.
b.Ensure thatdevelopment activitiesin or aroundwetlandsdo notnegatîvely affect public
safety,health,and welfare by disrupting the wetlands'ability toreducefloodand storm
drainage,
c.Request technicalassistance from the Department of Ecology in identifying wetland
areas.Existing wetlandmap information from the National Wetlands inventory (NWI)
can be used in conjunction withthe community'sFIRM to prepare an overlay zone
indicating critical wetland areas deserving special attention.
9.Standards for Shallow Flooding Areas (AO Zones):Shallow flooding areas appear on
FIRM'sas AOzones withdepth designations.The base flood depths inthese zones range
from one foot(1')tothreefeet (3')above groundwhere a clearly defined channeldoes not
exist,or where the path of flooding is unpredictableand where velocity flow may be
evident.Such flooding is usually characterizedas sheet flow.Inthese areas,thefollowing
provisionsapply:
a.New construction and substantial improvements of residential structures within AO
zones shall have thelowest floor (includingbasement)elevatedabove the highest
grade adjacentto thebuilding,one foot (1')ormore above thedepth number specified
on the FIRM(atleast twofeet (2')ifno depth numberis specified).
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5.Manufactured Homes:AIImanufactured homes to be placed or substantially improvedwithinZonesA1-30,AH,and AEshall be elevated on a permanentfoundation such thatthelowestfloorofthemanufacturedhomeisonefoot(1')or more above thebase floodelevationandbesecurelyanchoredtoanadequatelyanchoredfoundationsysteminaccordancewiththeprovisionsofthisordinance.This paragraph applies tomanufacturedhomestobeplacedorsubstantiallyimprovedinanexpansiontoanexistingmanufacturedhomeparkorsubdivision.This paragraph does not apply to manufacturedhomes to beplacedorsubstantiallyimprovedinanexistingmanufacturedhomeparkorsubdivisionexceptwheretherepair,reconstruction,or improvement ofthe streets,utilities,and padsequalsorexceedsfiftypercent(50%)ofthe value ofthe streets,utilitiesand pads beforetherepair,reconstruction,or improvement has commenced.
6.Floodwavs:Located withinareas ofspecial flood hazard established inthisordinanceareareasdesignatedasfloodways.Since thefloodway is an extremelyhazardous ares duetothevelocityoffloodwaterswhichcarrydebris,potential projectiles,and erosionpotential,the following provisions apply:
a.Encroachments are prohibited,including fill,new construction,substantialimprovements,and otherdevelopmentunlesscertification by a registered professionalengineerorarchitectisprovideddemonstratingthatencroachmentsshallnotresultin
any increase in flood levels during theoccurrence of the base flood discharge.
b.Construction or reconstruction ofresidentialstructures is prohibited withindesignatedfloodways,except for (1)repairs,reconstruction,or improvements toa structure whichdonotincreasethegroundfloorarea;and (2)repairs,reconstruction,orimprovementstoastructure,the cost of which does not exceed fiftypercent (50%)of the marketvalueofthestructureeither,(a)before the repair,reconstruction,orrepairis started,or (b)ifthe structure has been damaged,and is being restored,before the damageoccurred.Workdone on structures to complywithexistinghealth,sanitary,orsafetycodesortostructuresidentifiedashistoricplacesshallnotbeincludedinthefiftypercent(50%).
c.If section 18.53.160 G 6a is satisfied,all new construction and substantialimprovementsshallcomplywithallapplicablefloodhazardreductionprovisionsofSection18.53.160,Provisionsfor FloodHazard Reduction.
7.Recreational Vehicles:Recreational vehicles placed on sites are requiredtoeither:
a.Be on site for fewer than one hundred eighty (180)consecutive days;or
b.Be fullylicensed and readyfor highway use,on wheelsorjackingsystem,attached tothesiteonlybyquickdisconnect-type utilities and security devices,and have nopermanentlyattachedadditions;or
c.Meet the requirements of section 18.53.160 G.5.above for the elevation andanchoringrequirementsformanufacturedhomes.
8.Wetlands Management:To themaximum extent possible,avoid theshort and long termadverseimpactsassociatedwiththedestructionormodificationofwetlands,especiallythoseactivitieswhichlimitordisrupttheabilityofthewetlandtoalleviatefloodingimpacts.The following process should be implemented:
a.Review proposals for development within base flood plains for theirpossible impactsonwetlandslocatedwithinthefloodplain,
b.Ensure thatdevelopment activities inoraround wetlands do notnegativelyaffectpublicsafety,health,andwelfare by disrupting thewetlands'ability toreduce floodand stormdrainage,
c.Request technicalassistance from the Department of Ecology in identifying wetlandareas.Existing wetland map information from the National Wetlands Inventory (NWl)can be used in conjunctionwith thecommunity'sFIRM to prepare an overlayzoneindicatingcriticalwetlandareasdeservingspecialattention.
9.Standards for ShallowFlooding Areas (AO Zones):Shallow floodingareas appear onFIRM'sas AO zones withdepth designations.The base flood depths inthese zones rangefromonefoot(1')tothreefeet (3')abovegroundwherea clearly defined channeldoes notexist,or where the path of flooding is unpredictableand where velocityflowmay beevident.Such flooding is usually characterized as sheet flow.Inthese areas,thefollowingprovisionsapply:
a.New construction and substantial improvements of residential structures within AOzonesshallhavethelowestfloor(includingbasement)elevatedabove thehighestgradeadjacenttothebuilding,onefoot (1')ormoreabovethe depthnumber specifiedontheFIRM(atleast twofeet (2')ifno depth number is specified).
OrdinanceNo.2212Page5
b.Newconstruction andsubstantialimprovements of non-residential structureswithinAO
zones shall either:
(1)have thelowest floor(includingbasement)elevated above thehighest adjacentgradeofthebuildingsite,onefoot(1')or more abovethedepth numberspecifiedontheFIRM(atleast twofeet (2')ifno depth numberis specified);or
(2)togetherwith attendantutilityandsanitaryfacilities,be completelyflood proofedtoorabovethatlevelsothatanyspacebelowthatleveliswatertightwithwallssubstantiallyimpermeabletothepassageofwaterandwithstructuralcomponentshavingthecapabilityofresistinghydrostaticandhydrodynamicloadsandeffectsofbuoyancy.Ifthismethodis used,complianceshallbe certified by a registeredprofessionalengineerorarchitect.
18.53.170 ADoeals:Any decision by any administrator,officer,board,or commission in carryingout theprovisionsofthischaptermaybeappealedasprovidedforinChapter20.11 oftheMoses LakeMunicipalCodeortothecourtsofthestateasprescribedbylaw.
18.53.180 Variances:
A.The Hearing Examiner shall hear and decide requests forvariances from therequirementsofthischapter.
B.In passing upon such applications,the Hearing Examiner shall consider all technicalevaluations,allrelevant factors,standards specified inothersections of thischapter,and:
1.The danger that materials may be swept onto other lands totheinjuryofothers.
2.The danger to lifeand property due toflooding or erosion damage.
3.The susceptibility ofthe proposed facilityand its contents toflood damage and the effectofsuchdamageontheindividualowner.
4.The importance of theservices provided by the proposed facilitytothecommunity.
5.The necessity tothe facilityofa water front location,where applicable.
6.The availability of alternative locations for the proposed use whichare not subject tofloodingorerosiondamage.
7.The compatibility ofthe proposed use with existing and anticipateddevelopment.
8.The relationship of the proposed use to the comprehensive plan and flood plainmanagementprogramforthatarea.
9.The safety ofaccess totheproperty intimesoffloodforordinaryand emergency vehicles.
10.The expected heights,velocity,duration,rate ofrise,and sediment transportof theflood
waters and theeffects of wave action,ifapplicable,expected at the site.
11.The costs ofproviding governmental services duringand afterflood conditions,includingmaintenanceandrepairofpublicutilitiesandfacilitiessuchassewer,gas,electrical,water systems,and streets and bridges.
C.Upon consideration of the factors of the appropriate sections and the purposes of thisordinance,the Hearing Examiner may attach such conditionstothegranting ofvariances asitdeemsnecessarytofurtherthepurposesofthisordinance.
D.The Community Development Director shall maintainthe records of all appeal actions andreportanyvariancestotheFederalInsuranceAdministrationuponrequest.
E.Conditions for Variances:
1.Generally,the only condition underwhich a variancefrom the elevationstandard maybeissuedisfornewconstructionandsubstantialimprovementstobeerectedonaIotafone-half(1/2)acre or less insizecontiguoustoand surrounded by lots with existingstructuresconstructedbelowthebasefloodlevel,providing items one (1)through eleven (11)insubsectionBhavebeenfullyconsidered.As the lot size increases,the technicaljustificationrequiredforissuingthevarianceincreases.
2.Variances may be issued forthe reconstruction,rehabilitation,or restoration ofstructureslistedontheNationalRegisterofHistoricPlacesortheStateInventoryofHistoricPlaces,withoutregard to the procedures set forth inthissection.
3.Variances shallnot be issued withina designated floodway ifany increase in flood levelsduringthebaseflooddischargewouldresult.
Ordinance No.2212
Page 6
4.Variances shall onlybe issued upon a determination that thevariance is the minimum
necessary,considering the flood hazard,toaffordrelief.
5.Variances shall only be issued upon:
a.Ashowingofgood and sufficient cause.
b.A determination thatfailureto grant thevariance would result inexceptional hardship
tothe applicant.
c.A determination thatthe grantingof a variance will not result in increased flood
heights,additional threatsto public safety,extraordinary public expense,create
nuisances,cause fraud on or victimization ofthe public as identified in subparagraph
B,or conflictwith existing local laws or ordinances.
6.Variances as interpreted in the National Flood Insurance Program are based on the
general zoninglaw principlethat theypertain toa physical piece of property;theyare not
personal in nature and do not pertain to the structure,or its inhabitants economic or
financial circumstances.They primarily address small lots in densely populated
residential neighborhoods.As such,variances from theflood elevations should be quite
rare.
7.Variances may be issued for non-residential buildings in very limited circumstances to
allowa lesser degree of floodproofingthanwatertight or dry-floodproofing,where it can
be determined that such action willhave low damage potential,complies with all other
variance criteria except subparagraph 1,and otherwise complies with the general
standards.
8.Anyapplicant towhom a varianceisgranted shall be given written notice thatthestructure
willbepermitted tobe builtwith a lowest floorelevation below thebase flood elevationand
that the cost of flood insurance willbe commensuratewith the increased risk resulting
from the reduced lowest floor elevation.
Section 2.This ordinanceshall takeeffectand be inforce five (5)days after its passage and publication of
its sumrnary as provided by law.
Adopted by the City Counciland signed by its Mayor on Jµlý
ATTEST'
Ronild C.Covey,Mayor
onald R.Corfe,Finance Director
AamesA.Whi ker,CityAttorÑiy
O
Ordinance No.2212Page6
4.Variances shall onlybe issued upon a determination thatthe variance is the minimumnecessary,consideringtheflood hazard,toafford relief.
5.Variances shall onlybe issued upon:
a.A showing ofgood and sufficient cause.
b.Adetermination thatfailureto grant the variance wouldresult inexceptional hardshiptotheapplicant.
c.A determination that the granting of a variance willnot result in increased floodheights,additional threats to public safety,extraordinary public expense,createnuisances,cause fraud onor victimization ofthe public as identified in subparagraphB,or conflict withexistinglocal laws orordinances.
6.Variances as interpreted in the National Flood Insurance Program are based on thegeneralzoninglawprinciplethattheypertaintoaphysicalpieceofproperty;theyare notpersonalinnatureanddonotpertaintothestructure,or its inhabitants economic orfinancialcircumstances.They primarily address small lots in densely populatedresidentialneighborhoods.Assuch,variances from the flood elevations should be quiterare.
7.Variances may be issued for non-residential buildingsin very limitedcircumstances toallowalesserdegreeoffloodproofingthanwatertightordry-floodproofing,where it canbedeterminedthatsuchactionwillhavelowdamagepotential,complies withallothervariancecriteriaexceptsubparagraph1,and otherwise complies with the generalstandards.
8.Any applicanttowhom a variance isgranted shallbe given written notice thatthestructurewillbepermittedtobebuiltwithalowestfloorelevationbelowthebasefloodelevationandthatthecostoffloodinsurancewillbecommensuratewiththeincreasedriskresultingfromthereducedlowestfloorelevation.
Section2.This ordinanceshall takeeffect and be in forcefive (5)days after its passage and publication of
dpe b th Cy
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Ia signed by its Mayor on
ATTEST:Ronild C.Covey,Mayor
onald R.Co e,Finance Director
ED O
AamesA.Whi ker,CityAttorney
I