§ 15.12.270. Specific standards.

In all areas of special flood hazards where base flood elevation data has been provided as set forth in Section 15.12.030 General Provisions, or PAMC 15.12.220.B, the following provisions are required:

A.

Residential construction.

1.

New construction and substantial improvement of any residential structure shall have the lowest floor, including basement, elevated to the base flood elevation.

2.

Fully enclosed areas below the lowest floor that are subject to flooding are prohibited, or 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.

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 shall be provided.

b.

The bottom of all openings shall be no higher than one foot above grade.

c.

Openings may be equipped with screens, louvers, or other coverings or devices, provided that they permit the automatic entry and exit of floodwaters.

B.

Non-residential construction. New construction and substantial improvement of any commercial, industrial or other non-residential structure shall either have the lowest floor, including basement, elevated to the level of the base flood elevation; or, together with attendant utility and sanitary facilities, shall:

1.

Be floodproofed so that below the base flood level 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;

3.

Be certified by a registered professional engineer or architect that the design and methods of construction are in accordance with accepted standards of practice for meeting provisions of this subsection, based on their development and/or review of the structural design, specifications and plans. Such certifications shall be provided to the official as set forth in PAMC 15.12.220.C.

4.

Non-residential structures that are elevated, not floodproofed, must meet the same standards for space below the lowest floor as described in subsection A.

5.

Applicants floodproofing non-residential buildings shall be notified that flood insurance premiums will be based on rates that are at base flood level.

C.

Manufactured homes. All manufactured homes to be placed or substantially improved within Zones A1—30, AH, and AE on the City's FIRM shall be elevated on a permanent foundation such that the lowest floor of the manufactured home is at or above the base flood elevation and be securely anchored to an adequately anchored foundation system in accordance with the provisions of PAMC 15.12.260.A. This paragraph applies to manufactured homes to be placed or substantially improved in an expansion to an existing manufactured home park or subdivision. This paragraph does not apply to manufactured homes to be placed or substantially improved in an existing manufactured home park or subdivision except where the repair, reconstruction, or improvement of the streets, utilities and pads equals or exceeds 50 percent of the value of the streets, utilities and pads before the repair, reconstruction or improvement has commenced.

D.

Recreational vehicles. Recreational vehicles placed on sites are required to either:

a.

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

b.

Be fully licensed and ready for highway use, on its wheels or jacking system, is 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 15.12.270.C above, and the elevation and anchoring requirements for manufactured homes.

(Ord. 3486, § 1, 10/15/2013; Ord. 2616 § 3, 10/26/1990; Ord. 2524 § 2, 3/15/1989; Ord. 2514 § 7, 12/30/1988; Ord. 2445 § 7, 6/23/1987; Ord. 2091 § 12 (part), 8/8/1980)