§ 27-18. FP Floodplain District.

(a)

Purpose of district. The FP Floodplain District is intended to minimize hazards to life and property from flooding by regulating the uses and restricting the development of floodways and floodplains of watercourses shown to be subject to periodic flooding and to preserve the locations, character and extent of natural drainage courses.

(b)

Permitted uses. The following uses are permitted within the FP Floodplain District subject only to the general conditions of this section and other sections specifically referred to:

(1)

Agricultural and horticultural use;

(2)

Public parks and playgrounds;

(3)

Flood control structures;

(4)

Lawns, gardens and open space.

(c)

Planned development uses: Private and public recreational areas.

(d)

Conditional uses: Parking lots and trucking loading areas, provided that construction of such facilities does not reduce the water-carrying capacity of the floodplain.

(e)

General conditions.

(1)

Area requirements: The area of all FP Floodplain Districts shall be the boundaries of the 100-year flood as determined by a competent hydrological study. The 100-year flood boundaries shall be defined by mean sea level elevations.

(2)

Regulations for existing structures: Existing buildings located in a floodplain district at the time of adoption of this chapter may be enlarged, modified, remodeled or substantially improved, provided that such building be modified or anchored to prevent floatation, collapse or lateral movement of the structure; that utility equipment be modified to be resistant to flood damage; and that the following methods and practices be applied to the maximum possible extent:

a.

Thermal insulation used below the first floor level shall be of a type that does not absorb water.

b.

Adhesives shall have a bonding strength that is unaffected by inundation.

c.

Doors and all wood trims shall be sealed with a waterproof paint or similar product.

d.

Water heaters, furnaces, electrical distribution panels and other critical mechanical or electrical installations shall be prohibited below the minimum elevation requirement. Separate electrical circuits shall serve lower levels and shall be dropped from above.

e.

Plywood used at or below the first floor level shall be of an exterior or marine grade and of water-resistant or waterproof variety.

f.

Wood flooring used at or below the first floor level shall be installed to accommodate a lateral expansion of the flooring, perpendicular to the flooring grain, without incurring structural damage to the building.

g.

Basement ceilings shall have sufficient wet strength and be so installed as to survive inundation.

h.

Paints or other finishes used at or below the first floor level shall be capable of surviving inundation.

i.

All air ducts, large pipes and storage tanks located at or below the first floor level shall be firmly anchored to prevent flotation. Tanks shall be vented at a location above the 100-year flood level.

(f)

Development regulations.

(1)

Property within this district shall not be used except for permitted uses, and then shall only be improved in accordance with a plan approved by the public works department showing no reduction in total 100-year flood water storage capacity and no obstruction of 100-year flood flow channels. No filling, damming or other obstruction will be permitted in the floodplain of a 100-year flood unless accompanied by excavation of the stream channel necessary to maintain the same water surface elevation of the flood.

(2)

Property in this district shall not be considered for rezoning unless a plan for development of the land in accordance with the following standards is submitted with the application for rezoning, which plan shall continue to govern development after such zone change:

a.

There shall be no reduction of water storage capacity below the 100-year frequency flood level.

b.

There shall be no reduction of flow capacity of channels below the 100-year frequency flood level.

c.

Residential structures shall have the lowest floor one (1) foot or higher than the water surface elevation at that point of a flood with a one (1) percent chance of occurring during any year, as officially provided by the Federal Insurance Administration for administration of the National Flood Insurance program in the county.

d.

Nonresidential structures shall have the lowest floor one (1) foot or more higher than the water surface elevation at that point of a flood with a one (1) percent chance of occurring in any one (1) year, as officially provided by the Federal Insurance Administration for administration of the National Flood Insurance program of the county; or together with attendant utility and sanitary facilities, be floodproofed up to or higher than such elevation.

(Code 1965, Ch. 27, §§ 16.1—16.6)