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Flood Damage Prevention Ordinance - Revised Feb 2013 - Redline Version FLOOD DAMAGE PREVENTION ORDINANCE Deleted: ORDINANCE NO. 07-M-45 ¶ ¶ ARTICLE I AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SCHERTZ, ¶ TITLE OF ORDINANCE, FINDINGS OF FACT, PURPOSE AND METHODS TEXAS CONFIRMING A FLOOD DAMAGE PREVENTION PROGRAM; ¶ DECLARING AN EMERGENCY AND AN EFFECTIVE DATE; AND ¶ Section 1. Statutory Authorization OTHER MATTERS IN The Legislature of the State of Texas has in the Flood Control Act, Texas Water CONNECTION THEREWITH¶ ¶ Code, Section 16.315, delegated the responsibility of local governmental units to WHEREAS, the Texas Legislature has, adopt regulations designed to minimize flood losses. Therefore, the City of in Section 16.315 if the Texas Water Code, as amended, delegated to local Schertz, Texas does ordain as follows: governments the responsibility to adopt regulations designed to minimize flood losses; and¶ Section2. Finding of Fact ¶ WHEREAS, the City of Schertz, Texas (the ?City?) has previously established (a) The flood hazard areas of the City of Schertz and extraterritorial jurisdiction are such regulations in Article XIII of the subject to periodic inundation, which results in loss of life and property, health City?s Unified Development Code, as amended (the ?UDC?); and ¶ and safety hazards, disruption of commerce and governmental services, and ¶ extraordinary public expenditures for flood protection and relief, all of which WHEREAS, the City Council of the City has determined that it is in the adversely affect the public health, safety and general welfare. best interests of the City to confirm such program through this Ordinance;¶ ¶ (b) These flood losses are created by the cumulative effect of obstructions in NOW, THEREFORE, BE IT floodplains which cause an increase in flood heights and velocities, and by the ORDAINED BY THE CITY COUNCIL OF THE CITY OF occupancy of flood hazard areas by uses vulnerable to floods and hazardous to SCHERTZ, TEXAS:¶ ... [1] other lands because they are inadequately elevated, flood-proofed or otherwise Formatted: Font: 14 pt protected from flood damage. Formatted: Font: 14 pt, Bold Formatted: Font: 14 pt Section3. Statement of Purpose Formatted: Font: 14 pt, Bold Formatted: Centered It is the purpose of this ordinance to promote the public health, safety and general welfare and to minimize public and private losses due to flood conditions in specific areas by provisions Formatted: Font: 14 pt designed to: Formatted: Font: 14 pt, Bold Formatted: Font: 14 pt (a) Protect human life and health; Formatted: Font: 14 pt, Bold Formatted: Centered (b) minimize expenditure of public money for costly flood control projects; Formatted: Justified Formatted: Justified, Indent: Left: (c) minimize the need for rescue and relief efforts associated with flooding and 0 pt, Hanging: 72 pt generally undertaken at the expense of the general public; Formatted: Font: Not Bold Deleted: Section 1.Title of (d) minimize prolonged business interruptions; Ordinance¶ ¶ ... [2] Formatted: Justified (e) minimize damage to public facilities and utilities such as water and gas mains, electric, telephone and sewer lines, streets and bridges located in floodplains; Deleted: 2 Deleted: s Deleted: 3 (f) help maintain a stable tax base by providing for the sound use and development of Deleted: flood-prone areas in such a manner as to minimize future flood blight areas; and (g) ensure that potential buyers are notified that property is in a flood area. Section4. Methods of Reducing Flood Losses Deleted: 4 In order to accomplish its purposes, this ordinance uses the following methods: (a) restrict or prohibit uses that are dangerous to health, safety or property in times of flood, or cause increases in flood heights or velocities; Deleted: excessive (b) Require that uses vulnerable to floods, including facilities, which serve such uses, be protected against flood damage at the time of initial construction; (c) control the alteration of natural floodplains, stream channels, and natural Deleted: protective barriers, which are involved in the accommodation of flood waters; (d) control filling, grading, dredging and other development which may increase Deleted: flood damage; and (e) prevent or regulate the construction of flood barriers which will unnaturally divert Deleted: flood waters or which may increase flood hazards to other lands. Deleted: ¶ ¶ ARTICLE II ¶ Formatted: Centered DEFINITIONS Formatted: Justified Unless specifically defined below, words or phrases used in this ordinance shall be interpreted to give them the meaning they have in common usage and to give this ordinance the most Deleted: its reasonable application. ALLUVIAL FAN FLOODING - means flooding occurring on the surface of an alluvial fan or similar landform which originates at the apex and is characterized by high-velocity flows; active processes of erosion, sediment transport, and deposition; and unpredictable flow paths. APEX - means a point on an alluvial fan or similar landform below which the flow path of the major stream that formed the fan becomes unpredictable and alluvial fan flooding can occur. APPEALS BOARD ? means the Board of Adjustment of the City of Schertz, Texas. Deleted: City Council APPURTENANT STRUCTURE ? means a structure which is on the same parcel of property as the principal structure to be insured and the use of which is incidental to the use of the principal structure. 2 AREA OF FUTURE CONDITIONS FLOOD HAZARD ? means the land area that would be inundated by the 1-percent-annual chance (100 year) flood based on future conditions hydrology. AREA OF SHALLOW FLOODING - means a designated AO, AH, AR/AO, AR/AH, or VO zone on a community's Flood Insurance Rate Map (FIRM) with a 1 percent or greater annual chance of flooding to an average depth of 1 to 3 feet where a clearly defined channel does not exist, where the path of flooding is unpredictable and where velocity flow may be evident. Such flooding is characterized by ponding or sheet flow. AREA OF SPECIAL FLOOD HAZARD SPECIAL FLOOD HAZARD AREA - or is the Deleted: OR land in the floodplain within a community subject to a 1 percent or greater chance of flooding in Formatted: Font: Not Bold any given year. The area may be designated as Zone A on the Flood Hazard Boundary Map (FHBM). After detailed rate making has been completed in preparation for publication of the FIRM, Zone A usually is refined into Zones A, AO, AH, A1-30, AE, A99, AR, AR/A1-30, AR/AE, AR/AO, AR/AH, AR/A, VO, V1-30, VE or V. BASE FLOOD - means the flood having a 1 percent chance of being equaled or exceeded in any given year. BASEMENT - means any area of the building having its floor subgrade (below ground level) on three or more sides. Deleted: all BASE FLOOD ELEVATION BFE or? means the elevation shown on the Flood Insurance Deleted: base flood elevation Rate Map (FIRM) and found in the accompanying Flood Insurance Study (FIS) for Zones A, AE, AH, A1-A30, AR, V1-V30, or VE that indicates the water surface elevation resulting from the base flood. BREAKAWAY WALL ? means a wall that is not part of the structural support of the building and is intended through its design and construction to collapse under specific lateral loading forces, without causing damage to the elevated portion of the building or supporting foundation system. CRITICAL FEATURE - means an integral and readily identifiable part of a flood protection system, without which the flood protection provided by the entire system would be compromised. DEVELOPMENT - means any man-made change to improved and unimproved real estate, including but not limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations or storage of equipment or materials. ELEVATED BUILDING ? means, for insurance purposes, a non-basement building, which has its lowest elevated floor, raised above ground level by foundation walls, shear walls, posts, piers, pilings, or columns. Deleted: ¶ ¶ Formatted: Font: Not Bold 3 EXISTING CONSTRUCTION - means for the purposes of determining rates, structures for which the "start of construction" commenced before the effective date of the FIRM or before January 1, 1975, for FIRMs effective before that date. "Existing construction" may also be referred to as "existing structures." EXISTING MANUFACTURED HOME PARK ORSUBDIVISION - means a manufactured Deleted: OR home park or subdivision for which the construction of facilities for servicing the lots on which Formatted: Font: Bold the manufactured homes are to be affixed (including, at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed before the effective date of the floodplain management regulations adopted by a community. EXPANSION TO AN EXISTING MANUFACTURED HOME PARK OR SUBDIVISION - Deleted: OR means the preparation of additional sites by the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads). FLOOD FLOODING - ormeans a general and temporary condition of partial or complete Deleted: OR inundation of normally dry land areas from: Formatted: Font: Not Bold (a) the overflow of inland or tidal waters. Deleted: 1 (b) the unusual and rapid accumulation or runoff of surface waters from any source. Deleted: 2 FLOOD ELEVATION STUDY FLOOD INSURANCE STUDY FIS ? orormeans an Deleted: OR examination, evaluation and determination of flood hazards and, if appropriate, corresponding Formatted: Font: Not Bold water surface elevations, or an examination, evaluation and determination of mudslide (i.e., Deleted: OR mudflow) and/or flood-related erosion hazards. Formatted: Font: Not Bold FLOOD INSURANCE RATE MAP FIRM - ormeans an official map of a community, on Deleted: ( which the Federal Emergency Management Agency has delineated both the special flood hazard Deleted: ) areas and the risk premium zones applicable to the community. FLOODPLAIN FLOOD PRONE AREA - ormeans any land area susceptible to being Deleted: OR inundated by water from any source (see definition of flooding). Formatted: Font: Not Bold FLOODPLAIN MANAGEMENT - means the operation of an overall program of corrective and preventive measures for reducing flood damage, including but not limited to emergency preparedness plans, flood control works and floodplain management regulations. FLOODPLAIN MANAGEMENT REGULATIONS - means zoning ordinances, subdivision regulations, building codes, health regulations, special purpose ordinances (such as a floodplain ordinance, grading ordinance and erosion control ordinance) and other applications of police power. The term describes such state or local regulations, in any combination thereof, which provide standards for the purpose of flood damage prevention and reduction. 4 FLOOD PROTECTION SYSTEM - means those physical structural works for which funds have been authorized, appropriated, and expended and which have been constructed specifically to modify flooding in order to reduce the extent of the area within a community subject to a "special flood hazard" and the extent of the depths of associated flooding. Such a system typically includes hurricane tidal barriers, dams, reservoirs, levees or dikes. These specialized flood modifying works are those constructed in conformance with sound engineering standards. FLOOD PROOFING - means any combination of structural and non-structural additions, changes, or adjustments to structures which reduce or eliminate flood damage to real estate or improved real property, water and sanitary facilities, structures and their contents. FREEBOARD ? isa factor of safety above the BFE. (The City of Schertz requires 1 foot above the BFE.) FUNCTIONALLY DEPENDENT USE - means a use, which cannot perform its intended purpose unless it is located or carried out in close proximity to water. The term includes only docking facilities, port facilities that are necessary for the loading and unloading of cargo or passengers, and ship building and ship repair facilities, but does not include long-term storage or related manufacturing facilities. HIGHEST ADJACENT GRADE - means the highest natural elevation of the ground surface prior to construction next to the proposed walls of a structure. HISTORIC STRUCTURE - means any structure that is: (a) Listed individually in the National Register of Historic Places (a listing maintained by the Department of Interior) or preliminarily determined by the Secretary of the Interior as meeting the requirements for individual listing on the National Register; (b) Certified or preliminarily determined by the Secretary of the Interior as contributing to the historical significance of a registered historic district or a district preliminarily determined by the Secretary to qualify as a registered historic district; (c) Individually listed on a state inventory of historic places in states with historic preservation programs which have been approved by the Secretary of the Interior; or (d) Individually listed on a local inventory or historic places in communities with Deleted: historic preservation programs that have been certified either: (1) By an approved state program as determined by the Secretary of the Interior Deleted: a or; 5 (2) Directly by the Secretary of the Interior in states without approved programs. Deleted: b LEVEE - means a man-made structure, usually an earthen embankment, designed and constructed in accordance with sound engineering practices to contain, control, or divert the flow of water so as to provide protection from temporary flooding. LEVEE SYSTEM - means a flood protection system, which consists of a levee, or levees, and associated structures, such as closure, and drainage devices, which are constructed and operated in accordance with sound engineering practices. LOWEST FLOOR - means the lowest floor of the lowest enclosed area (including basement). An unfinished or flood resistant enclosure, usable solely for parking or vehicles, building access or storage in an area other than a basement area is not considered a building's lowest floor; provided that such enclosure is not built so as to render the structure in violation of the applicable non-elevation design requirement of Section 60.3 of the National Flood Insurance Program regulations. MANUFACTURED HOME - means a structure transportable in one or more sections, which is built on a permanent chassis and is designed for use with or without a permanent foundation when connected to the required utilities. The term "manufactured home" does not include a "recreational vehicle". MANUFACTURED HOME PARK OR SUBDIVISION - means a parcel (or contiguous Deleted: OR parcels) of land divided into two or more manufactured home lots for rent or sale. MEAN SEA LEVEL - means, for purposes of the National Flood Insurance Program, the North Deleted: National American Vertical Datum (NAVD) of 1988 or other datum, to which base flood elevations Deleted: Geodetic shown on a community's Flood Insurance Rate Map are referenced. Deleted: Deleted: G NEW CONSTRUCTION - means, for the purpose of determining insurance rates, structures for Deleted: 1929 which the "start of construction" commenced on or after the effective date of an initial FIRM or after December 31, 1974, whichever is later, and includes any subsequent improvements to such structures. For floodplain management purposes, "new construction" means structures for which the "start of construction" commenced on or after the effective date of a floodplain management regulation adopted by a community and includes any subsequent improvements to such structures. NEW MANUFACTURED HOME PARK ORSUBDIVISION - means a manufactured home Deleted: OR park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed on or after the effective date of floodplain management regulations adopted by a community. NON-RESIDENTIAL STRUCTURE ? includes, but is not limited to: small business concerns, churches, schools, farm buildings (including grain bins and silos), poolhouses, clubhouses, 6 recreational buildings, mercantile structures, agricultural and industrial structures, warehouses, hotels and motels with normal room rentals for less than 6 months? duration, and nursing homes. Formatted: Font: Not Bold RECREATIONAL VEHICLE - means a vehicle which is (i) built on a single chassis; (ii) 400 square feet or less when measured at the largest horizontal projections; (iii) designed to be self- propelled or permanently towable by a light duty truck; and (iv) designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel, or seasonal use. REGULATORY FLOODWAY FLOODWAY - ormeans the channel of a river or other Deleted: OR watercourse and the adjacent land areas that must be reserved in order to discharge the base Formatted: Font: Not Bold flood without cumulatively increasing the water surface elevation more than a designated height. RESIDENTIAL STRUCTURES - means a structure that is considered to be domicile or is used for residential purposes for 6 months or more. Residential structures include a single family home, multiple unit apartment buildings, a residential condominium, or a manufactured or modular home. Formatted: Font: Not Bold RIVERINE ? means relating to, formed by, or resembling a river (including tributaries), stream, brook, etc. START OF CONSTRUCTION - (for other than new construction or substantial improvements under the Coastal Barrier Resources Act (Pub. L. 97-348)), includes substantial improvement and means the date the building permit was issued, provided the actual start of construction, repair, reconstruction, rehabilitation, addition placement, or other improvement was within 180 days of the permit date. The actual start means either the first placement of permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, or any work beyond the stage of excavation; or the placement of a manufactured home on a foundation. Permanent construction does not include land preparation, such as clearing, grading and filling; nor does it include the installation of streets and/or walkways; nor does it include excavation for basement, footings, piers or foundations or the erection of temporary forms; 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 main structure. For a substantial improvement, the actual start of construction means the first alteration of any wall, ceiling, floor, or other structural part of a building, whether or not that alteration affects the external dimensions of the building. STRUCTURE ? means, for floodplain management purposes, a walled and roofed building, including a gas or liquid storage tank, that is principally above ground, as well as a manufactured home. SUBSTANTIAL DAMAGE - means damage of any origin sustained by a structure whereby the cost of restoring the structure to its before damaged condition would equal or exceed 50 percent (50%) of the market value of the structure before the damage occurred. 7 SUBSTANTIAL IMPROVEMENT - means any reconstruction, rehabilitation, addition, or other improvement of a structure or any series of reconstructions, rehabilitations, additions, or other improvements of a structure, the cumulative cost of which equals or exceeds 50 percent of the market value of the structure as of the effective date of this Ordinance. This term includes Deleted: before "start of construction" of the improvement structures which have incurred "substantial damage", regardless of the actual repair work performed. The term does not, however, include either: (1) Any project for improvement of a structure to correct existing violations of state or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions or (2) Any alteration of a "historic structure", provided that the alteration will not preclude the structure's continued designation as a "historic structure." VARIANCE ? means a grant of relief by a community from the terms of a floodplain management regulation. (For full requirements see Section 60.6 of the National Flood Insurance Program regulations.) VIOLATION - means the failure of a structure or other development to be fully compliant with the community's floodplain management regulations. A structure or other development without the elevation certificate, other certifications, or other evidence of compliance required in Section 60.3(b)(5), (c)(4), (c)(10), (d)(3), (e)(2), (e)(4), or (e)(5) is presumed to be in violation until such time as that documentation is provided. WATER SURFACE ELEVATION - means the height, in relation to the North American Deleted: National Vertical Datum (NAVD) of 1988 (or other datum, where specified), of floods of various Deleted: Geodetic magnitudes and frequencies in the floodplains of coastal or riverine areas. Deleted: NGVD Deleted: 1929 ARTICLE III GENERAL PROVISIONS Section1. Lands to Which This Ordinance Applies Deleted: 5 The ordinance shall apply to all areas of special flood hazard within the corporate limits and the extraterritorial jurisdiction of the City. Section2. Basis for Establishing the Areas of Special Flood Haxard Deleted: 6 The areas of special flood hazard identified by the Federal Emergency Management Agency in the current scientific and engineering report entitled, ?The Flood Insurance Study ," dated {November (FIS) for {Guadalupe County Texas and Incorporated Areas Volume 1 & 2} 2, 2007}, with accompanying Flood Insurance Rate Maps and/or Flood Boundary-Floodway Maps (FIRM and/or FBFM) dated {November 2, 2007}.Also applicable are the effective FIS and FIRM maps for Bexar County dated {September 29, 2010} and Comal County dated 8 {September 2, 2009}. And any revisions thereto are hereby adopted by reference and declared to be a part of this ordinance. Section3. Establishment of Floodplain Development Permit Deleted: 7 A Floodplain Development Permit shall be required to ensure conformance with the provisions of this Ordinance as further set forth in Article IV. Deleted: 4 Section4. Compliance Deleted: 8 No structure or land shall hereafter be located, altered, or have its use changed without full compliance with the terms of this ordinance and other applicable regulations. Section5. Abrogation and Greater Restrictions Deleted: 9 This Ordinance is not intended to repeal, abrogate, or impair any existing easements, covenants, or deed restrictions. However, where this ordinance and another ordinance, easement, covenant, or deed restriction conflict or overlap, whichever imposes the more stringent restrictions shall prevail. Section6. Interpretation Deleted: 10 In the interpretation and application of this ordinance, all provisions shall be; (1) considered as minimum requirements; (2) liberally construed in favor of the governing body; and (3) deemed neither to limit nor repeal any other powers granted under State statutes. Section7. Warning and Disclaimer of Liability Deleted: 11 The degree of flood protection required by this ordinance is considered reasonable for regulatory purposes and is based on scientific and engineering considerations. On rare occasions greater floods can and will occur and flood heights may be increased by man-made or natural causes. This ordinance does not imply that land outside the areas of special flood hazards or uses permitted within such areas will be free from flooding or flood damages. This ordinance shall not create liability on the part of the community or any official or employee thereof for any flood damages that result from reliance on this ordinance or any administrative decision lawfully made hereunder. ARTICLE IV Formatted: Justified ADMINISTRATION Section 1. Designation of the Floodplain Administrator Deleted: 2 9 The City Manager or his/her designee is hereby appointed the Floodplain Administrator to Deleted: { administer and implement the provisions of this ordinance and other appropriate sections of 44 Deleted: } CFR (Emergency Management and Assistance - National Flood Insurance Program Regulations) Formatted: Font color: Auto pertaining to floodplain management. Section2. Duties and Responsibilities of the Floodplain Administrator Deleted: 13 The duties and responsibilities of the Floodplain Administrator shall include, but not be limited to, the following: (a) Maintain and hold open for public inspection all records pertaining to the provisions of this ordinance. (b) Review permit applications to determine whether the proposed building site Deleted: whether to ensure that project, including the placement of manufactured homes, will be reasonably safe from flooding. (c) Review, approve or deny all applications for development permits required by adoption of this ordinance. (d) Review permits for proposed development to assure that all necessary permits relating to floodplain management have been obtained from those Federal, State or local governmental agencies (including Section 404 of the Federal Water Pollution Control Act Amendments of 1972, 33 U.S.C. 1334) from which prior approval is required. (e) Where interpretation is needed as to the exact location of the boundaries of the areas of special flood hazards (for example, where there appears to be a conflict between a mapped boundary and actual field conditions) the Floodplain Administrator shall make the necessary interpretation. (f) Notify, in riverine situations, adjacent communities and the State Coordinating Agency, which is the Texas Water Board, prior to any alteration or relocation of a watercourse, and require that evidence of such notification is submitted to the Deleted: submit Federal Emergency Management Agency. (g) Assure that the flood carrying capacity within the altered or relocated portion of any watercourse is maintained. (h) When base flood elevation data has not been provided in accordance with Article III, Section 2, the Floodplain Administrator shall obtain, review and reasonably Deleted: 3 utilize any base flood elevation data and floodway data available from a Federal, Deleted: B State or other source, in order to administer the provisions of Article V. Deleted: 5 10 (i) When a regulatory floodway has not been designated, the Floodplain Administrator must require that no new construction, substantial improvements, or other development (including fill) shall be permitted within Zones A1-30 and AE on the community's FIRM, unless it is demonstrated that the cumulative effect of the proposed development, when combined with all other existing and anticipated development, will not increase the water surface elevation of the base flood at any point within the community unless said increase is completely Deleted: more than one foot contained within the property of the development. (j) Under the provisions of 44 CFR Chapter 1, Section 65.12, of the National Flood Insurance Program regulations, a community may approve certain development in Zones A1-30, AE, AH, on the community's FIRM which increases the water first surface elevation of the base flood provided that the community completes Deleted: by more than 1 foot, all of the provisions required by Section 65.12. Section3. Deleted: 14 (a) Application for a Floodplain Development Permit shall be presented to the Floodplain Administrator on forms furnished by him/her and may include, but not be limited to, plans in duplicate drawn to scale showing the location, dimensions, and elevation of proposed landscape alterations, existing and proposed structures, including the placement of manufactured homes, and the location of the foregoing in relation to areas of special flood hazard. Additionally, the following information is required: (1) Elevation (in relation to mean sea level), of the lowest floor (including basement) of all new and substantially improved structures; (2) Elevation in relation to mean sea level to which any non-residential structure shall be floodproofed; (3) A certificate from a registered professional engineer or architect that the non-residential floodproofed structure shall meet the floodproofing criteria of Article V, Section 2(b); Deleted: 5 Deleted: B (4) Description of the extent to which any watercourse or natural drainage Deleted: 2 will be altered or relocated as a result of proposed development; (5)Maintain a record of all such information in accordance with Article IV, Deleted: 4 Section 2(a); Deleted: (B Deleted: ) (b) Approval or denial of a Floodplain Development Permit by the Floodplain Deleted: 1 Administrator shall be based on all of the provisions of this ordinance and the following relevant factors: 11 (1) The danger to life and property due to flooding or erosion damage; (2) The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner; (3) The danger that materials may be swept onto other lands to the injury of others; (4) The compatibility of the proposed use with existing and anticipated development; (5) The safety of access to the property in times of flood for ordinary and emergency vehicles; (6) The costs of providing governmental services during and after flood conditions including maintenance and repair of streets and bridges, and public utilities and facilities such as sewer, gas, electrical and water systems; (7) The expected heights, velocity, duration, rate of rise and sediment transport of the floodwaters and the effects of wave action, if applicable, expected at the site; (8) The necessity to the facility of a waterfront location, where applicable; (9) The availability of alternative locations, not subject to flooding or erosion damage, for the proposed use. (c) The Floodplain Administrator may grant a waiver to certain submittal Deleted: approve variances requirements,within the specified area shown on Exhibit A, for new construction and substantial improvements to be erected on a lot of ½ acre or less in size contiguous to and surrounded by lots with existing structure constructed below the base flood level, providing the relevant factors in Section 3 (b) of this Article have been fully considered and the standards of Article V are met. The ability to Deleted: , be granted a waiver for the requirements to the specific area outlined in the exhibit attached hereto are: Deleted: , and To prevent slum and blight To prevent undue hardship on property owners in the area shown on Deleted: Protect the Exhibit A to which the substantial build out and close proximity of the existing structures creates unique situations where any impact may be deemed negligible. Deleted: long-term investment livelihood Formatted: Justified Section4. Variance Procedures Deleted: 15 12 (a) The Appeal Board, as established by the community, shall hear and render judgment on requests for variances from the requirements of this ordinance. (b) The Appeal Board shall hear and render judgment on an appeal only when it is alleged there is an error in any requirement, decision, or determination made by the Floodplain Administrator in the enforcement or administration of this ordinance. (c) Any person or persons aggrieved by the decision of the Appeal Board may appeal such decision in the courts of competent jurisdiction. (d) The Floodplain Administrator shall maintain a record of all actions involving an appeal and shall report variances to the Federal Emergency Management Agency upon request. (e) Variances may be issued for the reconstruction, rehabilitation or restoration of structures listed on the National Register of Historic Places or the State Inventory of Historic Places, without regard to the procedures set forth in the remainder of this ordinance. (f) Upon consideration of the factors noted above and the intent of this ordinance, the Deleted: (f)Variances may be issued for new construction and substantial Appeal Board may attach such conditions to the granting of variances as it deems improvements to be erected on a lot of , necessary to further the purpose and objectives of this ordinance (Article I 1/2 acre or less in size contiguous to and surrounded by lots with existing Section 3). structures constructed below the base flood level, providing the relevant factors in Section C (2) of this Article have been (g) Variances shall not be issued within any designated floodway if any increase in fully considered. As the lot size increases flood levels during the base flood discharge would result. beyond the 1/2 acre, the technical justification required for issuing the variance increases.¶ (h) Variances may be issued for the repair or rehabilitation of historic structures upon ¶ a determination that the proposed repair or rehabilitation will not preclude the Deleted: g structure's continued designation as a historic structure and the variance is the Deleted: 1 minimum necessary to preserve the historic character and design of the structure. Deleted: C Deleted: h (i) Prerequisites for granting variances: Deleted: i Deleted: j (1) Variances shall only be issued upon a determination that the variance is the minimum necessary, considering the flood hazard, to afford relief. (2) Variances shall only be issued upon: (i) showing a good and sufficient cause; (ii) a determination that failure to grant the variance would result in exceptional hardship to the applicant, and (iii) a determination that 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 local laws or ordinances. 13 (3) Any application to which a variance is granted shall be given written notice that the structure will be permitted to be built with the lowest floor elevation below the base flood elevation, and that the cost of flood insurance will be commensurate with the increased risk resulting from the reduced lowest floor elevation. (j) Variances may be issued by a community for new construction and substantial Deleted: k improvements and for other development necessary for the conduct of a functionally dependent use provided that (i) the criteria outlined in Article IV, Deleted: 4 Section 4(a)-(j) are met, and (ii) the structure or other development is protected Deleted: D by methods that minimize flood damages during the base flood and create no Deleted: 1 additional threats to public safety. Deleted: 9 ARTICLE V PROVISIONS FOR FLOOD HAZARD REDUCTION Section 1. General Standards Deleted: 6 In all areas of special flood hazards the following provisions are required for all new construction and substantial improvements: (a) All new construction or substantial improvements shall be designed (or modified) and adequately anchored to prevent flotation, collapse or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy; (b) All new construction or substantial improvements shall be constructed by methods and practices that minimize flood damage; (c) All new construction or substantial improvements shall be constructed with materials resistant to flood damage; (d) All new construction or substantial improvements shall be constructed 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; (e) All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of flood waters into the system; 14 (f) New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of flood waters into the system and discharge from the systems into flood waters; and, (g) On-site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding. Section2. Specific Standards Deleted: 17 In all areas of special flood hazards where base flood elevation data has been provided as set forth in (i) Article III, Section 2, (ii) Article IV, Section 2 (8), or (iii) Article V, Section 3 (c), Deleted: 3 the following provisions are required: Deleted: B Deleted: 4 Residential Construction - (a)new construction and substantial improvement of any Deleted: B residential structure shall have the lowest floor (including basement), elevated to Deleted: 5 or above the base flood elevation plus freeboard. A registered professional Deleted: C engineer, architect, or land surveyor shall submit a certification to the Floodplain Deleted: 3 Administrator that the standard of this subsection as proposed in Article IV, Deleted: 4 Section 3(a) , is satisfied. Deleted: C Non-Residential Construction - (b) new construction and substantial improvements Deleted: 1 of any commercial, industrial or other non-residential structure shall either have Deleted: a. the lowest floor (including basement) elevated to or above the base flood level Deleted: r plus freeboard or together with attendant utility and sanitary facilities, be designed so that below the base flood level the structure is watertight with walls substantially impermeable to the passage of water and with structural components having the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy. A registered professional engineer or architect shall develop and/or review structural design, specifications, and plans for the construction, and shall certify that the design and methods of construction are in accordance with accepted standards of practice as outlined in this subsection. A record of such certification which includes the specific elevation (in relation to mean sea level) to which such structures are floodproofed shall be maintained by the Floodplain Administrator. Enclosures - (c)new construction and substantial improvements, with fully enclosed areas below the lowest floor that are usable solely for parking of vehicles, building access or storage in an area other than a basement 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 meet or exceed the following minimum criteria: 15 (1) A minimum of two openings on separate walls having a total net area of not less than 1 square inch for every square foot of enclosed area subject to flooding shall be provided. (2) The bottom of all openings shall be no higher than 1 foot above grade. (3) Openings may be equipped with screens, louvers, valves, or other coverings or devices provided that they permit the automatic entry and exit of floodwaters. Manufactured Homes - (d) (1) Require that all manufactured homes to be placed within Zone A on a community's FHBM or FIRM shall be installed using methods and practices which minimize flood damage. For the purposes of this requirement, manufactured homes must be elevated and anchored to resist flotation, collapse, or lateral movement. Methods of anchoring may include, but are not limited to, use of over-the-top or frame ties to ground anchors. This requirement is in addition to applicable State and local anchoring requirements for resisting wind forces. (2) Require that manufactured homes that are placed or substantially improved within Zones A1-30, AH, and AE on the community's FIRM on sites (i) outside of a manufactured home park or subdivision, (ii) in a new manufactured home park or subdivision, (iii) in an expansion to an existing manufactured home park or subdivision, or (iv) in an existing manufactured home park or subdivision on which a manufactured home has incurred "substantial damage" as a result of a flood, be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated to or above the base flood elevation and be securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement. (3) Require that manufactured homes be placed or substantially improved on sites in an existing manufactured home park or subdivision with Zones A1-30, AH and AE on the community's FIRM that are not subject to the provisions in (1) or (2) be elevated so that either: Deleted: of Deleted: paragraph (4) of this section (i) the lowest floor of the manufactured home is at or above the base flood elevation, or (ii) the manufactured home chassis is supported by reinforced piers or other foundation elements of at least equivalent strength that are no less than 36 inches in height above grade and be 16 securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement. Recreational Vehicles - (e) Require that recreational vehicles placed on sites within Zones A1-30, AH, and AE on the community's FIRM be fully licensed, have Deleted: either (i) be on the site for fewer than 180 consecutive days, or (ii) current motor vehicle inspection certificate,state registration, is operable and ready for highway use. A recreational vehicle is ready for highway use if it is on Deleted: , or (iii) meet the permit requirements of Article 4, Section C (1), its wheels or jacking system, is attached to the site only by quick disconnect type and the elevation and anchoring utilities and security devices, has no permanently attached additions. requirements for "manufactured homes" aragraph (4) of this section inp Deleted: and Section3. Standards for Subdivision Proposals Deleted: 18 (a) All subdivision proposals including the placement of manufactured home parks and subdivisions shall be consistent with Article I, Sections 2,3, and 4of this Deleted: 1 ordinance. Deleted: B Deleted: C (b) All proposals for the development of subdivisions including the placement of Deleted: D manufactured home parks and subdivisions shall meet Floodplain Development Permit requirements of Article III, Section 3; Article IV, Section 3; and the Deleted: 3 provisions of Article Vof this ordinance. Deleted: C Deleted: 4 (c) Base flood elevation data shall be generated for subdivision proposals and other Deleted: C proposed development including the placement of manufactured home parks and Deleted: 5 subdivisions which is greater than 50 lots or 5 acres, whichever is lesser, if not otherwise provided pursuant to Article III, Section 2or Article IV, Section 2(h) Deleted: 3 of this ordinance. Deleted: B Deleted: 4 (d) All subdivision proposals including the placement of manufactured home parks Deleted: B and subdivisions shall have adequate drainage provided to reduce exposure to Deleted: 8 flood hazards. (e) All subdivision proposals including the placement of manufactured home parks and subdivisions shall have public utilities and facilities such as sewer, gas, electrical and water systems located and constructed to minimize or eliminate flood damage. Section4. Standards for Areas of Shallow Flooding (AO/AH Zones) Deleted: 19 Located within the areas of special flood hazard established in Article III, Section 2, are Deleted: 3 areas designated as shallow flooding. These areas have special flood hazards associated with Deleted: B flood depths of 1 to 3 feet where a clearly defined channel does not exist, where the path of flooding is unpredictable, and where velocity flow may be evident. Such flooding is characterized by ponding or sheet flow; therefore, the following provisions apply: 17 residential (a) All new construction and substantial improvements of structures have the lowest floor (including basement) elevated to or above the base flood elevation. Deleted: or the highest adjacent grade at least as high as the depth number specified in feet on the community's non-residential (b) All new construction and substantial improvements of structures; FIRM (at least 2 feet if no depth number is specified) (1) have the lowest floor (including basement) elevated to or above the base flood elevation, or Deleted: or the highest adjacent grade at least as high as the depth number specified in feet on the community's (2) together with attendant utility and sanitary facilities be designed so that FIRM (at least 2 feet if no depth number is specified) below the base specified flood depth in an AO Zone, or below the Base Flood Elevation in an AH Zone, level the structure is watertight with walls substantially impermeable to the passage of water and with structural components having the capability of resisting hydrostatic and hydrodynamic loads of effects of buoyancy. (c) A registered professional engineer or architect shall submit a certification to the Floodplain Administrator that the standards of this Section, as proposed in Article , Section 3are satisfied. IV Deleted: 4 Deleted: C (d) Require within Zones AH or AO adequate drainage paths around structures on slopes, to guide flood waters around and away from proposed structures. Section5. Floodways Deleted: 20 Lands located within areas of special flood hazard established in Article III, Section 2, Deleted: 3 are areas designated as floodways. Since the floodway is an extremely hazardous area due to the Deleted: B velocity of flood waters which carry debris, potential projectiles and erosion potential, the following provisions shall apply: (a) Encroachments are prohibited, including fill, new construction, substantial improvements and other development within the adopted regulatory floodway unless it has been demonstrated through hydrologic and hydraulic analyses performed in accordance with standard engineering practice that the proposed encroachment would not result in any increase in flood levels within the community during the occurrence of the base flood discharge. , Section 5(a) above is satisfied, all new construction and substantial (b) If Article V Deleted: 5 improvements shall comply with all applicable flood hazard reduction provisions Deleted: E of Article V. Deleted: 1 Deleted: 5 (c) Under the provisions of 44 CFR Chapter 1, Section 65.12, of the National Flood , a community may permit encroachments within Insurance Program Regulations the adopted regulatory floodway that would result in an increase in base flood 18 elevations, provided that the community firstcompletes all of the provisions Deleted: 21 required by Section 65.12. Deleted: 22 Deleted: ¶ Section6. Severability Part 2¶ ¶ Article XIII of the UDC, as currently in If any section, clause, sentence, or phrase of this Ordinance is held to be invalid or effect, shall be repealed effective on the unconstitutional by any court of competent jurisdiction, then said holding shall in no way affect effective date of this Ordinance, and such Article of the UDC is hereby reserved for the validity of the remaining portions of this Ordinance. future use.¶ ¶ Part 3¶ . Penalties for Non-Compliance Section7 ¶ Section 1¶ ¶ No structure or land shall hereafter be constructed, located, extended, converted, or ¶ altered without full compliance with the terms of this court order and other applicable ¶ ¶ regulations. Violation of the provisions of this court order by failure to comply with any of its ¶ requirements (including violations of conditions and safeguards established in connection with ¶ ¶ conditions) shall constitute a misdemeanor. Any person who violates this court order or fails to ¶ comply with any of its requirements shall upon conviction thereof be fined not more than ¶ ¶ $500.00, and in addition shall pay all costs and expenses involved in the case. Each violation of ¶ a particular section of this ordinance shall constitute a separate offense, and each day an offense ¶ ¶ continues shall be considered a new violation for purposes of enforcing this ordinance. Nothing SECTION H. CERTIFICATION OF herein contained shall prevent the City of Schertz from taking such other lawful action as is ADOPTION¶ necessary to prevent or remedy any violation. ¶ ¶ APPROVED: _________________________________ _____________ (community official) ¶ ¶ PASSED: _____________________________ ¶ (adoption date)¶ ¶ ORDINANCE BECOMES EFFECTIVE: ___________________________¶ (Effective date)¶ ¶ ¶ ¶ I, the undersigned, Mayor Hal Baldwin do hereby certify that the above is a true and correct copy of an ordinance duly adopted by the Schertz City Council, at a regular meeting duly convened on {date}. ¶ ¶ ¶ ¶ _________________________________¶ Mayor Hal Baldwin¶ ¶ ¶ ... [3] Formatted: Endnote Text, Justified, Indent: First line: 36 pt, Don't hyphenate, Tabs: Not at 468 pt Formatted: Font: Times New Roman 19 Page 1: [1] Deleted larry.busch 12/28/2012 3:17:00 PM ORDINANCE NO. 07-M-45 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SCHERTZ, TEXAS CONFIRMING A FLOOD DAMAGE PREVENTION PROGRAM; DECLARING AN EMERGENCY AND AN EFFECTIVE DATE; AND OTHER MATTERS IN CONNECTION THEREWITH WHEREAS, the Texas Legislature has, in Section 16.315 if the Texas Water Code, as amended, delegated to local governments the responsibility to adopt regulations designed to minimize flood losses; and WHEREAS, the City of Schertz, Texas (the ?City?) has previously established such regulations in Article XIII of the City?s Unified Development Code, as amended (the ?UDC?); and WHEREAS, the City Council of the City has determined that it is in the best interests of the City to confirm such program through this Ordinance; NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SCHERTZ, TEXAS: Part 1 The City?s Code of Ordinances is hereby amended by adoption of this Ordinance and the following flood damage prevention provisions: Page 1: [2] Deleted larry.busch 12/28/2012 3:25:00 PM Section 1. Title of Ordinance This ordinance shall be referred to as the ?Flood Damage Prevention Ordinance?. Page 19: [3] Deleted larry.busch 12/28/2012 3:22:00 PM Part 2 Article XIII of the UDC, as currently in effect, shall be repealed effective on the effective date of this Ordinance, and such Article of the UDC is hereby reserved for future use. Part 3 Section 1 SECTION H. CERTIFICATION OF ADOPTION APPROVED: ______________________________________________ (community official) PASSED: _____________________________ (adoption date) ORDINANCE BECOMES EFFECTIVE: ___________________________ (Effective date) I, the undersigned, Mayor Hal Baldwin do hereby certify that the above is a true and correct copy of an ordinance duly adopted by the Schertz City Council, at a regular meeting duly convened on {date}. _________________________________ Mayor Hal Baldwin {SEAL} ! Z 3009 ! Z 78 ! Z 1518 ! Z 78 ! Z 1518 ì Flood Damage Waiver BoundaryFloodway Prevention Ordinance Rivers and Streams100 Year Flood Zone Last Update: January 17, 2013 Exhibit A ðëððïôðððïôëððîôðððîôëððîëð City of Schertz, GIS Coordinator: Tony McFalls, amcfallls@schertz.com (210) 619-1184 This product is for informational purposes and may not have been prepared for or be suitable Ú»»¬ for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries.