Development may not occur in the floodplain where alternative locations exist due to the inherent hazards and risks involved. Before a permit is issued, the applicant shall demonstrate that new structures cannot be located out of the floodplain and that encroachments onto the floodplain are minimized. In all areas of special flood hazard the following provisions are required:
(a) All new construction and substantial improvements shall be anchored to prevent flotation, collapse, or lateral movement of the structure;
(b) All new construction and substantial improvements shall be constructed with flood-resistant materials and utility equipment resistant to flood damage;
(c) All new construction or substantial improvements shall be constructed by methods and practices that minimize flood damages;
(d) Electrical, ventilation, plumbing, heating and air conditioning equipment (including ductwork), and other service facilities shall be designed and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding. This requirement does not preclude the installation of outdoor faucets for shower heads, sinks, hoses, etc., as long as cutoff devices and backflow devices are installed to prevent contamination to the service components and thereby minimize any flood damages to the building;
(e) All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of floodwaters into the system;
(f) New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of floodwaters into the systems and discharges from the systems into floodwaters;
(g) On-site waste disposal systems shall be located and constructed to avoid impairment to them or contamination from them during flooding;
(h) Any alteration, repair, reconstruction, or improvement to a structure that is in compliance with the provisions of this chapter, shall meet the requirements of “new construction” as contained in this chapter. This includes post-FIRM development and structures;
(i) Nonconforming Buildings or Uses. Nonconforming buildings or uses may not be enlarged, replaced, or rebuilt unless such enlargement or reconstruction is accomplished in conformance with the provisions of this chapter. Provided, however, nothing in this chapter shall prevent the repair, reconstruction, or replacement of an existing building or structure located totally or partially within the floodway, provided that the bulk of the building or structure below base flood elevation in the floodway is not increased and provided that such repair, reconstruction, or replacement meets all of the other requirements of this chapter;
(j) American with Disabilities Act (ADA). A building must meet the specific standards for floodplain construction outlined in Section 4.08.180, as well as any applicable ADA requirements. The ADA is not a justification for issuing a variance or otherwise waiving these requirements. Also, the cost of improvements required to meet the ADA provisions shall be included in the costs of the improvements for calculating substantial improvement; and
(k) Critical Facilities. Construction of new or substantially improved critical facilities shall be, to the extent possible, located outside the limits of the special flood hazard area (SFHA) (one hundred-year floodplain). Construction of new critical facilities shall be permissible within the SFHA if not feasible alternative site is available. Critical facilities constructed within the SFHA shall have the lowest floor elevated three feet (approximate five hundred-year floodplain) or more above the level of the base flood elevation at the site. Floodproofing and sealing measures must be taken to ensure that toxic substances will not be displaced by or released into floodwaters. Access routes elevated to or above the level of the base flood elevation shall be provided to all critical facilities to the extent possible. (Ord. O-13-06 (part), 2006)