77-7-Ordinance-Flood Damage Prevention-11/21/1977ORDINANCE NO. 77-7
FLOOD DAMAGE PREVENTION ORDINANCE
SECTION A. STATUTORY AUTHORIZATION
The Legislature of the State of Texashas in `j, A. T. C . S _ 0260_L3
(state) (statutes)
delegated the responsibility to local governmental units to adopt regulations
designed to minimize flood losses. Therefore, the City Council of
(governing body)
Sanger Texas does ordain as follows:
(local unit) (state)
SECTION B. FINDINGS OF FACT
(1) The flood hazard areas of _ Sa21 gY^, TeXas are
(local unit)
subject to periodic inundation which results in loss of life and
property, health and safety hazards, disruption of commerce and
governmental services, and extraordinary public expenditures for
flood protection and relief, all of which adversely affect the
public health, safety and general welfare.
(2) These flood losses are created by the cumulative effect of
obstructions in flood plains which cause an increase in flood heights
and velocities, and by the occupancy of flood hazard areas by uses
vulnerable to floods and hazardous to other lands because they are
inadequately elevated, floodproofed, or otherwise protected from
flood damage.
SECTION C. STATEMENT OF PURPOSE
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 designed to.
(1) Protect human life and health;
(2) Minimize expenditure of public money for costly flood control
projects;
(3) Minimize the need for rescue and relief efforts associated with
flooding and generally undertaken at the expense of the general public;
(4) Minimize prolonged business interruptions;
(5) Minimize damage to public facilities and utilities such as water
and gas mains, electric, telephone and sewer lines, streets and
bridges located in flood plains;
(6) Help maintain a stable tax base by providing for the sound use
and development of flood -prone areas in such a manner as to minimize
future flood blight areas, and,
(7) Insure the potential buyers are notified that property is in a
flood area.
SECTION D. METHODS OF REDUCING FLOOD LOSSES
In order to accomplish its purposes, this ordinance uses the following methods:
(1) Restrict or prohibit uses that are dangerous to health, safety
or property in times of flood, or cause excessive increases in flood
heights or velocities;
10
MASTER
FLOOD HAZARD PREVENTION ORDINANCE
OUTLINE
ARTICLE I STATUTORY AUTHORIZATION, FINDINGS OF FACT, PURPOSE
AND METHODS ............................................... 1B
Section B Findings Of Fact .......................................... 1B
Section C Statement Of Purpose ...................................... 1B
Section D Methods Of Reducing Flood Losses .......................... 1B
ARTICLE 2
ARTICLE 3
Section A
Section B
Section C
Section D
Section E
Section F
Section G
ARTICLE 4
Section
A
Section
B
Section
C
Section
D
ARTICLE 5
Section A
Section C
DEFINITIONS ............................................... 2B
GENERAL PROVISIONS ........................................ 4B
Lands To Which This Ordinance Applies ..................... 4B
Basis For Establishing The Areas Of Special Flood
Hazard.................................................... 4B
Establishment Of Development Permit ....................... 4B
Compliance................................................ 4B
Abrogation And Greater Restrictions....................... 4B
Interpretation............................................ 4B
Warning And Disclaimer Of Liability ....................... 4B
ADMINISTRATION ............................................ 5B
Designation Of Local Administrator ........................ 511
Duties And Responsibilities ............................... 5B
PermitProcedures ......................................... 5B
VarianceProcedures ....................................... 6B
PROVISIONS FOR FLOOD HAZARD REDUCTION ..................... 7B
General Standards...................... ......... 7B
Specific Standards ........................................ 8B
Residential Construction .................................. 8B
Non-residential Construction .............................. 8B
MobileHomes .............................................. 8B
Standards For Subdivision Proposals....................... 8B
(2) Require that uses vulnerable to floods, including facilities
which serve such uses, be protected against flood damage at the
time of initial construction;
(3) Control the alteration of natural flood plains, stream channels,
and natural protective barriers, which are involved in the accommoda
tion of flood waters*
(4) Control filling, grading, dredging and other development which
may increase flood damage;
(5) Prevent or regulate the construction of flood barriers which
will increase flood hazards to other lands*
ARTICLE 2
DEFINITIONS
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 its most reasonable application.
AppeaZ--means a request for a review of the City Manager �s
(local administrator)
interpretation of any provision of this ordinance or a request for a
variance.
Area Of ShaZZoz� Flooding --means a designated AO Zone on a community's Flood..:
Insurance Rate Map (FIRM) with base flood depths from one to three feet.
This condition occurs where a clearly defined channel does not exist,'where
the path of flooding is unpredictable and indeterminate, and where velocity
flow may be evident.
Area Of Special Flood Hazard --is the land in the flood plain within a community
subject to a one percent or greater chance of flooding in any given year.
Base Flood --means the flood having a one percent chance of being equaled or
exceeded in any given year.
Development --means any man-made change to improved or unimproved real estate,
including but not limited to buildings or other structures, mining, dredging,
filling, grading, paving, excavation or drilling operations.
Existing Mobile Home Park Or Mobile Home Subdivision --means a parcel (or
contiguous parcels) of land divided into two or more mobile home lots for
rent or sale for which the construction of facilities for servicing the lot
on which the mobile home is to be affixed (including, at a minimum, the
installation of utilities, either final site grading or the pouring of
concrete pads, and the construction of streets) is completed before the
effective date of this ordinance.
Expansion To An Existing Mobile Home Park Or Mobile Home Subdivision --means
the preparation of additional sites by the construction of facilities for
servicing the lots on which the mobile homes are to be affixed (including
the installation of utilities, either final site grading or pouring of
concrete pads, or the construction of streets).
Flood Or Flooding --means a general and temporary condition of partial or
complete inundation of normally dry land areas from:
(1) The overflow of inland or tidal waters.
(2) The unusual and rapid accumulation or runoff of surface waters from
any source.
Flood Hazard Boundary Map (FHBM)--means an official map of a community, issued
by the Federal Insurance Administration, where the areas within the boundaries
of special flood hazards have been designated as Zone A.
m
FZood Insurance Rate Map (FIRM) --means an official map of a community, on
which the Federal Insurance Administration has delineated both the areas
of special flood hazards and the risk premium zones applicable to the
community.
FZood Insurance Study- is the official report provided by the Federal
Insurance Administration. The report contains flood profiles, the water
surface elevation of the base flood, as well as the Flood Hazard Boundary-
Floodway Map.
FZooduxzz --means the channel of a river or other watercourse and the adjacent
land areas that must be reserved in order to discharge the base flood without
cumulatively increasing the water surface elevation more than one foot.
Habitable Floor --means any floor usable for living purposes, which includes
working, sleeping, eating, cooking or recreation, or a combination thereof.
A floor used for storage purposes only is not a "habitable floor./°
Mean Sea Level --means the average height of the sea for all stages of the
tide.
Mobile Home --means a structure, transportable in one or more sections, which
is built on a permanent chassis and designed to be used with or without a
permanent foundation when connected to the required utilities. It does not
include recreational vehicles or travel trailers.
New Mobile Home Park Or Mobile Home Subdivision --means a parcel (or contiguous
parcels) of land divided into two or more mobile home lots for rent or sale
for which the construction of facilities for servicing the lot on which the
mobile home is to be affixed (including, at a minimum, the installation of
utilities, either final site grading or the pouring of concrete pads, and
the construction of streets) is completed on or after the effective date of
this ordinance.
Start Of Construction --means the first placement of permanent construction of
a structure (other than a mobile home) on a site, such as the pouring of
slabs or footings or any work beyond the stage of excavation. 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 a 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 as part of the main structure.
Fora structure (other than a mobile home) without a basement or poured
footings, the "start of construction" includes the first permanent framing
or assembly of the structure or any part thereof on its piling or foundation.
For mobile homes not within a mobile home park or mobile home subdivision.,, -
if start of construction" means the affixing of the mobile home to its perma-
nent site. For mobile homes within mobile home parks or mobile home sub-
divisions, "start of construction" is the date on which the construction
of facilities for servicing the site on which the mobile home is to be
affixed (including, at a minimum, the construction of streets, either final
site grading or the pouring of concrete pads, and installation of utilities)
is completed.
Structure --means a walled and roofed building that is principally above
ground, as well as a mobile home.
Substantial Improvement --means any repair, reconstruction, or improvement of
a structure, the cost of which equals or exceeds SO percent of the market
value of the structure either, (1) before the improvement or repair is
started, or (2) if the structure has been damaged and is being restored,
before the damage occurred. For the purposes of this definition "substan-
tial improvement" is considered to occur when the first alteration of any
wall, ceiling, floor, or other structural part of the building commences,
whether or not that alteration affects the external 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 specifications which 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.
Variance --is a grant of relief to a person from the requirements of this
ordinance when specific enforcement would result in unnecessary hardship.
A variance, therefore, permits construction or development in a manner
otherwise prohibited by this ordinance.
ARTICLE 3
GENERAL PROVISIONS
SECTION A. LANDS TO WHICH THIS ORDINANCE APPLIES
This ordinance shall apply to all areas of special flood hazard within. the
jurisdiction of Sanger, Texas
(local unit)
SECTION B. BASIS FOR ESTABLISHING THE AREAS OF SP��.Z'AL FLOOIJ HAZARD
The areas of special flood hazard identified by the Federal Insurance
Administration on its Flood Hazard Boundary Map (FHBM), Community No.
480786 dated 21 Nov. 1972 , and any revisions thereto
are hereby adopted by reference and declared to be a part of this ordinance.
SECTION C. ESTABLISHMENT OF DEVELOPMENT PERMIT
A Development Permit shall be required to ensure conformance with the provisions
of this ordinance.
SECTION D. COMPLIANCE
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.
SECTION E. ABROGATION AND GREATER RESTRICTIONS
This ordinance is not intended to repeal, abrogate, or impair any existing
easements, covenants, or deed restrictions. However, where this ordinance and
another conflict or overlap, whichever imposes the more stringent restrictions
shall prevail.
SECTION F. INTERPRETATION
In the interpretation and application of this ordinance, all provisions shall
be: (1) considered as minimum requirements; (2) liberally construed in favor
A the governing body; and (3) deemed neither to limit nor repeal any other
powers granted under State statutes.
SECTION G. WARNING AND DISCLAIMER OF LIABILITY
The degree of flood protection required by this ordinance is considered reason-
able for regulatory purposes and is based on scientific and engineering con-
siderations. 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 S2nae.r. TpxAGor any officer or
local unit
employee thereof for any flood damages that result from reliance on this
ordinance or any administrative decision lawfully made thereunder.
n
ARTICLE 4
ADMINISTRATION
SECTION A. DESIGNATION OF Citbv Mang_
(Local A&nin2strator)
The is hereby appointed to administer and
local a inistrator)
implement the provisions of this ordinance.
SECTION B. DUTIES AND RESPONSIBILITIES OF THE �r Man arro r
(LocaZ Arb�ni'nistrator)
Duties and responsibilities of the C its Manatee r shall
(local administrator)
include, but not be limited to, the following.
(1) Maintain and hold open for public inspection all records pertaining
to the provisions of this ordinance;
(2) Review, approve or deny all applications for development permits
required by Article 3, Section C of this ordinance;
(3) Review permits for proposed development to assure that all necessary
permits have been obtained from those Federal, State or local governmental
agencies from which prior approval is required;
(4) 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 City Manager shall make the necessary
(local administrator)
interpretation.
(5) Notify adjacent communities and the Tp�.a a . 3�e�' r-�,�:�F mPnt_ Rn
(state coordinating agency)
prior to any alteration or relocation of a watercourse, and submit
evidence of such notification to the Federal Insurance Administration;
(6) Assure that maintenance is provided within the altered or relocated
portion of said watercourse so that the flood carrying capacity is not
diminished.
(7) When base flood elevation data has not been provided in accordance
with Article 3, Section B, the ify Man ag;P r shall obtain
(local administrator)
review, and reasonably utilize any base flood elevation data available
from a Federal, State, or other source, in order to administer the provision
of Article 5.
SECTION C. PERP11IT PROCEDURES
(1) Application for a Development Permit shall be presented to the
C i ty Manage r on forms furnished by him and may include,
(local administrator)
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, and the location of the foregoing in
relation to -areas of special flood hazard. Additionally, the following
information is required:
a. Elevation in relation to mean sea level, of the lowest floor
(including basement) of all proposed structures;
b. Elevation in relation to mean sea level to which any non-residential
structure shall be floodproofed;
c. A certificate from a registered professional engineer or architect
that the non-residential floodproofed structure shall meet the flood -
proofing criteria of Article 5, Section B(2);
d. Description of the extent to which any watercourse or natural
drainage will be altered or relocated as a result of proposed develop-
ment.
(2) Approval or denial of a Development Permit by the City
(local
Man age r shall be based on all of the provisions of this
administrator)
ordinance and the following relevant factors:
a. The danger to life and property due to flooding or erosion damage;
b. The susceptibility of the proposed facility and its contents to
flood damage and the effect of such damage on the individual owner;
c. The danger that materials may be swept onto other lands to the
injury of others;
d. The compatibility of the proposed use with existing and anticipated
development;
e. The safety of access to the property in times of flood for ordinary
and emergency vehicles;
f. 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.
g. The expected heights, velocity, duration, rate of rise and sediment
transport of the flood waters and the effects of wave action, if
applicable, expected at the site;
h. The necessity to the facility of a waterfront location, where
applicable;
i. The availability of alternative locations, not subject to flooding
or erosion damage, for the proposed use;
j. The relationship of the proposed use to the comprehensive plan for
that area.
SECTION D. VARIANCE PROCEDURES
Planning & Zoning
(1) The Cnmmi ssi on as established by Sanger Texas
(appeal board) (local unit)
shall hear and render judgement on requests for variances from the
requirements of this ordinance, with final approval Of the City Council,
Plai1� in Sanger, Texas
(2) The C,om i& ssioonlrig shall hear and render judgement on an appeal
(appeal board)
only when it is alleged there is an error in any requirement, decision, or
determination made by the City Manager in the enforce -
(local administrator)
ment or administration of this ordinance.
(3) Any person or persons aggrieved by the decision of thepi ann i nrr & Zoning(appeal
Cnmmi ssi nn �Y appeal such decision in the courts of competent jurisdiction.
board)
(4) The shall maintain a record of all
local administrator)
actions involving an appeal and shall report variances to the Federal
Insurance Administration upon request.
(5) 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 section.
(6) Generally, variances may be issued for new construction and substan-
tial improvements to be erected on a lot of one-half acre or less in size
contiguous to and surrounded by lots with existing structures constructed
below the base flood level, providing the relevant factors in Section C(2)
of this Article have been fully considered• As the lot size increases
beyond the one-half acre, the technical justification required for issuing
the variance increases.
(7) Upon consideratio f th,e fa tors noted above and the intent of this
nP ann3.n �&
ordinance, theZe)nirncr nmmi gj pn may attach such conditions to the
(appeal board)
granting of variances as it deems necessary to further the purpose and
objectives of this ordinance (Article 1, Section C)..
(8) Variances shall not be issued within any designated floodway if any
increase in flood levels during the base flood discharge would result.
(9) Prerequisites for granting variances:
a. Variances shall only be issued upon a determination that the
variance is the minimum necessary, considering the flood hazard, to
afford relief.
b. Variances shall only be issued upon (i) a showing of good and
sufficient cause, (ii) a determination that failure to grant the
variance would result in exceptional hardship to the applicant,
and (iii) and 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.
c. Any applicant to whom a variance is granted shall be given
written notice that the structure will be permitted to be built
with a lowest floor elevation no more than twn (2) feet below
the base flood elevation, and that the costofflood insurance will
be commensurate with the increased risk resulting from the reduced
lowest floor elevation.
ARTICLE 5
PROVISIONS FOR FLOOD HAZARD REDUCTION
SECTION A. GENERAL STANDARDS
In all areas of special flood hazards the following provisions are required:
(1) All new construction and substantial improvements shall be anchored
to prevent flotation, collapse or lateral movement of the structure;
(2) All new construction or substantial improvements shall be constructed
by methods and practices that minimize flood damage;
(3) All new construction or substantial improvements shall be constructed
with materials and utility equipment resistant to flood damage;
(4) All new and replacement water supply systems shall be designed to
minimize or eliminate infiltration of flood waters into the system;
(5) New and replacement sanitary sewage systems shall be designed to
minimize or eliminate infiltration of flood waters into the system and
discharges from the systems into flood waters; and,
WO
(6) On -site waste disposal systems shall be located to avoid impairment to
them or contamination from them during flooding.
SECTION B. SPECIFIC STANDARDS
In all areas of special flood hazards where base flood elevation data has been
provided as set forth in (i) Article 3, Section B, (ii) Article 4, Section B,
(7), or (iii) Article 5, Section C(3) the following provisions are required:
(1) Residential Construction - New Construction or substantial improvement
of any residential structure shall have the lowest floor, including base-
ment, elevated to or above the base flood elevation. A registered profes-
sional engineer, architect, or land surveyor shall submit a certification
to the CItI4 Mnnathat the standard of this subsection,
(local a mi nistrator)
as proposed in Article 4, Section C(1)(a), is satisfied.
(2) Non-residential Construction - New Construction or substantial improve-
ment of any commercial, industrial or other non-residential structure shb.11
either have the lowest floor, including basement, elevated to the level of
the base flood elevation or, together with attendent utility and sanitary
facilities, be floodproofed 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 hydro-_
static and hydrodynamic loads and effects of buoyancy. A registered pro-
fessional engineer or architect shall submit a certification to the
City Managel! that the standards of this subsection. -as.. -
(local administrator)
proposed in Article 4, Section C(1)(c), are satisfied.
(3) Mobile Homes -
a. No mobile home shall be placed in a floodway, or if applicable, a
coastal high hazard area, except in an existing mobile home park or-
existing mobile home subdivision.
b. All mobile homes shall be anchored to resist flotation, collapse,
or lateral movement. Specific requirements shall be:
(i) over -the -top ties at each of the four corners of the mobile home,
with two additional ties per side at intermediate locations and
mobile homes less than 50 feet long requiring one additional tie per
side;
(ii) frame ties at each corner of the home with five additional ties
per side at intermediate points and mobile homes less than 50 feet
long requiring four additional ties per side;
(ill) all components of the anchoring system be capable of carrying
a force of 4,800 pounds;
(iv) any additions to the mobile home be similarly anchored.
SECTION C. STANDARDS FOR SUBDIVISION PROPOSALS
(1) All subdivision proposals shall be consistent with Article 1, Sections
B, C, and D of this ordinance.
(2) All proposals for the development of subdivisions shall meet Development
Permit requirements of Article 3, Section.C, Article 4, Section C, and the_
provisions of Article 5 of this ordinance.
(3) Base flood elevation data shall be generated for subdivision proposals
and other proposed development which is greater than the lesser of 50 lots
or 5 acres, if not otherwise provided pursuant to Article 3, Section B or
Article 4, Section B (7) of this ordinance.
(4) All subdivision proposals shall have adequate drainage provided to
reduce exposure to flood hazards.
(5) All subdivision proposals shall have public utilities and facilities
such as sewer, gas, electrical and water systems located and constructed
to minimize flood damage.
PASSED AND APPROVED this 21st day of November, 1977.
ATTEST: