Item 4E MemoCITY OF
SOUTHLAKI
MEMORANDUM
(March 1, 2011)
To: Shana Yelverton, City Manager
From: Robert H. Price, P.E., Public Works Director
Subject: Ordinance No. 641-13, 1st Reading, Approve revisions to
the floodplain ordinance
Action
Requested: Ordinance No. 641-13, 1 st Reading, Approve revisions to the
floodplain ordinance
Background
Information: Council passed Ordinance No. 641-A on 2nd Reading on
September 15, 2009. Due to changes in the Flood
Insurance Rate Maps (FIRM) published by the Federal
Emergency Management Agency (FEMA), it is necessary to
amend this ordinance to reflect the changes from time to
time.
Since the passage of the Ordinance No. 641-A, FEMA has
revised the FIRM's for Denton County based on updated
topographic data. The new maps also reflect revised flood
information within Denton County that has been submitted to
and accepted by FEMA since the last FIRM publication in
1995.
The City of Southlake is a participating member of the
National Flood Insurance Program (NFIP) which is the
federal flood insurance program administered by FEMA.
Flood insurance is only made available to residents and
property owners in participating communities. One of the
conditions for participation by a community is the adoption of
a floodplain ordinance and local enforcement of that
ordinance. There are currently 157 flood insurance policies
in effect in Southlake with an insured value of $48,161,700.
This ordinance revision consists entirely of minor changes
and the primary objective of the ordinance revision is to
adopt the revised FIRM's for Denton County, which will
become effective on April 18, 2011. The FIRM's for Tarrant
County were revised and adopted by the City in September
of 2009.
Financial
Considerations: None
Strategic Link: The ordinance amending the flood plain regulations links to
the City's strategy map relative to the focus areas of Safety
and Security and Quality Development. The specific
corporate objectives that are met by this agreement include:
Achieve the highest standards of safety and security and
Provide high quality customer service.
Citizen Input/
Board Review: None
Legal Review: None
Alternatives: The City Council may approve or deny Ordinance No. 641-B
Supporting
Documents: Ordinance No. 641-B
Staff
Recommendation: Approve Ordinance No. 641-13, 1 st Reading, revisions to the
floodplain ordinance
Staff Contact: Robert H. Price, P.E., Public Works Director
Gordon J. Mayer, Jr., P.E., Deputy Director of Public Works
Steven D. Anderson, P.E., Civil/Stormwater Utility Engineer
ORDINANCE NO. 641-B
AN ORDINANCE PROVIDING FOR THE CITY OF SOUTHLAKE,
TEXAS ADOPTING REGULATIONS DESIGNED TO MINIMIZE
FLOOD LOSSES; ESTABLISHING PROVISIONS FOR FLOOD
HAZARD REDUCTION; ADOPTING THE FLOOD INSURANCE
RATE MAPS (FIRM) ACCOMPANYING THE FLOOD
INSURANCE STUDY FOR TARRANT COUNTY AND
INCORPORATED AREAS DATED SEPTEMBER 25, 2009, AND
THE FLOOD INSURANCE RATE MAPS (FIRM)
ACCOMPANYING THE FLOOD INSURANCE STUDY FOR
DENTON COUNTY AND INCORPORATED AREAS DATED
APRIL 18, 2011; REPEALING ORDINANCE NO. 641-A
RELATING TO FLOOD HAZARD PREVENTION AND
PROVIDING FOR THE REPEAL OF OTHER INCONSISTENT
ORDINANCES; PROVIDING THAT THIS ORDINANCE SHALL
BE CURMULATIVE OF ALL ORDINANCES; PROVIDING A
SEVERABILITY CLAUSE; PROVIDING FOR A PENALTY FOR
VIOLATIONS HEREOF; PROVIDING A SAVINGS CLAUSE;
PROVIDING FOR PUBLICACTION IN THE OFFICIAL
NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City of Southlake, Texas is a home rule city acting under its charter
adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and
Chapter 9 of the Local Government Code; and
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SOUTHLAKE,
TEXAS:
ARTICLE I
STATUTORY AUTHORIZATION, FINDINGS OF FACT, PURPOSE AND
METHODS
SECTION A. Statutory Authorization
The Legislature of the State of Texas has in the Flood Control Insurance Act,
Texas Water Code, Section 16.315, delegated the responsibility to local governmental
units to adopt regulations designed to minimize flood losses. Therefore, the City Council
of the City of Southlake, Texas (the "City") does ordain as follows:
SECTION B. Findings of Fact
(1) The flood hazard areas of the City are 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 of the citizens of the
City.
(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, flood
proofed 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 of the citizens of the City, 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 fixture
flood blight areas; and
(7) Insure that 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;
(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 accommodation 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
unnaturally divert flood waters or which may 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 it's most 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.
"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.
"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" — means the land in the floodplain within a
community subject to a 1 percent or greater chance of flooding in 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, Al-30, AE, A99, AR, AR/A1-30,
AR/AE, AR/AO, AR/AH, AR/A, VO, V 1-3 0, VE or V.
"Base Flood" — means the flood having a 1 percent chance of being equaled or
exceeded in any given year.
"Base Flood Elevation (BFE)" — means the elevation shown on the Flood
Insurance Rate Map (FIRM) and found in the accompanying Flood Insurance Study (FIS)
for Zones A, AE, AH, Al-30, AR, V1-V30, or VE that indicates the water surface
elevation resulting from the flood that has a 1 percent chance of equaling or exceeding
that level in any given year — also called the base flood.
"Basement" — means any area of the building having its floor subgrade (below
ground level) on all sides.
"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 in 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.
"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 or Subdivision" — means a manufactured
home park or subdivision for which the construction of facilities for servicing the lots on
which the manufactured homes are to affixed (including, at a minimum, the installation
of utilities, the construction of streets, and either the final site grading or the pouring of
concrete pads) is completed before the effective date of the floodplain management
regulations adopted by the City.
"Expansion to an Existing Manufactured Home Park or Subdivision" — 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 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 Elevation Study" — means an examination, evaluation and determination
of flood hazards and, if appropriate, corresponding water surface elevations, or an
examination, evaluation and determination of mudslide (i.e., mudflow) and / or flood
related erosion hazards.
"Flood Insurance Rate Map (FIRM)" — means an official map of a community on
which the Federal Emergency Management Agency has delineated both the areas of
special flood hazards and the risk premium zones applicable to the community.
"Flood Insurance Study (FIS)" — see Flood Elevation Study.
"Floodplain or Flood -Prone Area" — means any land area susceptible to being
inundated by water from any source (see definition of flooding).
"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.
"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 or 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.
"Floodway (Regulatory Floodway)" — 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 a
designated height.
"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:
(1) Listed individually in the National Register of Historic Places (a
listing maintained by the Department of the Interior) or preliminarily
determined by the Secretary of the Interior as meeting the requirements for
individual listing on the National Register;
(2) 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 of the
Interior to qualify as a registered historic district;
(3) 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
(4) Individually listed on a local inventory of historic places in
communities with historic preservation programs that have been certified
either:
(a) By an approved state program as determined by the
Secretary of the Interior or;
(b) Directly by the Secretary of the Interior in states without
approved programs.
"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 of
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
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 National Geodetic Vertical Datum (NGVD) of 1929 or other datum, to
which base flood elevations shown on a community's Flood Insurance Rate Map are
referenced.
"New Construction" — means for the purpose of determining insurance rates,
structures for 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 the floodplain management regulation adopted by a community
and includes any subsequent improvements to such structures.
"New Manufactured Home Park or Subdivision" — means a manufactured home
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 the floodplain management
regulations adopted by the City.
"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" — see Floodway.
"Riverine" — means relating to, formed by, or resembling a river (including
tributaries), stream, brook, etc.
"Special Flood Hazard Area" — see Area of Special Flood Hazard.
"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 slabs 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 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 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 a 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 of the market value of the structure before the damage occurred.
"Substantial Improvement" — means any reconstruction, rehabilitation, addition,
or other improvement of a structure, the cost of which equals or exceeds 50 percent of the
market value of the structure before "start of construction" of the improvement. This
includes 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 the City 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 flood plain 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 National
Geodetic Vertical Datum (NGVD) of 1929 (or other datum, where specified), of floods of
various magnitudes and frequencies in the flood plains of coastal or riverine areas.
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 the City.
SECTION B. Basis for Establishing the Areas of Special Flood Hazard
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 for Tarrant County and Incorporated Areas," dated September 25, 2009,
with accompanying Flood Insurance Rate Maps (FIRM) dated September 25, 2009 and
"The Flood Insurance Study for Denton County and Incorporated Areas", dated April 18,
2011, with accompanying Flood Insurance Rate Maps (FIRM) dated April 18, 2011 and
any revisions thereto are hereby adopted by reference and declared to be part of this
ordinance. In addition, the City may require developers to provide additional studies of
floodplain areas based upon the proposed future development in the area.
SECTION C. Establishment of Development Permit
A Development Permit shall be required to ensure conformance with the
provisions of this ordinance. A development permit shall be required for any proposed
development of any property located in the areas of special flood hazard.
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. Abrouation 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
ordinance, easement, covenant, or deed restriction 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 of the governing body; and
(3) Deemed neither to limit nor repeal any other powers granted under State
statutes.
SECTION G. Warning and Disclaimer or Liability
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.
ATRICLE 4
ADMINISTRATION
SECTION A. Designation of the Floodplain Administrator
The City Engineer is hereby appointed the Floodplain Administrator to administer
and implement the provisions of this ordinance and other appropriate sections of 44 CFR
(Emergency Management and Assistance - National Flood Insurance Program
Regulations) pertaining to flood plain management.
SECTION B. Duties and Responsibilities of the Floodplain Administrator
Duties and responsibilities of the Floodplain Administrator shall 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 permit applications to determine whether to ensure that the
proposed building site project, including the placement of manufactured
homes, will be reasonably safe from flooding.
(3) Review, approve or deny all applications for development permits
required by adoption of this ordinance.
(4) Review permits for proposed development to assure that all necessary
permits 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.
(5) 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.
(6) Notify, in riverine situations, adjacent communities and the State
Coordinating Agency, which is the Texas Water Development Board,
prior to any alteration or relocation of a watercourse, and submit evidence
of such notification to the Federal Emergency Management Agency.
(7) Assure that the flood carrying capacity within the altered or relocated
portion of any watercourse is maintained.
(8) When base flood elevation data has not been provided in accordance with
Article 3, Section B of this ordinance, the Floodplain Administrator shall
obtain, review and reasonably utilize any base flood elevation data and
floodway data available from a Federal, State, or other source, in order to
administer the provisions of Article 5.
(9) 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 AI-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 more than one
foot at any point within the community.
(10) Under the provision of 44 CFR Chapter 1, Section 65.12, of the National
Flood Insurance Program regulations, a community may approve certain
development in Zones AI-30, AE, AH on the community's FIRM which
increases the water surface elevation of the base flood by more than one
foot, provided that the community first completes all of the provisions
required by Section 65.12.
SECTION C. Permit Procedures
(1) Application for a 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:
(a) elevation (in relation to mean sea level), of the lowest floor
(including the basement) of all new and substantially improved structures;
(b) elevation in relation to mean sea level to which any nonresidential
structure shall be flood proofed;
(c) a certificate from a registered professional engineer or architect
that the nonresidential flood proofed structure shall meet the flood
proofing criteria of Article 5, Section B(2) of this ordinance;
(d) description of the extent to which any watercourse or natural
drainage will be altered or relocated as a result of proposed development;
and
(e) maintain a record of all such information in accordance with
Article 4, Section (B) (1).
(2) Approval or denial of a Development Permit by the Floodplain
Administrator shall be based on all of the provisions of this ordinance and
the following relevant factors:
(a) The danger of 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; and
0) The relationship of the proposed use to the comprehensive plan for
that area.
SECTION D. Variance Procedures
(1) The City Council shall hear and render judgment on requests for variances
from the requirements of this ordinance.
(2) The City Council 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.
(3) Any person or persons aggrieved by the decision of the City Council may
appeal such decision in the courts of competent jurisdiction.
(4) 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.
(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 ordinance.
(6) Variances may be issued for new construction and substantial
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, provided that 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 consideration of the factors noted above and the intent of this
ordinance, the City Council may attach such conditions to the 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) Variances may be issued for the repair or rehabilitation of historic
structures upon a determination that the proposed repair of rehabilitation
will not preclude the structure's continued designation as a historic
structure and the variance is the minimum necessary to preserve the
historic character and design of the structure.
(10) Prerequisites for granting variances are as follows:
(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) 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.
(c ) any applicant to whom 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.
(11) Variances may be issued by a community for new construction and
substantial improvements and for other development necessary for the
conduct of a functionally dependent use, provided that:
(i) the criteria outlined in Article 4, Section D (1)-(9) are met; and
(ii) the structure or other development is protected by methods that
minimize flood damages during the base flood and create no
additional threats to public safety.
ARTICLE 5
PROVISIONS FOR FLOOD HAZARD REDUCTION
SECTION A. General Standards
In all areas of special flood hazards, the following provisions are required for all
new construction and substantial improvements:
(1) 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;
(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 resistant to flood damage;
(4) 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;
(5) All new and replacement water supply systems shall be designed to
minimize or eliminate infiltration of flood waters into the system;
(6) 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
(7) On -site waste disposal systems shall be located to avoid impairment to
them or contamination from them during flooding.
(8) When a residential or non-residential structure is intended to be
constructed in an Approximate A Zone, a base flood elevation must be
determined by using the same engineering standards and methods that are
used to develop base flood elevations in a Flood Insurance Study (FIS).
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(8), or (iii) Article
5, Section A(8), the following provisions are required:
(1) Residential Construction — new construction and substantial improvement
of any residential structure shall have the lowest floor (including the
basement) elevated at least two feet above the base flood elevation. A
registered professional engineer, architect, or land surveyor shall submit a
certification to the Floodplain Administrator that the standard of this
subsection as proposed in Article 4, Section C(1)(a), is satisfied.
(2) Nonresidential Construction — new construction and substantial
improvement of any commercial, industrial or other nonresidential
structure shall either have the lowest floor (including the basement)
elevated at least two feet above the level of the base flood level or together
with attendant utility and sanitary facilities, be designed so that the
structure is watertight to at least two feet above the base flood level 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 flood proofed shall be maintained by
the Floodplain Administrator.
(3) Enclosures — new construction and substantial improvements, with fully
enclosed areas below the lowest floor that are usable solely for the 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:
(a) A minimum of two openings on separate walls 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; and
(c ) Openings may be equipped with screens louvers, valves, or other
coverings or devices provided that they permit the automatic entry and
exit of floodwaters.
(4) Manufactured Homes
(a) 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.
(b) Require that manufactured homes that are placed or substantially
improved within Zones AI-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,
(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 at least two
feet above the base flood elevation and be securely anchored to an
adequately anchored foundation system to resist flotation, collapse
and lateral movement.
(c ) Require that manufactured homes be placed or substantially
improved on sites in an existing manufactured home park or subdivision
within Zones Al-30, AH, and AE on the community's FIRM that are not
subject to the provisions of paragraph (4) of this section be elevated so
that either:
(i) the lowest floor of the manufactured home is at least two
feet above the base flood elevation;
(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
securely anchored to an adequately anchored foundation system to
resist flotation, collapse and lateral movement.
(5) Recreational Vehicles — Require that recreational vehicles placed on sites
within Zones Al-30, AH and AE on the community's FIRM either:
(i) be on the site for fewer than 180 consecutive days; or
(ii) be fully licensed and ready for highway use; or
(iii) meet the permit requirements of Article 4, Section C (1),
and the elevation and anchoring requirements for "manufactured
homes" in paragraph (4) of this section. A recreational vehicle is
ready for highway use if it is on its wheels or jacking system, is
attached to the site only by quick disconnect type utilities and
security devices, and has no permanently attached additions.
(6) Accessory Structures — Small, detached accessory structures of 120 square
feet or less, that are not attached to a permanent foundation, are exempt
from the requirements to elevate or dry flood proof non-residential
structures.
SECTION C. Standards for Subdivision PrODosals
(1) All subdivision proposals, including manufactured home parks and
subdivisions, shall be consistent with Article 1, Sections B, C, and D of
this ordinance.
(2) All proposals for the development of subdivisions, including
manufactured home parks and 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) All subdivision proposals, including the placement of manufactured home
parks and subdivisions, shall have adequate drainage provided to reduce
exposure to flood hazards.
(4) 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.
SECTION D. Floodways
Floodways — located within areas of special flood hazard established in Article 3,
Section B, are areas designated as floodways. Since the floodway is an extremely
hazardous area due to the velocity of flood waters which carry debris, potential
projectiles and erosion potential, the following provisions shall apply:
(1) 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.
(2) If Article 5, Section E (1) above is satisfied, all new construction and
substantial improvements shall comply with all applicable flood hazard
reduction provisions of Article 5.
(3) Under the provisions of 44 CFR Chapter 1, Section 65.12, of the National
Flood Insurance Program Regulations, a community may permit
encroachments within the adopted regulatory floodway that would result
in an increase in base flood elevations provided that the community first
completes all of the provisions required by Section 65.12.
ARTICLE 6
This ordinance shall be cumulative of all provisions of ordinances of the City of
Southlake, Texas, except where the provisions of this ordinance are in direct conflict with
the provisions of such ordinances, in which event the conflicting provisions of such
ordinances are hereby repealed. Ordinance No. 641 is hereby repealed.
ARTICLE 7
It is hereby declared to be the intention of the City Council that the phrases,
clauses, sentences, paragraphs and sections of this ordinance are severable, and if any
phrase, clause, sentence, paragraph or section of this ordinance shall be declared
unconstitutional by the valid judgment or decree of any court of competent jurisdiction,
such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences,
paragraphs and sections of this ordinance, since the same would have been enacted by the
City Council without the incorporation in this ordinance of any such unconstitutional
phrase, clause, sentence, paragraph or section.
ARTICLE 8
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses
to comply with or who resists the enforcement of any of the provisions of this ordinance
shall be fined not more than Five Hundred Dollars ($500.00) for each offense. Each day
that a violation is permitted to exist shall constitute a separate offense.
ARTICLE 9
All rights and remedies of the City of Southlake are expressly saved as to any and
all violations of the provisions of Ordinance No. 217 or any other ordinances affecting
the (zoning; fire safety; etc.) which have accrued at the time of the effective date of this
ordinance; and, as to such accrued violations and all pending litigation, both civil and
criminal, whether pending in court or not, under such ordinances, same shall not be
affected by this ordinance but may be prosecuted until final disposition by the courts.
ARTICLE 10
The City Secretary of the City of Southlake is hereby authorized to publish this
ordinance in book or pamphlet form for general distribution among the public, and the
operative provisions of this ordinance as so published shall be admissible in evidence in
all courts without further proof than the production thereof.
ARTICLE 11
The City Secretary of the City of Southlake is hereby directed to publish the
proposed ordinance or its caption and penalty together with a notice setting out the time
and place for a public hearing thereon at least ten (10) days before the second reading of
this ordinance, and if this ordinance provides for the imposition of any penalty, fine or
forfeiture for any violation of any of its provisions, then the City Secretary shall
additionally publish this ordinance or its caption and penalty in the official City
newspaper one time within ten days after passage of this ordinance, as required by
Section 3.13 of the Charter of the City of Southlake.
ARTICLE 12
This ordinance shall be in full force and effect from and after its passage and
publication as required by law, and it is so ordained.
PASSED AND APPROVED ON FIRST READING ON THIS DAY OF
, 2011.
MAYOR
ATTEST:
CITY SECRETARY
PASSED AND APPROVED ON SECOND READING ON THIS DAY OF
, 2011.
EFFECTIVE:
MAYOR
ATTEST:
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY