HomeMy WebLinkAboutA001 - Commission Action Form dated February 18, 2004 ITEM # IX
DATE 02/18/04
COMMISSION ACTION FORM
SUBJECT: TEXT AMENDMENTS TO THE FLOOD PLAIN REGULATIONS
BACKGROUND:
Staff is proposing the following text amendments to the City's Flood Plain Regulations in
order for the City of Ames to meet the terms of the National Flood Insurance Program
(NFIP) underthe Federal Emergency Management Agency(FEMA), and to comply with the
prohibitions contained in Section 202(a) of the Flood Disaster Protection Act of 1973.
In order to comply with NFIP regulations, the City of Ames must amend its existing flood
plain regulations as follows:
Sec. 9.1 (3) (a) Reserve sufficient flood plain area for the conveyance of flood flows
so that flood heights and velocities will not be increased by greater than one (1)
foot.
Sec. 9.2 (2) Establishment of Official Flood Plain Zoning Map. The Flood Boundary
Map prepared as part of the Flood Insurance Study for the City of Ames, Iowa, in
1980, and subsequently thereafter during 2003 and 2004, as revised to conform to
the flood boundary map prepared as part of the Federal Emergency Management
Agency (FEMA) Flood Insurance Rate Map (FIRM), Federal Insurance
Administration, Revised Flood Insurance Study, and Teagarden Area Watershed,
are hereby adopted by reference and declared to be the official Flood Plain Zoning
Map. The flood profiles and all explanatory material contained with the said flood
insurance studies and pertinent maps are also adopted by this reference and made
a part hereof.
Sec. 9.3 (1) Floodway (Overlay) District- The Floodway District shall be consistent
with the boundaries of the one (1) foot foodway as shown on the Flood Insurance
Rate Map (FIRM).
Sec. 9.8 (1) In The Floodway. When located in the Floodway, a structure, orthe use
of a structure, or the use of land, which was lawful before July 16, 2004, but is not in
conformity with the provisions of this ordinance may be continued subject to the
following conditions:
Sec. 9.8 (1) (d)Any nonconforming structure damaged to the extent of 70% or less
of its assessed value by fire, wind, tornado, earthquake, or other natural disaster
may be rebuilt, provided such rebuilding does not increase the intensity of use, as
determined by the number of dwelling units (for residences) or floor area or ground
coverage (for nonresidential uses), does not increase the nonconformity, complies
with all other legal requirements, and is completed within 18 months from the time of
damage.
x
Sec. 9.8 (2) In The Floodway Fringe. When located in the Floodway fringe, a
structure, use of a structure or the use of land, which was lawful before July 16,
2004, but is not in conformity with the provisions of this ordinance, may be
continued subject to the following conditions:
Sec. 9.8 (2) (c) Any nonconforming structure damaged to the extent of 70% or less
of its assessed value by fire, wind, tornado, earthquake, or other natural disaster
may be repaired or rebuilt, provided such rebuilding does not increase the intensity
of use, as determined by the number of dwelling units (for residences)or floor area
or ground coverage (for nonresidential uses), does not increase the nonconformity,
complies with all other legal requirements, and is completed within 18 months from
the time of damage. If the cumulative value of improvements and work to the
structure exceed the extent of 70% or less of the structure's assessed value, the
lowest floor must be elevated to one (1)foot above the base flood elevation, or if the
structure is a nonresidential structure, the lowest floor may be floodproofed in
accordance with the requirements of Section 9.5(2) of this ordinance.
Sec. 9.11 (7) Existing Construction. Structures for which the "start of construction"
commenced before the effective date of the initial FIRM (July 16, 2004). "Existing
construction" may also be referred to as "existing structures".
Sec. 9.11 (17) Floodway or Regulatory Floodway. The channel of the river or
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 (1) foot.
Sec. 9.11 (32) Substantial Improvement.Any reconstruction, rehabilitation, addition,
or other improvement of a structure, the cost of which equals or exceeds 70% or
more of the assessed value of the structure before the "start of construction" of the
improvement. This term includes structures that have incurred "substantial damage"
regardless of the actual repair work performed. The term does not, however, include
either (a) 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 officer and which are the minimum
necessary to assure safe living conditions or (b) any alteration necessary to the
structure's continued designation as a "historic structure".
2
ALTERNATIVES:
1. The Planning and Zoning Commission can recommend that the City Council approve
the text amendments to the Flood Plain Ordinance allowing for the City's compliance
with FEMA regulations.
2. The Planning and Zoning Commission can recommend that the City Council deny the
text amendments to the Flood Plain Ordinance, and the City of Ames will no longer
be eligible for Flood Insurance.
RECOMMENDED ACTION:
It is recommended that Alternative #1 be adopted. Alternative #1 recommends that the
proposed text amendments to the Flood Plain Ordinance be approved to assure the City of
Ames remains in compliance with FEMA's flood insurance regulations.
Attachment
S:\P&Z\Commission Action Forms\Text Amendments\Flood Plain Ordinance Amendments-02-18-04.doc
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