10-11-2 Flood Overlay Zone (OF)

A. Findings: 1. The flood hazard areas of the city may be subject to periodic inundation which could result in loss of life and property, health and safety hazards, disruption of municipal or commercial services, extraordinary public expenditures for flood protection and relief and impairment of the tax base, all of which could adversely affect the public health, safety and general welfare of the citizens of the city. The flood overlay zone (OF) as shown on the zoning map is based upon the 100-year floodplain of Spring Creek and the Logan River, as determined by the federal emergency management agency (FEMA), as well as areas of localized flooding potential within the drainage basin. 2. Flood losses are caused by the cumulative effect of obstructions in areas of potential flooding hazard. These obstructions increase flood heights and velocities, and when inadequately controlled, damage uses in other areas. Uses that are inadequately floodproofed, elevated or otherwise protected from flood damage may also contribute to flood loss. B. Methods Of Reducing Flood Losses: In order to decrease flood loss, this section includes methods and provisions for: 1. Restricting or prohibiting uses which are dangerous to health, safety and property due to water or erosion hazards, or which result in damaging increases in erosion, flood heights or velocities; 2. Requiring that uses vulnerable to floods, including facilities which serve such uses, be protected against flood damage at the time of initial construction; 3. Controlling the alteration of natural floodplains, stream channels and other drainageways, all of which help accommodate or channel floodwaters; 4. Controlling filling, grading, dredging and other development which may affect flood damage; and 5. Preventing or regulating the construction of flood barriers which could unnaturally divert floodwaters, or which may increase flood hazards in other areas. C. Regulations For Building in Flood Overlay Zones: No permit shall be issued for any construction or use in any flood overlay zone (OF) until adequate plans and engineering data are delivered to the city showing that: 1. No structure or construction that would alter the topography will be allowed in a flood overlay zone (OF), except as approved by conditional use permit. No structure shall be permitted or constructed within fifty feet (50') of the top inside edge of the bank of any natural or manmade waterway that is located in or adjacent to a flood overlay zone (OF); 2. All new construction and/or substantial improvements made shall be constructed using methods and practices that minimize flood damage; and 3. All new and replacement water supply and sanitary sewage systems shall be designed to eliminate infiltration of floodwaters into the system and discharge from the system into floodwaters. D. Subdivision Proposals: All subdivisions shall be adequately designed to reduce exposure to flood damage and shall be in conformance with all drainage requirements of the subdivision ordinance. E. General Provisions: 1. All plans submitted will require approval of the zoning administrator prior to a permit being granted. The zoning administrator may request assistance from the city engineer for the reviewing of plans and setting of conditions prior to issuing a permit. 2. The degree of flood protection required by this section is considered reasonable for regulatory purposes and is based upon scientific and engineering considerations. Larger floods may occur on rare occasions. Flood heights may be increased by manmade or natural causes. This section does not imply that land outside the areas designated as sensitive flood hazard areas or uses permitted within such areas will be free from flooding or flood damage. This section shall not create liability on the part of the city, any officer, agent or employee thereof, or the federal emergency management agency for any flood damage that results from reliance on this section, or any administrative decision lawfully made thereunder.