072 of 1987 - Amending Chapter 8 Title 47 dealing with floodplain hazard regulations D &7-1
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SALT LAKE CITY ORDINANCE
No. 72 of 1987 APPROVED
(Amending Chapter 8 of Title 47 dealing APPROVED R
with floodplain hazard regulations) PRINTING it !A / •
REWRDEK' OFFICE
AN ORDINANCE AMENDING CHAPTER 8 OF TITLE 47 OF THE REVISED ORDINANCES ,OF
SALT LAKE CITY, UTAH, 1965 AS AMENDED BY DELETING, ADDING, MODIFYING AND
OTHERWISE CHANGING CERTAIN SECTIONS AND SUBSECTIONS DEALING WITH FLOODPLAIN
HAZARD REGULATIONS.
WHEREAS, the City's floodplain hazard regulations are required to conform
to standards set forth by federal government regulations to allow certain
developments Within the City to acquire federal flood insurance;
WHEREAS, certain technical changes have been made in the federal
requirements which require amendments to the City's ordinance to conform;
NOW THEREFORE
Be it ordained by the City Council of Salt Lake City, Utah:
SECTION 1: That Chapter 8 of Title 47 of the Revised Ordinances of Salt
Lake City, Utah, 1965, as amended relating to floodplain hazard regulations
be, and the same hereby is amended as follows:
CHAPTER 8
FLOODPLAIN HAZARD REGULATIONS
SECTION:
47-8-1 . Purpose.
47-8-2. Establishment of Floodplain Hazard Areas.
47-8-3. Relationship of Floodplain Regulations to Zoning
Use Districts.
47-8-4. Definitions.
47-8-5. Administration.
47-8-6. Applications and Permits.
47-8-7. Administrative FIRM Amendment.
47-8-8. Certification of Actual Elevations Required.
47-8-9. Development Standards.
47-8-10. Withholding, Suspension, Revocation of Permits.
47-8-11 . Warning and Disclaimer of Liability.
47-8-12. Mandatory and Prohibitionary Nature of Chapter,
Fines and Penalties.
47-8-13. Severability.
SEC. 47-8-1. PURPOSE. In order to promote the health, safety and
general welfare of the City and the inhabitants thereof, there is hereby
established a Floodplain Hazard Regulation ordinance with development
standards and regulations for land within the floodplain(s) of Salt Lake City.
The floodplain(s) are potentially subject to periodic inundation which may
result in loss of life and property, disruption of commerce and governmental
services, extraordinary public expenditures for flood protection and relief,
and impairment of the tax base. The establishment of the Floodplain Hazard
Regulations and identification of the floodplain(s) in Salt Lake City will
help owners of structures therein to qualify for federally subsidized flood
insurance through the National Flood Insurance Program. It will also serve as
a guide in designing and regulating future development and construction in
such areas in order to preclude and/or minimize exposure to flooding and to
mitigate any damage or loss caused by such flooding. It is not the intent to
use such regulation to prohibit Development or Construction (as defined
herein), but to ensure, as far as practicable, that Development and structures
are designed to be free from exposure to flooding or be floodproofed to
mitigate danger and/or damage from flooding.
SEC. 47-8-2. ESTABLISHMENT OF FLOODPLAIN HAZARD AREAS. The Floodplain
Hazard Areas within Salt Lake City have been established and identified by the
Federal Emergency Management Agency (FEMA) in a scientific and engineering
report entitled "The Flood Insurance Study for the City of Salt Lake City,
Utah," dated February 1, 1983. The boundaries of the Floodplain Hazard Areas
are delineated on a Flood Insurance Rate Map (FIRM) which accompanies the
Flood Insurance Study and became effective on August 1 , 1983. Located within
the Floodplain Hazard Areas are areas designated as Floodways. The locations
of the Floodways have been computed in the Flood Insurance Study and are
contained therein on Flood Boundary and Floodway Maps. The Flood Insurance
Study, accompanying FIRM and Floodway Maps are hereby adopted by reference and
made part of this ordinance. Said Flood Insurance Study together with the
FIRM and Floodway Maps and any amendments approved by FEMA after acceptance by
the Mayor as provided in Section 47-8-7 constitute the boundaries of the
Floodplain Hazard Areas governed by the supplemental regulations of this
chapter. Two copies of said Flood Insurance Study together with the
accompanying FIRM and Floodway Maps and accepted amendments shall be filed by
the City Engineer and be available for public inspection. The original shall
be kept for certification purposes by the City Recorder.
SEC. 47-8-3. RELATIONSHIP OF FLOODPLAIN HAZARD REGULATIONS TO ZONING USE
DISTRICTS. The Floodplain Hazard Regulations of this Chapter shall be
supplemental to, and not in lieu of, the applicable zoning provisions of the
Use District in which the land is located and/or general provisions under
Title 51 of these Revised Ordinances. Property located within said Floodplain
Hazard Area shall be developed only in conformance with the provisions set
forth herein. In cases of conflict between such district classifications and
the Floodplain Hazard Regulations the most restrictive provisions shall
govern. Principal, conditional and accessory uses permitted in the Floodplain
Hazard Area are those which are permitted in the underlying applicable Use
SALT LAKE CITY SITE DEVELOPMENT ORDINANCE P - 2
District in which it is located. However, additionally, all uses, whether
principal or secondary, involving construction or relocation of permanent
buildings or structures or placement of temporary structures or excavation or
placement of fill materials shall further meet the supplemental conditions and
standards set forth in this Chapter.
SEC. 47-8-4 DEFINITIONS_ For purposes of this Chapter the following
terms mean:
(1). Area of Shallow Flooding. A designated AO or AH Zone on the Flood
Insurance Rate Map (FIRM) . The base flood depths range from one to three
feet; a clearly defined channel does not exist; the path of flooding is
unpredictable and indeterminate; and, velocity flow may be evident.
(2). Base Flood. A flood having a one ( 1) percent chance of being
equalled or exceeded in any given year.
(3). Base Flood Elevation. The probable water surface elevation (in
relation to mean sea level) of the Base Flood as determined by or approved by
the City Engineer.
(4). Certify or Certification. The specific reports, inspections and
tests that are required have been performed in an appropriate manner, and such
reports, inspections, tests and results comply with the applicable
requirements of this Chapter.
(5). Construction. Any man-made change to improved real property
including, but not limited to, buildings or other structures, mining,
dredging, filling, grading, paving, excavation or drilling operations located
within the Floodplain Hazard Area, whether or not the same requires building
or other permits under these Revised Ordinances.
(6). Development. Any man-made change to improved or unimproved real
property including, but not limited to, buildings or other structures, mining,
dredging, filling, grading, paving, excavation or drilling operations located
within the Floodplain Hazard Area, whether or not the same requires building
or other permits under these Revised Ordinances.
(7). Drainway. A natural or artificial land depression, with or
without perceptible bed and banks, to which surface runoff gravitates to form
a continuous or intermittent flow of water in a definite direction.
(8). Flood Insurance Rate Map, "FIRM". The official Flood Insurance
Rate Map for Salt Lake City, Utah, dated August 1 , 1983, as issued by the
Federal Emergency Management Agency "FEMA" and any officially approved
amendments thereto, on which the Floodplain Hazard Areas and the risk premium
zones have been delineated.
(9). Flood Insurance Study. The official report provided by the
Federal Emergency Management Agency that includes Flood profiles, the Flood
Boundary-Floodway Map, and the water surface elevation of the base flood.
(10)_ Floodplain. Generally, floodplain(s) is/are a relatively flat
area or lowland(s) adjoining a river, stream, water course, ocean or lake
SALT LAKE CITY SITE DEVELOPMENT ORDINANCE P - 3
which has been or may be covered by flood water. Specifically, for purposes
of this Title, "floodplain(s)" shall be that area of this City designated
within the boundaries of the official Flood Insurance Rate Map or amendments,
which may be subject to periodic inundation in the event of the Base Flood.
(11). Floodplain Hazard Area. The area containing the Floodplain for
a Base Flood in this City, as designated on the Flood Insurance Rate Map and
approved amendments.
(12). Floodproofing. Any combination of structural or non-structural
additions, changes or adjustments to structures or property which reduce or
eliminate flood damage to improved or unimproved real property, water and
sanitary facilities, structures and their contents.
(13). Flood Way. The channel of the river or other water course and
the adjacent land areas which must be reserved in order to discharge the Base
Flood, without accumulatively increasing the water surface elevation more than
one (1 ) foot.
(14). Highest Adjacent Grade. The highest natural elevation of the
ground surface prior to construction or development next to the proposed wall
of a structure.
(15). Levee System. 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.
(16). Licensed Architect. An architect who is registered with the
Department of Registration of the State of Utah.
(17). Manufactured Home. 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.
For floodplain management purposes the term "manufactured home" also includes
park trailers, travel trailers, and other similar vehicles placed on a site
for greater than 180 consecutive days. For insurance purposes the term
"manufactured home" does not include park trailers, travel trailers, and other
similar vehicles.
(18). Manufactured Home Park or Subdivision. A parcel (or contiguous
parcels) of land divided into two or more manufactured home lots for rent or
sale.
(19). Mean Sea Level. 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.
(20). New Construction. Structures or substantial improve-ment
thereto for which the Start of Construction as defined in Section 47-8-4
hereunder is commenced on or after the effective date of this ordinance.
SALT LAKE CITY SITE DEVELOPMENT ORDINANCE P - 4
(21). New Development. Any development proposal(s) and/or plan(s)
submitted for approval, for which the Development activities as defined in
Section 47-8-4 will commence on or after the effective date of this ordinance.
(22). Registered Land Surveyor. A land surveyor who is registered
with the Department of Registration of the State of Utah.
(23). Registered Professional Engineer. A civil engineer who is
registered with the Department of Registration of the State of Utah.
(24). Remedy a Violation. To bring the structure or other
development into compliance with State or local floodplain management
regulations, or, if this is not possible, to reduce the impacts of its
noncompliance. Ways that impacts may be reduced include protecting the
structure or other affected development from flood damages, implementing the
enforcement provisions of the ordinance or otherwise deterring future similar
violations, or reducing Federal financial exposure with regard to the
structure or other development.
(25). Start of Construction. (Applies to both new construction and
substantial improvements) .
(a) The date the building permit was issued, provided the actual
start of construction, repair, reconstruction, 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 or on a site, such as the pouring of
slab 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.
(b) Relocatable Office or Structure. Start of Construction for
relocatable office building (defined in Section 5-16-1 of these
Revised Ordinances) or other temporary structure shall be the
date on which the relocatable office building is placed upon an
approved site.
(26). Structure. A walled and roofed building, temporary structure,
or manufactured home that is in whole, or in part above ground.
(27). Substantial Improvements. Any Development and/or Construction
of a structure, the cost of which equals or exceeds either 50% of the market
value of the structure before the Development is started, or, if the
Development or Construction is undertaken for repair of damage caused by
accident or acts of God, 50% of the same market value of the structure before
the damage occurred.
SALT LAKE CITY SITE DEVELOPMENT ORDINANCE P - 5
(28). Violation. The failure of a structure or other development to
fully comply with these flood-plain management regulations. A structure or
other development without the elevation certificate, other certifications, or
other evidence of compliance required in C.F.R. Sections 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.
(29). Water Surface Elevation. 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 floodplains
of coastal or riverine areas.
SEC. 47-8-5. ADMINISTRATION.
(1). Each application for subdivision approval shall be submitted to the
City Planner and applications for building and site development permits shall
be submitted to the Building Official. Respectively, said officials shall be
responsible to:
(a). Verify if the location of the proposed Development or
Construction site or any portion thereof is situated within the
Floodplain Hazard Area as defined on the Flood Insurance Rate
Map(s) as it may be amended and except where such site is
located in Zone A where base flow elevation data is not
available or required by this chapter. (Applicants not
otherwise aware of such placement should be notified of the
potential application of this Chapter) :
(b). Determine that the reviews and approvals required by this
Chapter have been obtained to satisfy its requirements.
(c). Maintain for public inspection the following records pertaining
to the provisions of this ordinance.
M. The actual elevation (in relation to mean sea level elevation)
of the lowest floor (including basement) of all new or
Substantially Improved structures, and specifying whether or
not the structure includes a basement.
(ii). For all new or Substantially Improved Floodproofed structures,
verification and record of the actual elevation of the lowest
floor (in relation to mean sea level elevation) and the
Floodproofing certification required in provisions of this
ordinance.
(2). The City Planner and/or Building Official in the administration of
this Chapter shall rely on the expertise of the City Engineer for technical
evaluation for:
(a). Identification of Drainways, designated water passage areas or
regulated Flood Ways.
(b). Obtain, review and utilize reliable Base Flood Elevation data
which may be or become available for assistance in
administering these regulations.
SALT LAKE CITY SITE DEVELOPMENT ORDINANCE P - 6
(c). At request of Building Official or City Planner review
applications for permits within the Floodplain Hazard Area.
M. Review, as provided below, any requests by said officials or
others for interpretation of the boundaries of the Floodplain
Hazard Area where conflicts appear between the mapped
boundaries and actual field conditions.
(e). Review and process as provided below, request for amendments to
the Flood Insurance Rate Map.
M. Maintain one ( 1) copy of the official Flood Insurance Rate Map
(FIRM) as amended.
(g). Notify periodically the Utah State Division of Water Resources,
FEMA and any affected adjacent communities of alterations or
relocation of any water course or Drainway which results from
permitted development when in the opinion of the City Engineer
the alterations or relocations are substantial in nature or
effect.
SEC. 47-8-6. APPLICATIONS AND PERMITS. Subdivision proposals must be
submitted and approved and building and/or development permit(s) for
Development or Construction within the Floodplain Hazard Area must be obtained
before such Development or Construction begins. Applications for subdivision
or other Development shall be made to the City Planner upon forms provided.
Applications for building or site development permits shall be made to the
Building Official on forms to be provided. Application forms shall require
applicant to specify if any or all of the property involved in the proposal is
located within the Floodplain, as it appears on the Flood Insurance Rate Map
as officially amended.
Additionally, if the property is so situated within the Floodplain, the
forms shall require applicants to provide information including, but not
limited to:
(1). Plans in duplicate drawn to scale;
(2). The nature, location, dimensions and elevations of the land
involved;
(3). A description and identification of existing or proposed
structures, fill, storage of materials, drainways, drainage facilities and the
location of the foregoing.
(4). Elevation in relation to mean sea level of the lowest floor
(including basement) of all structures;
(5). Elevation in relation to mean sea level to which any structure
has been Floodproofed;
(6). Type of Floodproofing, if any, to be employed; and
SALT LAKE CITY SITE DEVELOPMENT ORDINANCE P - 7
(7). Certification by a Registered Professional Engineer or Licensed
Architect that the Floodproofing methods for any structure meet the applicable
Floodproofing standards of Section 47-8-9, and that the flood carrying
capacity within any water course .is maintained; and
(8). Where, in the opinion of the applicant, the Floodplain boundary
or the Base Flood Elevation data determined by the Flood Insurance Study Map
is in error, the applicant shall have his/her Professional Engineer supply
supporting documentation to the City Engineer to verify correct boundaries and
elevation data to request interpretation or amendment as provided in Section
47-8-7.
SEC. 47-8-7. ADMINISTRATIVE FIRM AMENDMENT.
(1). Requests for Amendment or Interpretation. Request for
administrative site specific amendment(s) to the FIRM or requests for an
interpretation of the FIRM boundaries based on conflicts between the mapped
boundaries and actual field conditions shall be submitted to the City Engineer
for review. This is not to preclude the City Engineer or FEMA from initiating
amendments to the FIRM.
(2). Supporting Documentation and Certification. Such request shall be
accompanied by the applicant's supporting documentation which shall include a
certification by a Registered Professional Engineer. Such certification shall
specify that in his professional judgment the boundaries of the FIRM, as they
relate to the specific site under consideration:
(a). Are incorrect, or;
(b). Have been or will be modified by existing or proposed
improvements, etc.
(3). Engineer Review. After review, if the documentation and request
are found to be in order, the City Engineer shall submit the request together
with his/her recommendation to the Federal Emergency Management Agency to
request consideration of amendment to the FIRM unless FEMA approval has
already been obtained.
(4). Administrative Approval of FEMA Amendment of FIRM. In the event
FEMA, based on the request and City Engineer's recommendation and for good
cause shown, approves the request and issues an amendment to the FIRM, the
City Engineer shall submit two (2) copies of the FEMA amendment to the Mayor
for approval of administrative amendment to the official FIRM. Each amendment
so approved shall be certified by the City Recorder and numbered
consecutively. One ( 1) copy shall be retained on file with the Recorder and
attached to the FIRM and the second copy returned to the City Engineer for
attachment to the FIRM and availability for public inspection.
(5). Effect of Administrative FIRM Amendment. Any amendment to the FIRM
so issued by the FEMA and approved by the official executive action of the
Mayor under this Section shall become a part of the official FIRM and shall be
incorporated herein by references and have the full force and effect of this
ordinance as of the date of the Mayor's action.
SALT LAKE CITY SITE DEVELOPMENT ORDINANCE P - 8
(6). Issuance of Conditional Permit Pending FIRM Amendment. After the
City Engineer has reviewed the request for FIRM amendment and supporting
documentation and arrived at a recommendation favoring amendment, the City
Engineer may recommend to the City Planner or Building Official that a
conditional permit be issued pending final FEMA and executive action within
the following limitations:
(a). That the difference between the established Base Flood
elevation for the site or structure and that elevation proposed
as part of the FIRM amendment is less that five (5) feet.
(b). That the conditional permit is null and void upon FEMA's denial
of the request to amend.
(c). To obtain the conditional permit, an agreement must be signed
by the property owners and permittee which:
(i). Acknowledges they are proceeding at their own risk;
(ii). Indemnifies and releases City of and against any and all
claims arising out of the event the permit becomes void,
including, but not limited to stop of work, additional fees,
injunctive relief or other actions which may result.
(iii). Agreement that in the event of denial of the request to
amend, they will take necessary steps to Floodproof the
structure according to an approved alternative plan of
corrective work. To secure the performance of such
corrective work, a corporate surety cash bond or letter of
credit in an amount equal to the City Engineer's estimate of
the costs of the corrective work in the alternative plan
shall be submitted in a form approved by the City Attorney
prior to issuance of the permit.
(iv). No certificate of occupancy may be issued for any structure
and no subdivision plat may be signed by the Mayor until the
FIRM amendment is approved by the Mayor or the corrective
work is completed.
SEC. 47-8-8. CERTIFICATION OF ACTUAL ELEVATIONS REQUIRED.
(1). Certificate. Every applicant who is issued a Building permit
governed by this Chapter shall be required to submit to the Building Official
a certificate of actual elevations of Construction by a Registered Land
Surveyor or Registered Professional Engineer. Said certificate shall specify
the specific elevations (in relation to mean sea level) of:
(a). The actual elevation of the poured footings and foundation.
W. The relationship of Subsection (a) to the actual elevation of
the lowest Floor.
The certificate shall certify that the lowest floor elevation is at or
above the Base Flood Elevation.
SALT LAKE CITY SITE DEVELOPMENT ORDINANCE P - 9
(2). Submission. The certificate of actual elevations described above
shall be submitted after the pouring of footings and foundation, but prior to
the time of final inspections or request for any certificate of occupancy.
(3). Waiver. The Building Official in his discretion may waive all or
the inapplicable portion(s) of the certificate required in this Chapter, if
the Construction work authorized by permit does not occur in or affect that
portion(s) of the structure below the Base Flood Elevation.
SEC. 47-8-9. DEVELOPMENT STANDARDS.
(1). General Provisions. No final subdivision plat shall be approved
nor shall any site development or building permit be issued for property
located within the Floodplain Hazard Area until the proposed Development,
Construction, Substantial Improvement, or work under permit complies with the
following criteria:
(a). All proposals for New Construction or Substantial Improvements
to existing structures within the Floodplain Hazard Area
(including manufactured homes and temporary structures or
relocatable office buildings) must be designed or modified and
anchored to prevent flotation, collapse or lateral movement of
the structure resulting from hydrodynamic and hydrostatic loads
including the effects of buoyancy and shall be constructed with
materials and utility equipment resistant to flood damage.
(b). All proposals for development, construction or substantial
improvements (including replacements) must be provided with
water supply systems or sanitary sewage systems which are
designed to minimize or eliminate infiltration of flood waters
into the system and discharges from the system into flood
water. On site waste disposal systems must be located so as to
avoid impairment of, or contamination from them, during
flooding. All public utilities, including sewer, gas,
electricity and water systems and other service facilities
shall be designed, located and/or constructed to prevent water
from entering or accumulating within the components during
conditions of flooding. All public improvements (including,
but not limited to, streets, sidewalks, curbs, and gutter),
shall be designed and constructed with adequate drainage
systems to minimize the containment of flood waters on adjacent
properties.
(c). Building or structures and development activities shall be
designed and completed on the site so as to offer minimum
obstruction to the flood or flood waters. Whenever floodwaters
could be four (4) feet or more in depth and have a velocity of
two (2) feet per second or greater on a site, as determined by
the City Engineer, buildings or structures shall be constructed
and development activities shall be designed with the
longitudinal axis parallel to the direction of the flood flow.
So far as is practicable, buildings or structures shall be
placed approximately on the same flood flow lines as those of
adjoining structures.
SALT LAKE CITY SITE DEVELOPMENT ORDINANCE P - 10
(d). No buildings, structures or earth fill shall be constructed or
developed that will:
(i). Cause an increase of more than one (1 ) foot in the probable
water surface elevation in any Floodplain Hazard Area; or
(ii). Result in storage or processing of flammable, explosive or
dangerous materials within the Floodplain Hazard Area.
(e). No buildings, structures, substantial improvements, earth fill
or other encroachments shall be constructed or developed within
the regulatory Floodway.
M. If a structure has been Floodproofed, the elevation of said
Floodproofing (in relation to mean sea level) must be certified
by a Registered Professional Engineer or Registered Land
Surveyor and must also be submitted to the Building Official.
(g). Adequate drainage paths shall be provided around structures
located on slopes within any AO or AH Zone to guide floodwater
around and away from proposed structures.
(h). Fully enclosed areas in buildings, structures, and substantial
improvements below the lowest floor that are subject to
flooding shall be designated 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 must meet or exceed the
following minimum criteria: A minimum of two openings 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. The bottom of all openings shall be no higher than
one foot above grade. Openings may be equipped with screens,
louvers, or other coverings or devices provided that they
permit the automatic entry and exit of floodwaters.
(2). Subdivisions, New Construction and Substantial Improvements.
(a). The preliminary plat for all proposed subdivisions and other
proposed new developments, which are wholly or partially within
the Floodplain Hazard Area shall include Base Flood Elevations
for each lot within the Floodplain Hazard Area.
W. All New Construction and Substantial Improvements of
residential structures within the Floodplain Hazard Area shall
have the lowest floor (including basement) , if habitable,
elevated to or above the Base Flood Elevation.
(c). All New Construction and Substantial Improvements of
residential structures within any AO or AH Zone on the FIRM
shall have the lowest floor (including basement) elevated above
the Highest Adjacent Grade at least as high as the depth number
specified in feet on the FIRM (at least two feet if no depth
number is specified) .
SALT LAKE CITY SITE DEVELOPMENT ORDINANCE P - 11
W. All New Construction and Substantial Improvements of
nonresidential structures within the Floodplain Hazard Area
shall have the lowest floor (including basement) :
(i). Elevated to or above the Base Flood level; or
(ii). Together with attendant utility and sanitary facilities, be
designed and constructed in compliance with applicable
building codes so that below the Base Flood level:
(aa). The structure is watertight with walls substantially
impermeable to the passage of water; and
(bb). Structural components have the capability of
resisting hydrostatic and hydrodynamic loads and
effects of buoyancy.
(cc). Where Floodproofing is utilized to meet the
standards of Section 47-8-9.2(d) above, a Registered
Professional Engineer or Licensed Architect shall
certify that the Floodproofing methods comply with
the building codes and are adequate, according to
accepted engineering standards to withstand the
flood depths, pressure, velocities, impact and
uplift factors and other factors associated with the
Base Flood. A record of said certificates
(including calculations) indicating the specific
elevation (in relation to mean sea level) to which
said structures are Floodproofed shall be maintained
by the Building Official with the copy of the
building or other permits.
(e) All new construction and substantial improvements of
nonresidential structures within any AO or AH Zone on the FIRM
shall:
(i) have the lowest floor (including basement) elevated
above the highest adjacent grade at least as high as
the depth number specified in feet on the FIRM (at
least two feet if no depth number is specified) or
together with attendant utility and sanitary
facilities, be designed and constructed so as to be
completely floodproofed to that level in accordance
with the requirements of Section 47-8-9.2(d) .
(3). Manufactured Home Parks, Manufactured Homes, Temporary Structures.
(a). Manufactured Home Parks. For construction of new manufactured
home parks or when the expansion, repair, reconstruction or
improvement of an existing manufactured home park exceeds 50%
of the fair market value of the manufactured home park before
the expansion, repair, reconstruction or improvement took
place, the following standards shall apply:
SALT LAKE CITY SITE DEVELOPMENT ORDINANCE P - 12
(i). Manufactured homes must be elevated on a permanent foundation of
compacted fill or on pilings so that the lowest floor will be
at or above the Base Flood level and be securely attached to
an adequately anchored foundation system.
(ii). When lots or spaces are elevated on pilings the lots or spaces
must be large enough to accommodate steps. Pilings shall be
placed on stable soil no more than ten ( 10) feet apart and
reinforcements shall be provided for pilings more than six (6)
feet above the ground level.
(b). Manufactured Homes, Temporary Structures and Relocatable Office
Buildings. All manufactured homes, temporary structures and
relocatable office buildings within the Floodplain Hazard Area
shall be anchored to resist flotation, collapse, lateral
movement, or displacement by sound engineering methods.
Specific requirements shall be that:
(i). All components of the anchoring system be capable of carrying
a force of 4,800 pounds, and withstand horizontal force of 25
pounds per square foot and uplift force of 15 pounds per
square foot. The square footage shall be determined by the
size of the manufactured home, temporary structure, or
relocatable office building.
(ii). Any additions to a manufactured home to be similarly
anchored.
(c) . No manufactured homes shall be placed within the regulatory
Floodway except within an existing manufactured home park or
manufactured home subdivision.
SEC. 47-8-10. WITHHOLDING, SUSPENSION, REVOCATION OF PERMITS. The
officials responsible for the administration of this Chapter may, in writing,
withhold issuance, suspend or revoke permits under their respective authority
subject to this Chapter, whenever good cause is shown to question the
propriety of issuance, or it appears the permit is issued in error or on the
basis of incorrect information supplied, or in violation of any ordinance or
regulation or any provisions of these Revised Ordinances.
SEC. 47-8-11 . WARNING AND DISCLAIMER OF LIABILITY. The degree of flood
protection required by this ordinance is considered reasonable for regulatory
purposes and is based on engineering and scientific methods of study. Larger
floods may occur on rare occasions or flood heights may be increased by man-
made or natural causes, including but not limited to ice jams and bridge
openings restricted by debris. This ordinance does not imply that areas
outside the Floodplain Hazard Area boundaries or land uses permitted within
this district will be free from flooding or flood damages. This ordinance
shall not create liability on the part of Salt Lake City or any officer or
employee thereof for any flood damages that result from reliance on this
ordinance or any administrative decision made thereunder.
SEC. 47-8-12. MANDATORY AND PROHIBITIONARY NATURE OF CHAPTER,
VIOLATIONS, FINES, PENALTIES.
SALT LAKE CITY SITE DEVELOPMENT ORDINANCE P - 13
(1). Violations. It shall be unlawful for any person, firm or
corporation to intentionally perform any act prohibited by this Chapter or to
intentionally fail to perform any act or comply with any requirement of this
Chapter or to aid or abet therein, or to fail or refuse to comply with any
valid order called by the specified officials responsible to administer the
provisions of this Chapter. No permits shall be issued to any applicant
during the time he/she shall fail to correct defective work or noncomplying
work or violation exists after written notice by the official responsible for
the permit or their designee. Any person, firm or corporation violating any,
of the provisions of this Chapter shall be deemed guilty of a misdemeanor.
(2). Fines and Penalties. Upon conviction for such violations of this
Chapter, such party, if a person, shall be punishable by a fine of not more
than $299 and/or imprisonment of not more than six (6) months. If such party
is a corporation, association, partnership or governmental instrumentality,
such party may be subject to a fine not exceeding $2,000 and/or imprisonment
of not more than six (6) months.
SEC. 47-8-13. SEVERABILITY. If any section, subsection, sentence,
clause or phrase of this ordinance is for any reason held to be invalid or
unconstitutional by the decision of any court of competent jurisdiction, such
decision shall not affect the validity of the remaining portions of this
ordinance. The City Council hereby declares that it would have passed this
ordinance and each section, subsection, sentence, clause and phrase hereof,
irrespective of the fact that any one or more of the sections, subsections,
sentences, clauses or phrases hereof be declared invalid or unconstitutional.
SECTION 2. This Ordinance shall take effect on its first publication.
Passed by the City Council of Salt Lake City, Utah, this 6th day of
0c tobyL 1987.
CHAI N
ATTEST:
A�PR ��c7 W TO F'01;�,�
CIW REC D RY --
Transmitted to the Mayor on 1016187
Mayor's Action: XX Approved Vetoed
MAYOR
SALT LAKE CITY SITE DEVELOPMENT ORDINANCE P - 14
J
ATTEST:
Q�z-
CITT R ER
( SEAL)
F1bli�hec 10/14/8 7
1
SALT LAKE CITY SITE DEVELOPMENT ORDINANCE P - 15