HomeMy Public PortalAbout2008-024 )■
(contains freeboard /5 yr rule)
ORDINANCE NO. 24 -2008
AN ORDINANCE TO AMEND THE CODE OF ORDINANCES
RELATING TO LAND DEVELOPMENT AND FLOOD DAMAGE PREVENTION
TO AMEND SECTION 8 OF THE LAND DEVELOPMENT CODE AND TO AMEND
SECTION 5 -100 OF THE CODE OF ORDINANCES
FOR THE CITY OF TYBEE ISLAND, GEORGIA
WHEREAS, the duly elected governing authority for the City of Tybee Island, Georgia,
is authorized under Article 9, Section 2, Paragraph 3 of the Constitution of the State of Georgia
to adopt reasonable ordinances to protect and improve the public health, safety, and welfare of
the citizens of Tybee Island, Georgia, and
WHEREAS, the duly elected governing authority for the City of Tybee Island, Georgia,
is the Mayor and Council thereof, and
WHEREAS, the governing authority desires to adopt ordinances under it police, zoning,
and home rule powers,
WHEREAS, the City of Tybee Island desires to amend the Code of Ordinances relating
to flood damage prevention and also to provide for variances from the requirements of the flood
damage prevention ordinance, to repeal the existing flood damage prevention ordinance, to
provide for codification and to provide an effective date and other purposes,
NOW, THEREFORE, be it ordained by the governing authority of the City of Tybee
Island that the code of ordinances is amended so that Land Development Code Section 8 shall
read as follows:
SECTION I
Land Development Code - Section 8 FLOOD DAMAGE PREVENTION ORDINANCE
ARTICLE 1. STATUTORY AUTHORIZATION, FINDINGS OF FACT, PURPOSE AND
OBJECTIVES
SECTION A. STATUTORY AUTHORIZATION
Article IX, Section II of the Constitution of the State of Georgia and Section 36- 1 -20(a) of the
Official Code of Georgia Annotated have delegated the responsibility to local governmental units
to adopt regulations designed to promote the public health, safety, and general welfare of its
citizenry. Therefore, the Mayor and Council of the City of Tybee Island, Georgia does ordain as
follows:
SECTION B. FINDINGS OF FACT
(1) The flood hazard areas of Tybee Island, Georgia are subject to periodic
inundation which results in loss of life and property, health and safety hazards,
disruption of commerce and governmental services, extraordinary public
expenditures for flood relief and protection, and impairment of the tax base, all of
which adversely affect the public health, safety and general welfare.
(2) These flood losses are caused by the occupancy in flood hazard areas of uses
vulnerable to floods, which are inadequately elevated, flood - proofed, or otherwise
unprotected from flood damages, and by the cumulative effect of obstructions in
floodplains causing increases in flood heights and velocities.
SECTION C. STATEMENT OF PURPOSE
It is the purpose of this ordinance to promote the public health, safety and general welfare and to
minimize public and private losses due to flood conditions in specific areas by provisions
designed to:
(1) require that uses vulnerable to floods, including facilities, which serve such uses,
be protected against flood damage at the time of initial construction;
(2) restrict or prohibit uses which are dangerous to health, safety and property due to
water or erosion hazards, or which increase flood heights, velocities, or erosion;
(3) control filling, grading, dredging and other development which may increase
flood damage or erosion, and;
(4) prevent or regulate the construction of flood barriers which will unnaturally
divert flood waters or which may increase flood hazards to other lands;
(5) control the alteration of natural floodplains, stream channels, and natural
protective barriers, which are involved in the accommodation of floodwaters.
SECTION D. OBJECTIVES
The objectives of this ordinance are:
(1) to protect human life and health;
(2) to minimize damage to public facilities and utilities such as water and gas mains,
electric, telephone and sewer lines, streets and bridges located in floodplains;
(3) to 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 flood blight
areas,
(4) to minimize expenditure of public money for costly flood control projects;
(5) to minimize the need for rescue and relief efforts associated with flooding and
generally undertaken at the expense of the general public;
(6) to minimize prolonged business interruptions, and;
(7) to insure that potential homebuyers are notified that property is in a flood area.
ARTICLE 2. 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 Tybee
Island, Georgia.
SECTION B. BASIS FOR AREA OF SPECIAL FLOOD HAZARD
The Areas of Special Flood Hazard identified by the Federal Emergency Management Agency
(FEMA) in its Flood Insurance Study (FIS), dated September 26, 2008, with accompanying maps
and other supporting data and any revision thereto, are adopted by reference and declared a part
of this ordinance. For those land areas acquired by a municipality through annexation, the
current effective FIS, supporting data and any revision thereto, for Chatham County, Georgia,
dated September 26, 2008 are hereby adopted by reference.
Areas of Special Flood Hazard may also include those areas known to have flooded historically
or defined through standard engineering analysis by governmental agencies or private parties but
not yet incorporated in a FIS.
The Repository for public inspection of the Flood Insurance Study (FIS), accompanying maps
and other supporting data is located: Building and Zoning Department, 403 Butler Avenue,
Tybee Island, Georgia 31328.
SECTION C. ESTABLISHMENT OF DEVELOPMENT PERMIT
A Development Permit shall be required in conformance with the provisions of this ordinance
PRIOR to the commencement of any Development activities.
SECTION D. COMPLIANCE
No structure or land shall hereafter be located, extended, converted or altered without full
compliance with the terms of this ordinance and other applicable regulations.
SECTION E. ABROGATION AND GREATER RESTRICTIONS
This ordinance is not intended to repeal, abrogate, or impair any existing ordinance, easements,
covenants, or deed restrictions. However, where this ordinance and another conflict or overlap,
whichever imposes the more stringent restrictions shall prevail.
SECTION F. INTERPRETATION
In the interpretation and application of this ordinance all provisions shall be: (1) considered as
minimum requirements; (2) liberally construed in favor of the governing body, and; (3) deemed
neither to limit nor repeal any other powers granted under state statutes.
SECTION G. WARNING AND DISCLAIMER OF LIABILITY
The degree of flood protection required by this ordinance is considered reasonable for regulatory
purposes and is based on scientific and engineering considerations. Larger floods can and will
occur; flood heights may be increased by man -made or natural causes. This ordinance does not
imply that land outside the Areas of Special Flood Hazard 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 City of Tybee Island, Georgia or by any officer or employee thereof for any flood damages
that result from reliance on this ordinance or any administrative decision lawfully made
thereunder.
SECTION H. PENALTIES FOR VIOLATION
Failure to comply with the provisions of this ordinance or with any of its requirements, including
conditions and safeguards established in connection with grants of variance or special exceptions
shall constitute a violation. Any person who violates this ordinance or fails to comply with any
of its requirements shall, upon conviction thereof, be fined not more than $1000.00, or
imprisoned for not more than six (6) months, or both, and in addition, shall pay all costs and
expenses involved in the case. Each day such violation continues shall be considered a separate
offense. Nothing herein contained shall prevent the City of Tybee Island, Georgia from taking
such other lawful actions as is necessary to prevent or remedy any violation.
ARTICLE 3. ADMINISTRATION
SECTION A. DESIGNATION OF ORDINANCE ADMINISTRATOR
The designated representative of the Building and Zoning Department, Tybee Island, Georgia is
hereby appointed to administer and implement the provisions of this ordinance.
SECTION B. PERMIT PROCEDURES
Application for a Building Permit shall be made to the Building and Zoning Department Tybee
Island, Georgia on forms furnished by the community PRIOR to any development activities, and
may include, but not be limited to the following: plans in duplicate drawn to scale showing the
elevations of the area in question and the nature, location, dimensions, of existing or proposed
structures, earthen fill placement, storage of materials or equipment, and drainage facilities.
Specifically, the following information is required:
(1) Application Stage -
(a) Elevation in relation to mean sea level (or highest adjacent grade) of the
lowest floor, including basement, of all proposed structures;
(b) Elevation in relation to mean sea level to which any non - residential
structure will be flood - proofed;
(c) Design certification from a registered professional engineer or architect
that any proposed non - residential flood - proofed structure will meet the
flood - proofing criteria of Article 4, Section B (2) and D (2);
(d) Design certification from a registered professional engineer or architect
that any new construction or substantial improvement placed in a Coastal
High Hazard Area will meet the Criteria of Article 4, Section F (5);
(e) Description of the extent to which any watercourse will be altered or
relocated as a result of a proposed development, and;
(2) Construction Stage -
For all new construction and substantial improvements, the permit holder shall provide to the
Building and Zoning Department Tybee Island, Georgia an as -built certification of the regulatory
floor elevation or flood - proofing level immediately after the lowest floor or flood proofing is
completed. Where a structure is subject to the provisions applicable to Coastal High Hazards
Areas, after placement of the lowest horizontal structural members. Any regulatory floor
certification made relative to mean sea level shall be prepared by or under the direct supervision
of a registered land surveyor or professional engineer and certified by same. When flood
proofing is utilized for non - residential structures, said certification shall be prepared by or under
the direct supervision of a professional engineer or architect and certified by same.
Any work undertaken prior to submission of these certifications shall be at the permit holder's
risk.
The Building and Zoning Department Tybee Island, Georgia shall review the above referenced
certification data submitted. Deficiencies detected by such review shall be corrected by the
permit holder immediately and prior to further progressive work being allowed to proceed.
Failure to submit certification or failure to make said corrections required hereby, shall be cause
to issue a stop -work order for the project.
SECTION C. DUTIES AND RESPONSIBILITIES OF THE ADMINISTRATOR
Duties of the Building and Zoning Department Tybee Island, Georgia shall include, but shall not
be limited to:
(1) Review all development permits to assure that the permit requirements of this
ordinance have been satisfied;
(2) Review proposed development to assure that all necessary permits have been
received from governmental agencies from which approval is required by Federal
or State law, including section 404 of the Federal Water Pollution Control Act
Amendments of 1972, 33 U.S.C. 1334. Require that copies of such permits be
provided and maintained on file.
(3) Review all permit applications to determine whether proposed building sites will
be reasonably safe from flooding.
(4) When Base Flood Elevation data or floodway data have not been provided in
accordance with Article 2 Section B, then the Building and Zoning Department
Tybee Island, Georgia shall obtain, review and reasonably utilize any base flood
elevation and floodway data available from a Federal, State or other sources in
order to administer the provisions of Article 4.
(5) Review and record the actual elevation in relation to mean sea level (or highest
adjacent grade) of the regulatory floor, including basement, of all new or
substantially improved structures in accordance with Article 3, Section B (2).
(6) Review and record the actual elevation, in relation to mean sea level to which any
new or substantially improved structures have been flood - proofed, in accordance
with Article 4, Section B (2) and D (2).
(7) When flood - proofing is utilized for a structure, the Building and Zoning
Department Tybee Island, Georgia shall obtain certification of design criteria
from a registered professional engineer or architect in accordance with Article
3(B)(1)(c) and Article 4(B)(2) or (D)(2).
(8) Obtain design certification from a registered professional engineer or architect that
any new construction or substantial improvement placed in a Coastal High Hazard
Area will meet the criteria of Article 4, Section F (5).
(9) Make substantial damage determinations following a flood event or any other
event that causes damage to structures in flood hazard areas.
(10) Notify adjacent communities and the Georgia Department of Natural Resources
prior to any alteration or relocation of a watercourse and submit evidence of such
notification to the Federal Emergency Management Agency (FEMA).
(11) For any altered or relocated watercourse, submit engineering data/analysis within
six (6) months to FEMA to ensure accuracy of community flood maps through the
Letter of Map Revision process. Assure flood carrying capacity of any altered or
relocated watercourse is maintained.
(12) Where interpretation is needed as to the exact location of boundaries of the Areas
of Special Flood Hazard (for example, where there appears to be a conflict
between a mapped boundary and actual field conditions) the Building and Zoning
Department Tybee Island, Georgia shall make the necessary interpretation. Any
person contesting the location of the boundary shall be given a reasonable
opportunity to appeal the interpretation as provided in this Ordinance.
(13) All records pertaining to the provisions of this ordinance shall be maintained in
the office of the Building and Zoning Department 403 Butler Ave. Tybee Island,
Georgia, and shall be open for public inspection.
ARTICLE 4. PROVISIONS FOR FLOOD HAZARD REDUCTION
SECTION A. GENERAL STANDARDS
In ALL Areas of Special Flood Hazard the following provisions are required:
(1) New construction and substantial improvements of existing structures shall be
anchored to prevent flotation, collapse or lateral movement of the structure;
(2) New construction and substantial improvements of existing structures shall be
constructed with materials and utility equipment resistant to flood damage;
(3) New construction or substantial improvements of existing structures shall be
constructed by methods and practices that minimize flood damage;
(4) Elevated Buildings - All New construction or substantial improvements of
existing structures that include ANY fully enclosed area located below the lowest
floor formed by foundation and other exterior walls shall be designed so as to be
an unfinished or flood resistant enclosure. The enclosure shall be designed to
equalize hydrostatic flood forces on exterior walls by allowing for the automatic
entry and exit of floodwater. (NOT APPLICABLE IN COASTAL HIGH
HAZARD AREAS).
(a) Designs for complying with this requirement must either be certified by a
professional engineer or architect or meet the following minimum criteria:
(i) Provide 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;
(ii) The bottom of all openings shall be no higher than one foot above
grade; and,
(iii) Openings may be equipped with screens, louvers, valves or
other coverings or devices provided they permit the automatic flow
of floodwater in both directions.
(b) So as not to violate the "Lowest Floor" criteria of this ordinance, the
unfinished or flood resistant enclosure shall only be used for parking of
vehicles, limited storage of maintenance equipment used in connection
with the premises, or entry to the elevated area, and
(c) The interior portion of such enclosed area shall not be partitioned or
finished into separate rooms.
(5) All heating and air conditioning equipment and components (including ductwork),
all electrical, ventilation, plumbing fixtures, and other service facilities shall be
designed and /or located so as to prevent water from entering or accumulating
within the components during conditions of flooding.
(6) Manufactured homes shall be anchored to prevent 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 standard shall be in addition to
and consistent with applicable State requirements for resisting wind forces.
(7) New and replacement water supply systems shall be designed to minimize or
eliminate infiltration of flood waters into the system;
(8) New and replacement sanitary sewage systems shall be designed to minimize or
eliminate infiltration of flood waters into the systems and discharges from the
systems into flood waters;
(9) On -site waste disposal systems shall be located and constructed to avoid
impairment to them or contamination from them during flooding, and;
(10) Any alteration, repair, reconstruction or improvement to a structure, which is not
compliant with the provisions of this ordinance, shall be undertaken only if the
non - conformity is not furthered, extended or replaced.
SECTION B. SPECIFIC STANDARDS
In ALL Areas of Special Flood Hazard designated as A1-30, AE, AH, A (with estimated BFE),
the following provisions are required:
(1) New construction and /or substantial improvements - Where base flood
elevation data are available, new construction and /or substantial improvement of
any structure or manufactured home shall have the lowest floor, including
basement, elevated no lower than one foot above the base flood elevation. Should
solid foundation perimeter walls be used to elevate a structure, openings sufficient
to facilitate the unimpeded movements of flood waters shall be provided in
accordance with standards of Article 4, Section A (4), "Elevated Buildings ".
a. All heating and air conditioning equipment and components (including
ductwork), all electrical, ventilation, plumbing fixtures and other service
facilities shall be elevated at or above one foot above the base flood
elevation.
(2) Non - Residential Construction - New construction and /or the substantial
improvement of any structure located in A1-30, AE, or AH zones, may be flood -
proofed in lieu of elevation. The structure, together with attendant utility and
sanitary facilities, must be designed to be water tight to one (1) foot above the
base flood elevation, with walls substantially impermeable to the passage of
water, and structural components having the capability of resisting hydrostatic
and hydrodynamic loads and the effect of buoyancy. A registered professional
engineer or architect shall certify that the design and methods of construction are
in accordance with accepted standards of practice for meeting the provisions
above, and shall provide such certification to the official as set forth above and in
Article 3, Section C. (6).
(3) Standards for Manufactured Homes and Recreational Vehicles - Where base
flood elevation data are available:
(a) All manufactured homes placed and /or substantially improved on: (1)
individual lots or parcels, (2) in new and /or substantially improved
manufactured home parks or subdivisions, (3) in expansions to existing
manufactured home parks or subdivisions, or (4) on a site in an existing
manufactured home park or subdivision where a manufactured home has
incurred "substantial damage" as the result of a flood, must have the
lowest floor including basement, elevated no lower than one foot above
the base flood elevation.
(b) Manufactured homes placed and /or substantially improved in an
either existing manufactured home park or subdivision may be elevated so
that:
(i) The lowest floor of the manufactured home is elevated no lower
than one foot above the level of the base flood elevation, or
(ii) The manufactured home chassis is elevated and supported by
reinforced piers (or other foundation elements of at least an
equivalent strength) of no less than 36 inches in height above
grade.
(c) All manufactured homes must be securely anchored to an adequately
anchored foundation system to resist flotation, collapse and lateral
movement. (ref. Article 4(A)(6) above)
(d) All recreational vehicles placed on sites must either:
(i) Be on the site for fewer than 180 consecutive days.
(ii) Be fully licensed and ready for highway use, (a recreational
vehicle is ready for highway use if it is licensed, on its wheels or
jacking system, attached to the site only by quick disconnect type
utilities and security devices, and has no permanently attached
structures or additions), or
(iii) The recreational vehicle must meet all the requirements for "New
Construction ", including the anchoring and elevation requirements
of Article 4, Section B (3)(a)(c), above.
(4). Floodway - Located within Areas of Special Flood Hazard established in Article
2, Section B, are areas designated as floodway. A floodway may be an extremely
hazardous area due to velocity floodwaters, debris or erosion potential. In
addition, the area must remain free of encroachment in order to allow for the
discharge of the base flood without increased flood heights. Therefore, the
following provisions shall apply:
(a) Encroachments are prohibited, including earthen fill, new construction,
substantial improvements or other development within the regulatory
floodway. Development may be permitted however, provided it is
demonstrated through hydrologic and hydraulic analyses performed in
accordance with standard engineering practice that the encroachment shall
not result in ANY increase in flood levels or floodway widths during a
base flood discharge. A registered professional engineer must provide
supporting technical data and certification thereof.
(b) ONLY if Article 4 (B)(4)(a) above is satisfied, then any new construction or
substantial improvement shall comply with all other applicable flood hazard
reduction provisions of Article 4.
SECTION C. BUILDING STANDARDS FOR STREAMS WITHOUT ESTABLISHED
BASE FLOOD ELEVATIONS AND /OR FLOODWAY (A- ZONES)
Located within the Areas of Special Flood Hazard established in Article 2, Section B, where
streams exist but no base flood data have been provided (A- Zones), OR where base flood data
have been provided but a Floodway has not been delineated, the following provisions apply:
(1) When base flood elevation data or floodway data have not been provided in
accordance with Article 2(B), then the Building and Zoning Department shall
obtain, review, and reasonably utilize any scientific or historic base flood
elevation and floodway data available from a Federal, State, or other source, in
order to administer the provisions of Article 4. ONLY if data are not available
from these sources, then the following provisions (2 &3) shall apply:
(2) No encroachments, including structures or fill material, shall be located within an
area equal to the width of the stream or twenty -five feet, whichever is greater,
measured from the top of the stream bank, unless certification by a registered
professional engineer is provided demonstrating that such encroachment shall not
result in more than one foot increase in flood levels during the occurrence of the
base flood discharge.
(3) In special flood hazard areas without base flood elevation data, new construction
and substantial improvements of existing structures shall have the lowest floor of
the lowest enclosed area (including basement) elevated no less than three feet
above the highest adjacent grade at the building site. (NOTE: Require the lowest
floor to be elevated one foot above the estimated base flood elevation in A -Zone
areas where a Limited Detail Study has been completed). Openings sufficient to
facilitate the unimpeded movements of floodwaters shall be provided in
accordance with standards of Article 4, Section A (4) "Elevated Buildings ".
(a) All heating and air conditioning equipment and components
(including ductwork), all electrical, ventilation, plumbing fixtures, and
other service facilities shall be elevated no less than three feet above the
highest adjacent grade at the building site.
The Building and Zoning Department shall certify the lowest floor elevation level
and the record shall become a permanent part of the permit file.
SECTION D. STANDARDS FOR AREAS OF SPECIAL FLOOD HAZARD
(ZONES AE) WITH ESTABLISHED BASE FLOOD ELEVATIONS
WITHOUT DESIGNATED FLOODWAYS
Located within the Areas of Special Flood Hazard established in Article 2, Section B, where
streams with base flood elevations are provided but no floodways have been designated, (Zones
AE) the following provisions apply:
(1) No encroachments, including fill material, new structures or substantial
improvements shall be located within areas of special flood hazard, unless
certification by a registered professional engineer is provided demonstrating 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.
The engineering certification should be supported by technical data that conforms
to standard hydraulic engineering principles.
(2) New construction or substantial improvements of buildings shall be elevated or
flood - proofed to elevations established in accordance with Article 4, Section B.
SECTION E. STANDARDS FOR AREAS OF SHALLOW FLOODING (AO ZONES)
Areas of Special Flood Hazard established in Article 2, Section B, may include designated "AO"
shallow flooding areas. These areas have base flood depths of one to three feet (1' -3') above
ground, with no clearly defined channel. The following provisions apply:
(1) All new construction and substantial improvements of residential and non-
residential structures shall have the lowest floor, including basement, elevated to
the flood depth number specified on the Flood Insurance Rate Map (FIRM),
above the highest adjacent grade. If no flood depth number is specified, the lowest
floor, including basement, shall be elevated at least three feet (3) above the
highest adjacent grade. Openings sufficient to facilitate the unimpeded
movements of flood waters shall be provided in accordance with standards of
Article 4, Section A (4), "Elevated Buildings ".
The surveyor, architect, or engineer shall certify the lowest floor elevation level
and the record shall become a permanent part of the permit file.
(2) New construction or the substantial improvement of a non - residential structure
may be flood - proofed in lieu of elevation. The structure, together with attendant
utility and sanitary facilities, must be designed to be water tight to the specified
FIRM flood level plus one foot, above highest adjacent grade, with walls
substantially impermeable to the passage of water, and structural components
having the capability of resisting hydrostatic and hydrodynamic loads and the
effect of buoyancy. A registered professional engineer or architect shall certify
that the design and methods of construction are in accordance with accepted
standards of practice for meeting the provisions above, and shall provide such
certification to the official as set forth above and as required in Articles 3(B)(1)(c)
and (3)(B)(2).
(3) Drainage paths shall be provided to guide floodwater around and away from any
proposed structure.
SECTION F. COASTAL HIGH HAZARD AREAS (V- ZONES)
Located within the areas of special flood hazard established in Article 2, Section B, are areas
designated as Coastal High Hazard Areas (V- Zones). These areas have special flood hazards
associated with wave action and storm surge, therefore, the following provisions shall apply:
(1) All new construction and substantial improvements of existing structures shall be
located landward of the reach of mean high tide;
(2) All new construction and substantial improvements of existing structures shall be
elevated on piles, columns, or shear walls parallel to the flow of water so that the
bottom of the lowest supporting horizontal structural member (excluding pilings
or columns) is located no lower than one foot above the base flood elevation
level. All space below the lowest supporting member shall remain free of
obstruction or constructed with non - supporting breakaway walls. Open wood
lattice work or decorative screening may be permitted for aesthetic purposes only
and must be designed to wash away in the event of abnormal wave action and in
accordance with Article 4, Section E (6) below;
(3) All new construction and substantial improvements of existing structures shall be
securely anchored on pilings, columns, or shear walls; and
(4) All pile and column foundations and the structures attached thereto shall be
anchored to resist flotation, collapse, and lateral movement due to the combined
effects of wind and water loads acting simultaneously on ALL building
components, both (non- structural and structural). Water loading values shall
equal or exceed those of the base flood. Wind loading values shall be in
accordance with the most current edition of the (ICC) International Building
Codes.
(5) A registered professional engineer or architect shall certify that the design,
specifications and plans for construction are in compliance with the provisions
contained in Article 4, Section F (2)(3)(4) herein.
(6) All space below the lowest horizontal supporting member must remain free of
obstruction. Open wood lattice work or decorative screening may be permitted for
aesthetic purposes only and must be designed to wash away in the event of abnormal
wave action without causing structural damage to the supporting foundation or
elevated portion of the structure. The following design specifications are allowed:
(a) No solid walls shall be allowed, and;
(b) Material shall consist of open wood lattice or mesh screening only.
(c) If aesthetic open wood lattice work or screening is utilized, any enclosed
space shall not be used for human habitation, but shall be designed to be
used only for parking of vehicles, building access, or limited storage of
maintenance equipment used in connection with the premises.
(7) Prior to construction, plans for any structures having open wood latticework or
decorative screening must be shown on the plans submitted to the Building and
Zoning Department Tybee Island, Georgia for review and approval;
(8) Any alteration, repair, reconstruction or improvement to any structure shall not
enclose the space below the lowest floor except with open wood latticework or
decorative screening, as provided in this Section.
(9) There shall be no fill used as structural support. Non - compacted fill may be used
around the perimeter of a building for landscaping/aesthetic purposes provided the
fill will wash out from storm surge, (thereby rendering the building free of
obstruction) prior to generating excessive loading forces, ramping effects, or wave
deflection. The Building and Zoning Department Tybee Island, Georgia shall
approve design plans for landscaping /aesthetic fill only after the applicant has
provided an analysis by an engineer, architect, and/or soil scientist, which
demonstrates that the following factors have been fully considered:
(a) Particle composition of fill material does not have a tendency for excessive
natural compaction;
(b) Volume and distribution of fill will not cause wave defection to adjacent
properties; and
(c) Slope of fill will not cause wave run -up or ramping.
(10) There shall be no alteration of sand dunes or mangrove stands, which would increase
potential flood damage;
(11) Prohibit the placement of manufactured homes (mobile homes), except in an existing
manufactured homes park or subdivision. A replacement manufactured home may
be placed on a lot in an existing manufactured home park or subdivision provided
the anchoring standards of Article 4, Section B(3) are met.
SECTION G. STANDARDS FOR SUBDIVISIONS
(1) All subdivision and/or development proposals shall be consistent with the need to
minimize flood damage;
(2) All subdivision and /or development proposals shall have public utilities and
facilities such as sewer, gas, electrical and water systems located and constructed
to minimize flood damage;
(3) All subdivision and /or development proposals shall have adequate drainage
provided to reduce exposure to flood hazards, and;
(4) For subdivisions and /or developments greater than fifty (50) lots or five (5) acres,
whichever is less, base flood elevation data shall be provided for subdivision and
all other proposed development, including manufactured home parks and
subdivisions. Any changes or revisions to the flood data adopted herein and
shown on the FIRM shall be submitted to FEMA for review as a Conditional
Letter of Map Revision (CLOMR) or Conditional Letter of Map Amendment
(CLOMA), whichever is applicable. Upon completion of the project, the
developer is responsible for submitting the "as- built" data to FEMA in order to
obtain the final LOMR.
SECTION H. STANDARD FOR CRITICAL FACILITIES
(1) Critical facilities shall be elevated to or above the 100 -year floodplain or the
500 -year floodplain.
(2) All ingress and egress from any critical facility must be protected to the
500 -year flood elevation.
ARTICLE 5. VARIANCE PROCEDURES
(A) The Planning Commission as established by the Mayor and Council of Tybee
Island, Georgia shall hear and make recommendations to the Mayor and Council
for appeals or variance from the requirements of this ordinance.
(B) Any person aggrieved by the decision of the Mayor and Council may appeal such
decision to the Superior Court of Chatham County, Georgia as provided in state
law.
(C) Variances may be issued for the repair or rehabilitation of Historic Structures
upon a determination that the proposed repair or rehabilitation will not preclude
the structure's continued designation as a Historic Structure and the variance is the
minimum to preserve the historic character and design of the structure.
(D) Variances may be issued for development necessary for the conduct of a
functionally dependent use, provided the criteria of this Article are met, no
reasonable alternative exists, and the development is protected by methods that
minimize flood damage during the base flood and create no additional threats to
public safety.
(E) Variances shall not be issued within any designated floodway if ANY increase in
flood levels during the base flood discharge would result.
(F) In reviewing such requests, the Planning Commission shall consider all technical
evaluations, relevant factors, and all standards specified in this and other sections
of this ordinance.
(G) Conditions for Variances:
(1) A variance shall be issued ONLY when there is:
(i) a finding of good and sufficient cause,
(ii) a determination that failure to grant the variance would result in
exceptional hardship, 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 nuisance, cause fraud on or victimization of the
public, or conflict with existing local laws or ordinances.
(2) The provisions of this Ordinance are minimum standards for flood loss
reduction; therefore any deviation from the standards must be weighed
carefully. Variances shall only be issued upon a determination that the
variance is the minimum necessary, considering the flood hazard, to afford
relief; and, in the instance of an Historic Structure, a determination that the
variance is the minimum necessary so as not to destroy the historic
character and design of the building.
(3) Any applicant to whom a variance is granted shall be given written notice
specifying the difference between the base flood elevation and the
elevation of the proposed lowest floor and stating that the cost of flood
insurance will be commensurate with the increased risk to life and
property resulting from the reduced lowest floor elevation.
(4) Every applicant to whom a variance is granted from the elevation
requirements for the lowest floor elevation is required to have such
variance noted on the deed and the plat to the deed for the property on
which the structure is, or is to be, located. Such notation shall read as
follows:
A lowest floor elevation variance of feet has been
approved by the City of Tybee Island for a structure located on this
property. The structure is identified as a (Note: SELECT ONE)
single - family, duplex of multi - family dwelling, or commercial
building) located at . It should be noted that such
variance may significantly increase the flood insurance premiums
for this property, as well as increase the likelihood of flood damage
to the structure and its contents. Said variance was issued upon
petition of the property owner and was issued with the owner's full
knowledge of the consequences to the present and future owners
which may result therefrom.
A copy of the deed shall be filed by the Owner with the Building and
Zoning Department of the City of Tybee Island within two weeks of
receipt of formal notification of approval of a variance by the City of
Tybee Island.
(5) The Building and Zoning Department Tybee Island, Georgia shall maintain
the records of all appeal actions and report any variances to the Federal
Emergency Management Agency upon request.
(I) Upon consideration of the factors listed above and the purposes of this ordinance,
the Planning Commission and /or Mayor and Council of Tybee Island, Georgia
may attach such conditions to the granting of variances as it deems necessary to
further the purposes of this ordinance.
ARTICLE 6. DEFINITIONS
Unless specifically defined below, words or phrases used in this ordinance shall be interpreted so
as to give them the meaning they have in common usage and to give this ordinance its most
reasonable application.
"Accessory Structure" means a structure having minimal value and used for parking, storage
and other non - habitable uses, such as garages, carports, storage sheds, pole barns, hay sheds and
the like.
"Addition (to an existing building)" means any walled and roofed expansion to the perimeter
of a building in which the addition is connected by a common load- bearing wall other than a
firewall. Any walled and roofed addition, which is connected by a firewall or is separated by an
independent perimeter load - bearing wall, shall be considered "New Construction ".
"Appeal" means a request for a review of the Planning Commission and /or Mayor and Council
of Tybee Island, Georgia interpretation of any provision of this ordinance.
"Area of shallow flooding" means a designated AO or AH Zone on a community's Flood
Insurance Rate Map (FIRM) with base flood depths from one to three feet, and /or where a
clearly defined channel does not exist, where the path of flooding is unpredictable and
indeterminate, and where velocity flow may be evident.
"Area of special flood hazard" is the land in the floodplain within a community subject to a
one percent or greater chance of flooding in any given year. In the absence of official designation
by the Federal Emergency Management Agency, Areas of Special Flood Hazard shall be those
designated by the local community and referenced in Article 2, Section B.
"Base flood," means the flood having a one percent chance of being equaled or exceeded in any
given year.
"Base Flood Elevation (BFE)" The elevation shown on the Flood Insurance Rate Map for
Zones AE, AH, Al-A30, AR, AR/A, AR/AE, AR/Al-A30, AR/AH, AR/AO, V1-V30, and VE
that indicates the water surface elevation resulting from a flood that has a one percent chance of
equaling or exceeding that level in any given year.
"Basement" means that portion of a building having its floor sub grade (below ground level) on
all sides.
"Breakaway wall" means a wall that is not part of the structure support of the building
and is intended through its design and construction to collapse under wind and water loads
without causing collapse, displacement, or other structural damage to the elevated portion
of the building or supporting foundation system.
"Building," means any structure built for support, shelter, or enclosure for any occupancy or
storage.
"Critical Facility" means any public or private facility, which, if flooded, would create an
added dimension to the disaster or would increase the hazard to life and health. Critical facilities
include:
a. Structures or facilities that produce, use, or store highly volatile, flammable,
explosive, toxic, or water - reactive materials; _
b. Hospitals and nursing homes, and housing for the elderly, which are likely to
contain occupants who may not be sufficiently mobile to avoid the loss of life or
injury during flood and storm events;
c. Emergency operation centers or data storage centers which contain records or
services that may become lost or inoperative during flood and storm events; and
generating plants, and other principal points of utility lines.
d. Generating plants, and other principal points of utility lines.
"Development" means any man -made change to improved or unimproved real estate, including,
but not limited to, buildings or other structures, mining, dredging, filling, grading, paving,
excavating, drilling operations, and storage of materials or equipment.
"Elevated building" means a non - basement building built to have the lowest floor of the lowest
enclosed area elevated above the ground level by means of fill, solid foundation perimeter walls,
pilings, columns, piers, or shear walls adequately anchored so as not to impair the structural
integrity of the building during a base flood event.
"Existing Construction" Any structure for which the "start of construction" commenced before
November 22, 1972. [i.e., the effective date of the FIRST floodplain management code or
ordinance adopted by the community as a basis for that community's participation in the National
Flood Insurance Program (NFIP)].
"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 be affixed (including at a minimum the installation of utilities, the
construction of streets, and final site grading or the pouring of concrete pads) is completed before
November 22, 1972. [i.e., the effective date of the FIRST floodplain management regulations
adopted by a community].
"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:
a. the overflow of inland or tidal waters; or
b. the unusual and rapid accumulation or runoff of surface waters from any source.
"Flood Hazard Boundary Map (FHBM)" means an official map of a community, issued by
the Federal Insurance Administration, where the boundaries of areas of special flood hazard have
been defined as Zone A.
"Flood Insurance Rate Map (FIRM)" means an official map of a community, issued by the
Federal Insurance Administration, delineating the areas of special flood hazard and /or risk
premium zones applicable to the community.
"Flood Insurance Study" the official report by the Federal Insurance Administration evaluating
flood hazards and containing flood profiles and water surface elevations of the base flood.
"Floodplain" means any land area susceptible to flooding.
"Flood proofing," means any combination of structural and 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" 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.
"Freeboard" means a factor of safety usually expressed in feet above a flood level for purposes
of floodplain management. "Freeboard" tends to compensate for the many unknown factors that
could contribute to flood heights greater than the height calculated for a selected size flood and
floodway conditions, such as wave action, bridge openings, and the hydrological effect of
urbanization of the watershed.
"Functionally Dependent Use" means a use that cannot perform its intended purpose unless it
is located or carried out in close proximity to the water. The term includes docking facilities, port
facilities that are necessary for the loading and unloading of cargo or passengers, and ship
building and repair facilities, but does not include long -term storage or rented manufacturing
facilities.
"Highest adjacent grade" means the highest natural elevation of the ground surface, prior to
construction, adjacent to the proposed foundation of a building.
"Historic Structure" means any structure that is:
a. Listed individually in the National Register of Historic Places (a listing
maintained by the U.S. Department of Interior) or preliminarily determined by the
Secretary of the Interior as meeting the requirements for individual listing on the
National Register:
b. 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 to
qualify as a registered historic district:
c. Individually listed on a state inventory of historic places and determined as eligible
by states with historic preservation programs which have been approved by the
Secretary of the Interior; or
d. Individually listed on a local inventory of historic places and determined as eligible by
communities with historic preservation programs that have been certified either:
1. By an approved state program as determined by the Secretary of
the Interior, or
2. Directly by the Secretary of the Interior in states without approved
programs.
"Lowest floor" means the lowest floor of the lowest enclosed area, including basement. An
unfinished or flood resistant enclosure, used solely for parking of vehicles, building access, or
storage, in an area other than a basement, is not considered a building's lowest floor, provided
that such enclosure is not built so as to render the structure in violation of other provisions of this
code.
"Manufactured home" means a building, transportable in one or more sections, built on a
permanent chassis and designed to be used with or without a permanent foundation when
connected to the required utilities. The term also includes park trailers, travel trailers, and
similar transportable structures placed on a site for 180 consecutive days or longer and intended
to be improved property.
"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 the average height of the sea for all stages of the tide. It is used as a
reference for establishing various elevations within the floodplain. For purposes of the National
Flood Insurance Program, the North American Vertical Datum (NAVD88), to which base flood
elevations shown on a community's Flood Insurance Rate Map are referenced.
"National Geodetic Vertical Datum (NGVD)" as corrected in 1929 is a vertical control used as
a reference for establishing varying elevations within the floodplain.
"New construction" means, for purposes of determining insurance rates, structures for which
the "start of construction" commenced after January 14, 1972 [the effective date of the initial
FIRM] and includes any subsequent improvements to such structures. For floodplain
management purposes, "new construction" means structures for which the "start of construction"
commenced after November 22, 1972 [the effective date of the first floodplain management
ordinance adopted by the 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 November 22, 1972. [i.e., the effective date of the first floodplain management
regulations adopted by a community].
"North American Vertical Datum (NAVD)" has replaced the National Geodatic Vertical
Datum of 1929 in existing and future FEMA Floods Modernization Maps.
"Recreational vehicle" means a vehicle, which is:
a. built on a single chassis;
b. 400 square feet or less when measured at the largest horizontal projection;
c. designed to be self - propelled or permanently towable by a light duty truck; and
d. designed primarily not for use as a permanent dwelling but as temporary living
quarters for recreational, camping, travel, or seasonal use.
"Start of construction" means the date the development permit was issued, provided the actual
start of construction, repair, reconstruction, or improvement was within 180 days of the permit
date. The actual start means the first placement of permanent construction of the structure such
as the pouring of slabs or footings, installation of piles, construction of columns, or any work
beyond the stage of excavation, and includes the placement of a manufactured home on a
foundation. (Permanent construction does not include initial 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 buildings
appurtenant to the permitted structure, such as garages or sheds not occupied as dwelling units or
part of the main structure. (NOTE: accessory structures are NOT exempt from any ordinance
requirements) 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 the building.
"Structure" means a walled and roofed building that is principally above ground, a
manufactured home, a gas or liquid storage tank.
"Subdivision" the division of a single lot into two or more lots for the purpose of sale or
development.
"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 fifty (50) percent
of the market value of the structure before the damage occurred.
"Substantial improvement" means any combination of repairs, reconstruction, alteration, or
improvements to a structure, taking place during a 5 -year period, in which the cumulative cost
equals or exceeds fifty (50) percent of the market value of the structure before the "start of
construction" of the improvement. NOTE: The market value of the structure should be (1) the
appraised value of the structure prior to the start of the initial repair or improvement, or (2) in
the case of damage, the value of the structure prior to the damage occurring. This term includes
structures, which have incurred "substantial damage ", regardless of the actual amount of 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 ".
For the purposes of this definition, "substantial improvement" is considered to occur when the
first alteration of any wall, ceiling, floor, or other structural part of the structure commences,
whether or not that alteration affects the external dimensions of the structure.
"Substantially improved existing manufactured home parks or subdivisions" is where the
repair, reconstruction, rehabilitation or improvement of the streets, utilities and pads equals or
exceeds 50 percent of the value of the streets, utilities and pads before the repair, reconstruction
or improvement commenced.
"Variance" is a grant of relief from the requirements of this ordinance, which permits
construction in a manner otherwise prohibited by this ordinance
"Violation" means the failure of a structure or other development to be fully compliant with the
community's floodplain management regulations. A structure or other development without the
elevation certificate, or other certifications, or other evidence of compliance required by this
ordinance is presumed to be in violation until such time as that documentation is provided.
ARTICLE 7. SEVERABILITY
If any section, clause, sentence, or phrase of this Ordinance is held to be invalid or
unconstitutional by any court of competent jurisdiction, then said holding shall in no way effect
the validity of the remaining portions of this Ordinance.
ARTICLE 8. REPEALER
The adoption of this ordinance repeals and supercedes the present Flood Damage Prevention
Control Ordinance contained in the Land Development Code Section 8 -010 through Section 8-
170.
SECTION II
It is the intention of the governing body, and it is hereby ordained, that the provisions of
this ordinance shall become and be made a part of the Code of Ordinances, City of Tybee Island,
Georgia, and the sections of this ordinance may be renumbered if necessary to accomplish such
intention.
Lth
This Ordinance shall become effective on 6 ') day of : � , � 4h ; , , 2008.
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ADOPTED THIS9DAY OF ( . , 2008.
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A YOR
ATTEST:
_ .- :,
CLERK OF COUNCIL
FIRST READING: C?//o/QE
SECOND READING: 9/1 8 J U �
ENACTED: S
G: \Tybee \Ordinances\2008 \FLOOD DAMAGE PREVENTION 09.18.08 10:13 AM