All uses allowed in the floodway subject to the issuance of a permit, according to the provisions of Sections 15.28-.280, 15.28.290 and 15.28.300 of this chapter, shall also be allowed by permit within the floodway fringe. In addition, new construction, substantial improvements, and alterations to structures are allowed by permit. This includes but is not limited to residential, commercial and industrial construction and suitable fill to be allowed by permit from the floodplain administrator, subject to the following conditions:

A. Such structures or fill must not be prohibited by any other statute, regulation, ordinance or resolution.

B. Such structures or fill must be compatible with local comprehensive plans.

C. The new construction, alterations, and substantial improvements of residential structures, including manufactured homes, must be constructed on suitable fill such that the lowest floor elevation (including basement) is two feet or more above the base flood elevation. The suitable fill shall be at an elevation no lower than the base flood elevation and shall extend for at least fifteen feet, at that elevation, beyond the structure(s) in all directions.

D. The new construction, alteration, and substantial improvement of commercial and industrial structures can be constructed on suitable fill as specified in subsection C of this section. If not constructed on fill, commercial and industrial structures must be adequately floodproofed to an elevation no lower than two feet above the base flood elevation. Floodproofing must be certified by a registered professional engineer or architect that the floodproofing methods are adequate to withstand the flood depths, hydrodynamic and hydrostatic pressures, velocities, impact, buoyancy, and uplift forces associated with the one-hundred-year flood.

1. If the structure is designed to allow internal flooding of areas below the lowest floor, use of this space shall be limited to parking, loading areas, building access, and storage of equipment or materials not appreciably affected by floodwaters. The floors and walls shall be designed and constructed of materials resistant to flooding to an elevation no lower than two feet above the base flood elevation. Walls shall be designed to automatically equalize hydrostatic forces by allowing for entry and exit of floodwaters. Openings may be equipped with screens, louvers, valves, other coverings, or devices which permit the automatic entry and exit of floodwaters.

2. Structures whose lowest floors are used for a purpose other than parking, loading, or storage of materials resistant to flooding shall be floodproofed to an elevation no lower than two feet above the base flood elevation. Floodproofing shall include impermeable membranes or materials for floors and walls and watertight enclosures for all windows, doors and other openings. These structures shall also be designed to withstand the hydrostatic, hydrodynamic and buoyancy effects of a one-hundred-year flood.

3. Floodproofing of electrical, heating, and plumbing systems shall be accomplished in accordance with Article VII of these regulations.

E. All manufactured homes placed in the floodway fringe must have the chassis securely anchored to a foundation system that will resist floatation, collapse or lateral movement. Methods of anchoring may include, but are not limited to, over-the-top or frame ties to ground anchors. The following conditions also apply;

1. When a manufactured home is (1) altered; (2) replaced because of substantial damage as a result of a flood; or (3) replaced on an individual site, the lowest floor must be elevated two feet above the base flood elevation. The home can be elevated on fill or raised on a permanent foundation of reinforced concrete, reinforced mortared block, reinforced piers, or other foundation elements of at least equivalent strength.

2. Replacement or substantial improvement of manufactured homes in an existing manufactured home park or subdivision must be raised on a permanent foundation. The lowest floor must be two feet above the base flood elevation. The foundation must consist of reinforced concrete, reinforced mortared block, reinforced piers, or other foundation elements of at least equivalent strength.

3. Manufactured homes proposed for use as commercial or industrial structures must be elevated and anchored, rather than floodproofed.

F. Fill material placed in the floodway fringe must be stable, compacted, well graded, pervious, generally unaffected by water and frost, devoid of trash or similar foreign matter, devoid of tree stumps or other organic material, and appropriate for the purpose of supporting the intended use and/or permanent structure.

G. Roads, streets, highways, and rail lines shall be designed to minimize increase in flood heights. Where failure or interruption of transportation facilities would result in danger to the public health or safety, the facility shall be located two feet above the base flood elevation.

H. Agricultural structures that have a low damage potential, such as sheds, barns, shelters and hay or grain storage structures must be adequately anchored to prevent floatation or collapse and all electrical facilities shall be placed above the base flood elevation.

I. Recreational vehicles, if they are on the site for more than one hundred eighty consecutive days or are not ready for highway use, must meet the elevating requirements of subsection C of this section. (Ord. 576 § 6(C)(2), 1994)