Chapter 15.33
FIRE PROTECTION
Sections:
15.33.050 Water main requirements.
15.33.065 Fire hydrant distribution.
15.33.070 Fire hydrants serving single-family dwellings.
15.33.080 Fire hydrant maintenance.
15.33.090 No parking near fire hydrants.
15.33.110 Alternate methods of compliance.
15.33.010 Intent.
Skamania County fire marshal shall administer and enforce the Skamania County Fire Protection Ordinance in consultation with the local fire districts. (Ord. 2006-06 (part))
15.33.020 Definitions.
Unless otherwise provided in this section, the definitions in the International Fire Code, as adopted by the State Building Code Act, and in the Rules and Regulations of the State Health Department Regarding Public Water Systems, WAC 246-293-110 shall apply to this chapter.
“Adequate and reliable water supply” means a water supply that is sufficient every day of the year to help control anticipated fires in unincorporated Skamania County, a particular building, or building group served by the water supply.
“Approved” or “approval” means that the requirement, condition, system, modification or standard is subject to the fire marshal’s approval or authorization, provided however, land use decisions and water systems are not subject to the approval of the fire marshal.
“Chief” or “chief of the fire department” means when used in the International Fire Code is amended to “Skamania County Fire Marshal” except as related to fire suppression, and in such case chief will be the chief of the fire authority responsible for suppression of fire in that area.
“Chief of police” or “police department” means when used in the International Fire Code is amended to “Skamania County Sheriff.”
“Contiguous subdivision” means those subdivisions that are within three hundred feet of another residential, commercial or industrial structure or other subdivision.
“Fire district” or “chief of fire district” means the fire authority normally responsible for fire suppression in a specified area.
“Fire flow” means the flow rate of a water supply, measured at twenty-psi (137.9Kpa) residual pressure that is available for firefighting purposes.
“Fire marshal” means the Skamania County fire marshal or his designated representative.
“Supervised” when applied to a fire protection system shall mean that the system is under constant monitoring by an approved central station.
“Water company” means water purveyor servicing one hundred connections or more.
“Water main” means piping used to deliver water to any fire hydrant or to one or more individual service connections. (Ord. 2006-06 (part))
15.33.030 Application.
A. Subdivisions are required to be provided with water mains and hydrants, and provide fire flows consistent with County and State Department of Health requirements for water system design. Plans for such water mains and hydrants shall be submitted to and approved by the fire marshal, and made a condition of final plat or short plat approval.
B. All structures or additions erected pursuant to a building permit and/or mobile home permit shall be served by operational water mains, fire hydrants and fire flows consistent with county standards. Prior to issuance of a building or mobile home permit, plans for such water mains and hydrants shall be submitted to the fire marshal. Construction or installation shall not be commenced until such plans for water mains and hydrants are approved by the fire marshal.
C. Mobile home parks and recreational vehicle parks shall be required to provide water mains, fire hydrants and fire flows consistent with County and State Department of Health standards for water system design. Prior to issuance of a building or mobile home permit, plans for such water mains and hydrants shall be submitted to the fire marshal. Construction or installation shall not be commenced until such plans for water mains and hydrants are approved by the fire marshal, and shall be a condition of the final site plan.
D. Uses not involving a structure shall be regulated at the discretion of the fire marshal. Plans for such water mains, fire hydrants and fire flows, if any are required, shall be submitted to the fire marshal. Construction or installation of uses shall not be commenced until such plans are approved by the fire marshal.
E. All new water mains and all additions and extensions to existing water mains shall meet the requirements of this chapter. Except that in no case shall a water company extend a water main or expand their system in such a manner as to limit the eventual capability to deliver less than one thousand gallons per minute.
F. All changes in occupancy, as defined in the International Building Code, shall meet the requirements of this chapter when the degree of hazard is increased. (Ord. 2006-06 (part))
15.33.040 Exemptions.
A. The following are exempt from the water flow and fire hydrant requirements of this chapter; however categories 1, 2, 3 and 4, when serviced by water company shall meet requirements of this chapter.
1. All subdivisions that contain lots that are all greater than one acre in size, unless serviced by water company.
2. All long subdivisions that contain ten lots or less, not contiguous with another subdivision and within the boundaries of a fire district if the district can provide a tender of water in the amount of two hundred fifty gallons per minute for a period not less than sixty minutes. In the event the district cannot supply a continuous source the developer has the option to provide an adequate and reliable water supply through any method approved by the fire marshal and the local fire district, provided further, however, that subdivisions with five or more lots within one thousand feet of an approved water system shall be required to connect to that system, when water system has the capability to supply. Subdivisions, both long and short, are as defined in RCW 58.17, as amended.
3. Short subdivisions that is not contiguous to other subdivisions or short subdivisions. Subdivisions, both long and short, are as defined in RCW 58.17, as amended.
4. All single-family detached dwellings and mobile homes.
5. Agricultural buildings, which are open on all four sides.
6. Fire flow requirements may be waived when the entire structure is less than one thousand square feet in size.
B. The fire marshal shall have the authority to impose conditions, including but not limited to, increased setbacks, use of fire retardant materials and/or drafting ponds on permits exempt pursuant to subsection A of this section where necessary to mitigate identified fire hazards. (Ord. 2006-06 (part))
15.33.050 Water main requirements.
A. All water mains that serve fire hydrants subject to the provisions of this chapter shall be a minimum of eight inches inside diameter for dead end mains over fifty feet in length and a minimum of six inches inside diameter for circulating mains. Hydrant leads less than fifty feet in length may be six inches in inside diameter.
B. All newly installed water mains shall have fire hydrants installed to conform to the requirements of this chapter. (Ord. 2006-06 (part))
15.33.060 Fire hydrants.
Fire hydrants shall meet the following requirements:
A. Shall conform to current standards and otherwise meet sound engineering practices as presented by a licensed engineer;
B. Shall have an auxiliary gate valve sufficient to permit repair or replacement without disruption of water services;
C. Shall have a minimum five-inch main valve opening and two two-and-one-half-inch outlets;
D. Shall stand plumb and be set to finished grade; the center of the lowest outlet shall be no less than eighteen inches nor more than twenty-eight inches above grade; there shall be not less than thirty-six-inch radius of clear area surrounding the outlets and control valve to permit the operation of a hydrant wrench; the steamer/pumper port shall face the street or, if there is no street, the most likely route of emergency approach;
E. Shall have “breakaway” features, which allow the fire hydrant to break away from the water main without substantial damage to the water main;
F. No material or item shall be placed or stored in proximity to a fire hydrant that would hinder the immediate observation of or access to the hydrant;
G. Fire hydrants shall be located at street intersections whenever practical. (Ord. 2006-06 (part))
15.33.065 Fire hydrant distribution.
Fire hydrant distribution to be determined by Appendix C of the International Fire Code, except as amended under Section 15.33.060 of this chapter. (Ord. 2006-06 (part))
15.33.070 Fire hydrants serving single-family dwellings.
Fire hydrants serving detached single-family dwellings or duplex dwellings on individual lots shall be located not more than seven hundred feet apart, provided however, no lot is more than two hundred fifty feet from a hydrant. (Ord. 2006-06 (part))
15.33.080 Fire hydrant maintenance.
All water companies shall be responsible, in accordance with this chapter and the International Fire Code, to maintain and service all fire hydrants within the area they serve. The water company shall maintain and service the fire hydrants to the standards required by the applicable provisions. (Ord. 2006-06 (part))
15.33.090 No parking near fire hydrants.
No person shall park any vehicle within fifteen feet of a fire hydrant. (Ord. 2006-06 (part))
15.33.100 Fire flow guide.
Appendix B of the International Code as amended, and Table B105.1, of the International Fire Code as amended, will be used as reference for fire flows.
A. In no case shall the fire flow be less than as follows:
|
Residential: Lot sizes one acre or less (including mobile homes and recreational vehicle parks) and single-family and mobile homes, provided however, installation of a fire alarm or sprinkler system as set forth below may allow for a full credit in fire flow requirements. |
500 gallons per minute for 30 minutes |
|
Commercial and Multi-family |
750 gallons per minute for 60 minutes |
|
Industrial |
1,000 gallons per minute for 60 minutes |
B. Modifications to Fire Flow Requirements.
1. Decreases. Fire flow requirements may be modified downward by the fire marshal for isolated buildings or a group of buildings in rural areas or small communities where the development of full fire-flow requirements is impractical. The fire marshal may base downward modifications to fire flow on the following: type of occupancy, type of construction, location on property, floor area, height and number of stories, clear yards as defined by the I.B.C., fire walls, and the fire fighting capabilities of the local fire district.
2. Increases. Fire flow may be modified upward by the fire marshal where conditions indicate an unusual susceptibility to group fires or conflagrations. An upward modification shall not be more than twice that required for the building under consideration. The fire marshal may base upward modification to fire flow on the following: type of occupancy, type of construction, location on property, fire area, height and number of stories, clear yards as defined by the I.B.C., fire walls, and the fire fighting capabilities of the local fire district.
3. Modification Allowed for Automatic Sprinkler Systems.
a. Up to fifty percent reduction in fire flow may be granted, dependent on the type of construction and the hazards of the contents, for an approved automatic sprinkler system designed and stamped by licensed fire protection engineer.
b. Up to seventy-five percent reduction in fire flow may be granted, dependent on the type of construction and the hazards involved for a fully supervised, approved automatic sprinkler system designed and stamped by a licensed fire protection engineer.
c. Residential structures may be granted a full fire flow requirement credit by installing a NFPA 13 D approved sprinkler system.
4. Modification for Fire Alarms. The fire marshal may grant a reduction in fire flow of up to five hundred gpm for a fire alarm system that complies with NFPA pamphlet seventy-two and is monitored by an approved central receiving station. However, residential structures may be granted a full credit for fire flow requirements by installing an approved monitored fire alarm system.
5. Modification for Fire District with a Water Tanker/Tender. The fire marshal may grant a modification to the fire flow requirements if the building or structure is located within a fire district that owns and operates a water tanker truck. (Ord. 2006-06 (part))
15.33.110 Alternate methods of compliance.
A. The fire marshal shall have the authority to approve minor deviations from the standards established pursuant to this chapter when it is shown that (a) strict compliance would require unreasonable fire hydrant locations, fire flow requirements or water main sizes and (b) the alternate requirements would not unreasonably affect adequate fire protection to the area or structures served.
B. The fire marshal shall approve exceptions, except as provided in subsection C of this section, for connections to single-family residences served by existing water systems that have hydrants and fire flow of at least five hundred gallons per minute for sixty minutes if the exception would not unreasonably affect fire protection and provided the purveyor’s approved water system plan included a method for increasing the fire flow to current standards.
C. The fire marshal shall not approve any alternate method, which would result in a violation of WAC Chapter 246-293 without prior approval of the State Department of Health. (Ord. 2006-06 (part))
15.33.120 Enforcement.
The provisions of this chapter and any rules and regulations promulgated thereunder shall be enforced by the fire marshal in accordance with the enforcement and penalty provisions of the International Fire Code. The fire marshal may levy civil penalty(ies) of up to one thousand dollars per incident for violation of this chapter, for the purposes of the civil penalty each day shall be considered a separate incident. In addition to or alternatively, violation of this chapter is a misdemeanor punishable by up to a one thousand dollar fine per violation and/or ninety days in jail. (Ord. 2006-06 (part))
15.33.130 Appeals.
Appeals of any decision of the fire marshal made under authority of this chapter shall be to the board of county commissioners. Appeals shall be made by providing written notice to the fire marshal and the board of county commissioners to be received within ten days of the date of the fire marshal’s decision. (Ord. 2006-06 (part))
15.33.140 Severability.
If any provisions of this chapter are held illegal, invalid, or unenforceable, the remaining provisions shall remain in full force and effect. (Ord. 2006-06 (part))
Appendix B
FIRE-FLOW REQUIREMENTS FOR BUILDINGS
The provisions contained in this appendix are not mandatory unless specifically referenced in the adopting ordinance.
SECTION B101
GENERAL
B101.1 Scope. The procedure for determining fire-flow requirements for buildings or portions of buildings hereafter constructed shall be in accordance with this appendix. This appendix does not apply to structures other than buildings.
SECTION B102
DEFINITIONS
B102.1 Definitions. For the purpose of this appendix, certain terms are defined as follows:
FIRE FLOW. The flow rate of a water supply, measured at 20 pounds per square inch (psi) (138kPa) residual pressure, that is available for fire fighting.
FIRE-FLOW CALCULATION AREA. The floor area, in square feet (m2), used to determine the required fire flow.
SECTION B 103
MODIFICATIONS
B103.1 Decreases. The fire marshal is authorized to reduce or exempt the fire-flow requirements for isolated buildings or a group of buildings in rural areas or small communities where the development of full fire-flow requirements is impractical.
B103.2 Increases. The fire marshal is authorized to increase the fire-flow requirements where conditions indicate an unusual susceptibility to group fires or conflagrations. An increase shall not be more than twice that required for the building under consideration.
B103.3 Areas without water supply systems. For information regarding water supplies for fire-fighting purposes in rural and suburban areas in which adequate and reliable water supply systems to do exist, the fire code official is authorized to utilize NFPA 1142 or the International Urban Wildland Interface Code.
SECTION B104
FIRE AREA
B104.1 General. The fire-flow calculation area shall be the total floor area of all floor levels within the exterior walls, and under the horizontal projections of the roof of a building, except as modified in Section B104.3.
B104.2 Area separation. Portions of buildings, which are separated by firewall without openings, constructed in accordance with the International Building Code, are allowed to be considered as separate fire-flow calculation areas.
B104.3 Type IA and Type IB construction. The fire-flow calculation area of buildings constructed of Type IA and Type IB construction shall be the area of the three largest successive floors.
Exception: Fire-flow calculation area for open parking garages shall be determined by the area of the largest floor.
SECTION B105
FIRE-FLOW REQUIREMENTS FOR BUILDINGS
B105.1 One — and two-family dwellings. The minimum fire-flow requirements for one — and two-family dwellings having a fire-flow calculation area which does not exceed 3,600 square feet (344.5 m2) shall be 1,000 gallons per minute (3785.4 L/min). Fire flow and flow duration for dwellings having a fire-flow calculation area in excess of 3.600 square feet (344.5 m2) shall not be less than that specified in Table B105.1.
Exception: A reduction in required fire flow of 50 percent, as approved, is allowed when the building is provided with an approved automatic sprinkler system.
B105.2 Buildings other than one — and two-family dwellings. The minimum fire flow and flow duration for buildings other than one — and two-family dwellings shall be as specified in Table B105.1.
Exception: A reduction in required fire flow of up to 50 percent, as approved, is allowed when the building is provided with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2. of the International Fire Code. Where buildings are also of Type I or II construction and are a light-hazard occupancy as defined by NFPA 13, the reduction may be up to 75 percent. The resulting fire flow shall not be less than 1,500 gallons per minute (5678 1/min) for the prescribed duration as specified in Table B 105.1.
SECTION B106
REFERENCED STANDARDS
|
ICC |
IBC |
B104.2 International Building Code |
Table B105.1 |
|
ICC |
IFC |
International Fire Code |
B105.2 |
|
ICC |
IUWIC |
International Urban-Wildland Interface Code |
B103.3 |
|
NFPA |
1142 |
Standard on Water Supplies for Suburban and Rural Fire Fighting |
B103.3 |
Appendix C
FIRE HYDRANT LOCATIONS AND DISTRIBUTION
The provisions contained in this appendix are not mandatory unless specifically referenced in the adopting ordinance.
SECTION C101
GENERAL
C101.1 Scope. Fire hydrants shall be provided in accordance with this appendix for the protection of buildings, or portions of buildings, hereafter constructed.
SECTION C102
LOCATION
C102.1 Fire hydrant locations. Fire hydrants shall be provided along required fire apparatus access roads and adjacent public streets.
SECTION C103
NUMBER OF FIRE HYDRANTS
C103.1 Fire hydrants available. The minimum number of fire hydrants available to a building shall not be less than that listed in Table C105.1. The number of fire hydrants available to a complex or subdivision shall not be less than that determined by spacing requirements listed in Table C105.1 when applied to fire apparatus access roads and perimeter public streets from which fire operations could be conducted.
SECTION C104
CONSIDERATION OF EXISTING FIRE HYDRANTS
C104.1 Existing fire hydrants. Existing fire hydrants on public streets are allowed to be considered as available. Existing fire hydrants on adjacent properties shall not be considered available unless fire apparatus access roads extend between properties and easements are established to prevent obstruction of such roads.
SECTION C105
DISTRIBUTION OF FIRE HYDRANTS
C105.1 Hydrant spacing. The average spacing between fire hydrants shall not exceed that listed in Table C105.1.
Exception: The fire chief is authorized to accept a deficiency of up to 10 percent where existing fire hydrants provide all or a portion of the required fire hydrant service.
Regardless of the average spacing, fire hydrants shall be located such that all points on streets and access roads adjacent to a building are within the distances listed in Table C105.1.
TABLE C105.1
NUMBER AND DISTRIBUTION OF FIRE HYDRANTS
|
FIRE-FLOW REQUIREMENT (gpm) |
MINIMUM NUMBER OF HYDRANTS |
AVERAGE SPACING BETWEEN HYDRANTSa, b, c (feet) |
MAXIMUM DISTANCE FROM ANY POINT ON STREET OR ROAD FRONTAGE TO A HYDRANTd |
|---|---|---|---|
|
1,750 or less |
1 |
500 |
250 |
|
2,000-2,250 |
2 |
450 |
225 |
|
2,500 |
3 |
450 |
225 |
|
3,000 |
3 |
400 |
225 |
|
3,500-4,000 |
4 |
350 |
210 |
|
4,500-5,000 |
5 |
300 |
180 |
|
5,500 |
6 |
300 |
180 |
|
6,000 |
6 |
250 |
150 |
|
6,500-7,000 |
7 |
250 |
150 |
|
7,500 or more |
8 or moree |
200 |
120 |
For S1: 1 foot = 304.8 mm, 1 gallon per minute = 3.785 L/m.
a. Reduce by 100 feet for dead-end streets or roads.
b. Where streets are provided with median dividers which can be crossed by fire fighters pulling hose lines, or where arterial streets are provided with four or more traffic lanes and have a traffic count of more than 30,000 vehicles per day, hydrant spacing shall average 500 feet on each side of the street and be arranged on an alternating basis up to a fire-flow requirement of 7,000 gallons per minute and 400 feet for higher fire-flow requirements.
c. Where new water mains are extended along streets where hydrants are not needed for protection of structures or similar fire problems, fire hydrants shall be provided at spacing not to exceed 1,000 feet to provide for transportation hazards.
d. Reduce by 50 feet for dead-end streets or roads.
e. One hydrant for each 1,000 gallons per minute or fraction thereof.
Appendix G
FLOOD-RESISTANT CONSTRUCTION
The provisions contained in this appendix are not mandatory unless specifically referenced in the adopting ordinance.
SECTION G101
ADMINISTRATION
G101.1 Purpose. The purpose of this appendix is to promote the public health, safety and general welfare and to minimize public and private losses due to flood conditions in specific flood hazard areas through the establishment of comprehensive regulations for management of flood hazard areas designed to:
1. Prevent unnecessary disruption of commerce, access and public service during times of flooding;
2. Manage the alteration of natural flood plains, stream channels and shorelines;
3. Manage filling, grading, dredging and other development which may increase flood damage or erosion potential;
4. Prevent or regulate the construction of flood barriers which will divert floodwaters or which can increase flood hazards; and
5. Contribute to improved construction techniques in the flood plain.
G101.2 Objectives. The objectives of this appendix are to protect human life, minimize the expenditure of public money for flood control projects, minimize the need for rescue and relief efforts associated with flooding, minimize prolonged business interruption, minimize damage to public facilities and utilities, help maintain a stable tax base by providing for the sound use and development of flood-prone areas, contribute to improved construction techniques in the flood plain and ensure that potential owners and occupants are notified that property is within flood hazard areas.
G101.3 Scope. The provisions of this appendix shall apply to all proposed development in a flood hazard area established in Section 1612 of this code.
G101.4 Violations. Any violation of a provision of this appendix, or failure to comply with a permit or variance issued pursuant to this appendix or any requirement of this appendix, shall be handled in accordance with Section 113.
SECTION G102
APPLICABILITY
G102.1 General. This appendix, in conjunction with the International Building Code, provides minimum requirements for development located in flood hazard areas, including the subdivision of land, installation of utilities, placement and replacement of manufactured homes, new construction and repair, reconstruction, rehabilitation, or additions to new construction and substantial improvement of existing buildings and structures, including restoration after damage.
G102.2 Establishment of flood hazard areas. Flood hazard areas are established in Section 1612.3 of the International Building Code, adopted by the governing body on [INSERT DATE].
SECTION G103
POWERS AND DUTIES
G103.1 Permit applications. The building official shall review all permit applications to determine whether proposed development sites will be reasonably safe from flooding. If a proposed development site is in a flood hazard area, all site development activities, including grading, filling, utility installation and drainage modification, and all new construction and substantial improvements (including the placement of prefabricated buildings and manufactured homes) shall be designed and constructed with methods, practices and materials that minimize flood damage and that are in accordance with this code and ASCE 24.
G103.2 Other permits. It shall be the responsibility of the building official to assure that approval of a proposed development shall not be given until proof that necessary permits have been granted by federal or state agencies having jurisdiction over such development.
G103.3 Determination of design flood elevations. If design flood elevations are not specified, the building official is authorized to require the applicant to:
1. Obtain, review and reasonably utilize data available from a federal, state or other source, or
2. Determine the design flood elevation in accordance with accepted hydrologic and hydraulic engineering techniques. Such analyses shall be performed and sealed by a registered design professional. Studies, analyses and computations shall be submitted in sufficient detail to allow review and approval by the building official. The accuracy of data submitted for such determination shall be the responsibility of the applicant.
G103.4 Activities in riverine flood hazard areas. In riverine situations, until a regulatory floodway is designated, the building official shall not permit any new construction, substantial improvement or other development, including fill, unless the applicant demonstrates that the cumulative effect of the proposed development, when combined with all other existing and anticipated development, will not increase the design flood elevation more than 1 foot (305 mm) at any point within the community.
G103.5 Floodway encroachment. Prior to issuing a permit for any floodway encroachment, including fill, new construction, substantial improvements and other development or land-disturbing activity, the building official shall require submission of a certification, along with supporting technical data, that demonstrates that such development will not cause any increase of the level of the base flood.
G103.5.1 Floodway revisions. A floodway encroachment that increases the level of the base flood is authorized if the applicant has applied for a conditional Flood Insurance Rate Map (FIRM) revision and has received the approval of the Federal Emergency Management Agency (FEMA).
G103.6 Watercourse alteration. Prior to issuing a permit for any alteration or relocation of any watercourse, the building official shall require the applicant to provide notification of the proposal to the appropriate authorities of all affected adjacent government jurisdictions, as well as appropriate state agencies. A copy of the notification shall be maintained in the permit records and submitted to FEMA.
G103.6.1 Engineering analysis. The building official shall require submission of an engineering analysis which demonstrates that the flood-carrying capacity of the altered or relocated portion of the watercourse will not be decreased. Such watercourses shall be maintained in a manner which preserves the channel’s flood-carrying capacity.
G103.7 Alterations in coastal areas. Prior to issuing a permit for any alteration of sand dunes and mangrove stands in flood hazard areas subject to high velocity wave action, the building official shall require submission of an engineering analysis which demonstrates that the proposed alteration will not increase the potential for flood damage.
G103.8 Records. The building official shall maintain a permanent record of all permits issued in flood hazard areas, including copies of inspection reports and certifications required in Section 1612.
SECTION G104
PERMITS
G104.1 Required. Any person, owner or authorized agent who intends to conduct any development in a flood hazard area shall first make application to the building official and shall obtain the required permit.
G104.2 Application for permit. The applicant shall file an application in writing on a form furnished by the building official. Such application shall:
1. Identify and describe the development to be covered by the permit.
2. Describe the land on which the proposed development is to be conducted by legal description, street address or similar description that will readily identify and definitely locate the site.
3. Include a site plan showing the delineation of flood hazard areas, floodway boundaries, flood zones, design flood elevations, ground elevations, proposed fill and excavation and drainage patterns and facilities.
4. Indicate the use and occupancy for which the proposed development is intended.
5. Be accompanied by construction documents, grading and filling plans and other information deemed appropriate by the building official.
6. State the valuation of the proposed work.
7. Be signed by the applicant or the applicant’s authorized agent.
G104.3 Validity of permit. The issuance of a permit under this appendix shall not be construed to be a permit for, or approval of, any violation of this appendix or any other ordinance of the jurisdiction. The issuance of a permit based on submitted documents and information shall not prevent the building official from requiring the correction of errors. The building official is authorized to prevent occupancy or use of a structure or site which is in violation of this appendix or other ordinances of this jurisdiction.
G104.4 Expiration. A permit shall become invalid if the proposed development is not commenced within 180 days after its issuance, or if the work authorized is suspended or abandoned for a period of 180 days after the work commences. Extensions shall be requested in writing and justifiable cause demonstrated. The building official is authorized to grant, in writing, one or more extensions of time, for periods not more than 180 days each.
G104.5 Suspension or revocation. The building official is authorized to suspend or revoke a permit issued under this appendix wherever the permit is issued in error or on the basis of incorrect, inaccurate or incomplete information, or in violation of any ordinance or code of this jurisdiction.
SECTION G105
VARIANCES
G105.1 General. The board of appeals established pursuant to Section 112 shall hear and decide requests for variances. The board of appeals shall base its determination on technical justifications, and has the right to attach such conditions to variances as it deems necessary to further the purposes and objectives of this appendix and Section 1612.
G105.2 Records. The building official shall maintain a permanent record of all variance actions, including justification for their issuance.
G105.3 Historic structures. A variance is authorized to be issued for the repair or rehabilitation of a historic structure 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 necessary to preserve the historic character and design of the structure.
Exception: Within flood hazard areas, historic structures that are not:
a. Listed or preliminarily determined to be eligible for listing in the National Register of Historic Places; or
b. Determined by the Secretary of the U.S. Department of Interior as contributing to the historical significance of a registered historic district or a district preliminarily determined to qualify as an historic district; or
c. Designated as historic under a state or local historic preservation program that is approved by the Department of Interior.
G105.4 Functionally dependent facilities. A variance is authorized to be issued for the construction or substantial improvement of a functionally dependent facility provided the criteria in Section 1612.1 are met and the variance is the minimum necessary to allow the construction or substantial improvement, and that all due consideration has been given to methods and materials that minimize flood damages during the design flood and create no additional threats to public safety.
G105.5 Restrictions. The board of appeals shall not issue a variance for any proposed development in a floodway if any increase in flood levels would result during the base flood discharge.
G105.6 Considerations. In reviewing applications for variances, the board of appeals shall consider all technical evaluations, all relevant factors, all other portions of this appendix and the following:
1. The danger that materials and debris may be swept onto other lands resulting in further injury or damage;
2. The danger to life and property due to flooding or erosion damage;
3. The susceptibility of the proposed development, including contents, to flood damage and the effect of such damage on current and future owners;
4. The importance of the services provided by the proposed development to the community;
5. The availability of alternate locations for the proposed development that are not subject to flooding or erosion;
6. The compatibility of the proposed development with existing and anticipated development;
7. The relationship of the proposed development to the comprehensive plan and flood plain management program for that area;
8. The safety of access to the property in times of flood for ordinary and emergency vehicles;
9. The expected heights, velocity, duration, rate of rise and debris and sediment transport of the floodwaters and the effects of wave action, if applicable, expected at the site; and
10. The costs of providing governmental services during and after flood conditions including maintenance and repair of public utilities and facilities such as sewer, gas, electrical and water systems, streets and bridges.
G105.7 Conditions for issuance. Variances shall only be issued by the board of appeals upon:
1. A technical showing of good and sufficient cause that the unique characteristics of the size, configuration or topography of the site renders the elevation standards inappropriate;
2. A determination that failure to grant the variance would result in exceptional hardship by rendering the lot undevelopable;
3. A determination that the granting of a variance will not result in increased flood heights, additional threats to public safety, extraordinary public expense, nor create nuisances, cause fraud on or victimization of the public or conflict with existing local laws or ordinances;
4. A determination that the variance is the minimum necessary, considering the flood hazard, to afford relief; and
5. Notification to the applicant in writing over the signature of the building official that the issuance of a variance to construct a structure below the base flood level will result in increased premium rates for flood insurance up to amounts as high as $25 for $100 of insurance coverage, and that such construction below the base flood level increases risks to life and property.
SECTION G201
DEFINITIONS
G201.1 General. The following words and terms shall, for the purposes of this appendix, have the meanings shown herein. Refer to Chapter 2 for general definitions.
G201.2 Definitions.
DEVELOPMENT. Any man-made change to improved or unimproved real estate, including but not limited to, buildings or other structures, temporary or permanent storage of materials, mining, dredging, filling, grading, paving, excavations, operations and other land disturbing activities.
FUNCTIONALLY DEPENDENT FACILITY. A facility which cannot be used for its intended purpose unless it is located or carried out in close proximity to water, such as a docking or port facility necessary for the loading or unloading of cargo or passengers, shipbuilding or ship repair. The term does not include long-term storage, manufacture, sales or service facilities.
MANUFACTURED HOME. A structure that is transportable in one or more sections, built on a permanent chassis, designed for use with or without a permanent foundation when attached to the required utilities, and constructed to the Federal Mobile Home Construction and Safety Standards and rules and regulations promulgated by the U.S. Department of Housing and Urban Development. The term also includes mobile homes, park trailers, travel trailers and similar transportable structures that are placed on a site for 180 consecutive days or longer.
MANUFACTURED HOME PARK OR SUBDIVISION. A parcel (or contiguous parcels) of land divided into two or more manufactured home lots for rent or sale.
RECREATIONAL VEHICLE. A vehicle that is built on a single chassis, 400 square feet (37.16 m2) or less when measured at the largest horizontal projection, designed to be self-propelled or permanently towable by a light-duty truck, and designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel or seasonal use. A recreational vehicle is ready for highway use if it is on its wheels or jacking system, is attached to the site only by quick disconnect-type utilities and security devices and has no permanently attached additions.
VARIANCE. A grant of relief from the requirements of this section which permits construction in a manner otherwise prohibited by this section where specific enforcement would result in unnecessary hardship.
VIOLATION. A development that is not fully compliant with this appendix or Section 1612, as applicable.
SECTION G301
SUBDIVISIONS
G301.1 General. Any subdivision proposal, including proposals for manufactured home parks and subdivisions, or other proposed new development in a flood hazard area shall be reviewed to assure that:
1. All such proposals are consistent with the need to minimize flood damage;
2. All public utilities and facilities, such as sewer, gas, electric and water systems are located and constructed to minimize or eliminate flood damage; and
3. Adequate drainage is provided to reduce exposure to flood hazards.
G301.2 Subdivision requirements. The following requirements shall apply in the case of any proposed subdivision, including proposals for manufactured home parks and subdivisions, any portion of which lies within a flood hazard area:
1. The flood hazard area, including floodways and areas subject to high velocity wave action, as appropriate, shall be delineated on tentative and final subdivision plats;
2. Design flood elevations shall be shown on tentative and final subdivision plats;
3. Residential building lots shall be provided with adequate buildable area outside the floodway; and
4. The design criteria for utilities and facilities set forth in this appendix and appropriate International Codes shall be met.
SECTION G401
SITE IMPROVEMENT
G401.1 Development in floodways. Development or land disturbing activity shall not be authorized in the floodway unless it has been demonstrated through hydrologic and hydraulic analyses performed in accordance with standard engineering practice that the proposed encroachment will not result in any increase in the level of the base flood.
G401.2 Flood hazard areas subject to high velocity wave action.
1. Development or land disturbing activity shall only be authorized landward of the reach of mean high tide.
2. The use of fill for structural support of buildings is prohibited.
G401.3 Sewer facilities. All new or replaced sanitary sewer facilities, private sewage treatment plants (including all pumping stations and collector systems) and on-site waste disposal systems shall be designed in accordance with Chapter 8, ASCE 24, to minimize or eliminate infiltration of floodwaters into the facilities and discharge from the facilities into floodwaters, or impairment of the facilities and systems.
G401.4 Water facilities. All new replacement water facilities shall be designed in accordance with the provisions of Chapter 8, ASCE 24, to minimize or eliminate infiltration of floodwaters into the systems.
G401.5 Storm drainage. Storm drainage shall be designed to convey the flow of surface waters to minimize or eliminate damage to persons or property.
G401.6 Streets and sidewalks. Streets and sidewalks shall be designed to minimize potential for increasing or aggravating flood levels.
SECTION G501
MANUFACTURED HOMES
G501.1 Elevation. All new and replacement manufactured homes to be placed or substantially improved in a flood hazard area shall be elevated such that the lowest floor of the manufactured home is elevated to or above the design flood elevation.
G501.2 Foundations. All new and replacement manufactured homes, including substantial improvement of existing manufactured homes, shall be placed on a permanent, reinforced foundation that is designed in accordance with Section 1612.
G501.3 Anchoring. All new and replacement manufactured homes to be placed or substantially improved in a flood hazard area shall be installed using methods and practices which minimize flood damage. Manufactured homes shall be securely anchored to an adequately anchored foundation system to resist flotation, collapse and lateral movement. Methods of anchoring are authorized to include, but are not limited to, use of over-the-top or frame ties to ground anchors. This requirement is in addition to applicable state and local anchoring requirements for resisting wind forces.
SECTION G601
RECREATIONAL VEHICLES
G601.1 Placement prohibited. The placement of recreational vehicles shall not be authorized in flood hazard areas subject to high velocity wave action and in floodways.
G601.2 Temporary placement. Recreational vehicles in flood hazard areas shall be fully licensed and ready for highway use, and shall be placed on a site for less than 180 consecutive days.
G601.3 Permanent placement. Recreational vehicles that are not fully licensed and ready for highway use, or that are to be placed on a site for more than 180 consecutive days, shall meet the requirements of Section G501 for manufactured homes.
SECTION 701
TANKS
G701.1 Underground tanks. Underground tanks in flood hazard areas shall be anchored to prevent flotation, collapse or lateral movement resulting from hydrostatic loads, including the effects of buoyancy, during conditions of the design flood.
Above-ground tanks. Above-ground tanks in flood hazard areas shall be elevated to or above the design flood elevation or shall be anchored or otherwise designed and constructed to prevent flotation, collapse or lateral movement resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy, during conditions of the design flood.
Tank inlets and vents. In flood hazard areas, tank inlets, fill openings, outlets and vents shall be:
1. At or above the design flood elevation or fitted with covers designed to prevent the inflow of floodwater or outflow of the contents of the tanks during conditions of the design flood.
2. Anchored to prevent lateral movement resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy, during conditions of the design flood.
SECTION G702
REFERENCED STANDARDS
|
ASCE 24-98 |
Flood Resistance Design and Construction |
G103.1, G401.3, G401.4 |
|
Manufactured Home Construction and Safety Standards |
G201 |
|
|
IBC-03 |
International Building Code |
G102.2 |