17.100.050 Standards and Guidelines

17.100.050 Standards and Guidelines.

(1) In the Floodplain Management District, the following standards for construction, development, and substantial improvement shall be met to the satisfaction of the director:

(a) The proposed construction shall be consistent with other land use regulations of the city. If the director deems it necessary to obtain further review, either for land use or flood protection regulations, the director may refer the matter for advice to the planning commission, but final decision on issuance, denial or conditional issuance of a development permit rests with the director;

(b) Any fill in the floodplain shall be of material that will not be eroded by the flowing water;

(c) Where appropriate for flood damage alleviation, the applicant shall provide the following items in addition to those required by the provisions of Chapter 17.135 (Site Plan Review) except for duplications:

(i) plot plan of land in area to be developed indicating location of existing and proposed adjacent streets, alleys, and private rights-of-way;

(ii) a boundary survey by a registered surveyor;

(iii) indications of existing and proposed finish grades of the property with all drainage features;

(iv) indications of the location, height, use, approximate location of all entrances and gross floor area of all proposed structures and buildings;

(v) indications of the location and nature of vehicular and pedestrian circulation features within the site;

(vi) indications of the extent, location, arrangement, and proposed improvements of all off-street parking and loading facilities;

(vii) indications of the extent, location, arrangement, and proposed improvements of all open space, landscaping, fences, and walls;

(viii) indications of the location, nature, and dimensions, where applicable, of all utilities;

(ix) architectural drawings and sketches demonstrating the planning and character of the proposed development; and,

(x) number of units proposed.

(2) Where topographical data, engineering, or other studies are needed to determine the effects of flooding on a proposed development, or its effect on the flow and/or level of water, the director shall require the applicant to submit such data or studies. All data and studies shall be prepared and certified by a professional civil engineer registered in the State of Washington.

(3) No new residential structure containing a dwelling unit shall be allowed in the floodplain. No residential structures except those existing at the time that this Title takes effect shall be permitted in the floodplain except as allowed under 17.100.060 and 17.100.070 of this Chapter. Substantial improvements to a residential structure in the floodplain may be permitted if the improvement is elevated at one foot or more above the base flood elevation and if the improvement is constructed in accordance with the provisions of 17.100.050(4)(b) and (e).

(4) New construction and substantial improvement of any commercial, industrial, or other non-residential structure either shall have the lowest floor, including the basement, at one foot or more above the base flood elevation or shall have flood-proofing which meets the following minimum requirements:

(a) Be floodproofed so that below one foot above the base flood level the structure is watertight with walls substantially impermeable to the passage of water;

(b) Installation of all mechanical and electrical fixtures, outlets, and equipment one foot or more above the base flood level or designed so as to prevent water from entering or accumulating within the components during conditions of flooding; and,

(c) Below one foot above the base flood level, construction of watertight walls substantially impermeable to the passage of water with structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy.

(d) Installation of dikes, floodgates, or other facilities preventing intrusion of the base flood plus one foot into the structure shall be deemed to satisfy the requirements of (4)(b) and (4)(c), of this subsection.

(e) For all new construction and substantial improvements, fully enclosed areas below the lowest floor that are subject to flooding shall be designed to automatically equalize hydrostatic floor forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a professional civil engineer or architect registered in the State of Washington or must meet or exceed the following minimum criteria: A minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided. The bottom of all openings shall be no higher than one foot above grade. Openings may be equipped with screens, louvers, or other coverings or devices provided that they permit the automatic entry and exit of floodwaters.

(f) Certification by a professional civil engineer registered in the State of Washington that the flood-proofing methods are adequate to withstand the flood depths, pressures, velocities, impact and uplift forces, and other factors associated with the base flood.

(g) All new construction and substantial improvements in the floodplain shall be anchored to prevent flotation, collapse, or lateral movement of the structure.

(a) All new construction and substantial improvements shall be constructed with materials and utility equipment resistant to flood damage.

(b) All new construction and substantial improvements shall be constructed using methods and practices that minimize flood damage.

(c) Electrical, heating, ventilation, plumbing, and air-conditioning equipment and other service facilities shall be designed and/or otherwise elevated or located so as to prevent water from entering or accumulating within the components during conditions of flooding.

(a) All new and replacement water supply systems shall be designed to eliminate infiltration of flood waters into the system.

(b) All new and replacement sanitary sewage systems shall be designed to eliminate infiltration of flood waters into the systems and discharge from the systems into flood waters.

(d) Onsite waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding.

(7) Subdivision Proposals. All subdivision proposals shall

(a) be consistent with the need to eliminate flood damage;

(b) have public utilities and facilities located and constructed to eliminate flood damage; and

(d) base flood elevation data shall be provided for subdivision proposals and other proposed development which contain fifty (50) lots or five (5) acres, whichever is less.

(8) Review of Building Permits. Where elevation data is not available either through the Flood Insurance Study, FIRM, or from another authoritative source, applications for building permits shall be reviewed to assure that proposed construction will be reasonably safe from flooding. The test of reasonableness is a local jurisdiction judgment and includes use of historical data, high water marks, photographs of past flooding, etc. where available.

(a) All underground tanks or storage facilities shall be anchored to prevent flotation during flooding.

(b) No hazardous materials or chemicals shall be stored in the floodplain unless they are stored in a manner which will prevent leakage, release, seepage, or spillage.

(10) Existing Structures in Floodplain—Permanent. All permanent structures now located in the floodplain shall, if destroyed, removed, or requiring substantial improvement, be replaced only by a structure meeting the requirements of this Title.

(11) Objects Stored in the Floodplain Area. During the flood season, any object over seventy-five (75) cubic feet in volume or having any dimension exceeding ten (10) feet shall be either stored in a permanent structure, firmly affixed to the ground, or weighted so it cannot float in a base flood. Storage or anchorage of said objects shall be subject to the approval of the director. These requirements shall not apply to operable motor vehicles.

(12) Recreational Vehicles. Recreational vehicles placed on sites are required to either:

(a) be on the site for fewer than 180 consecutive days,

(b) be fully licensed and ready for highway use, 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; or

(13) Critical Facility. Construction of new critical facilities shall be, to the extent possible, located outside the limits of the Special Flood Hazard Area (SFHA) 100-year floodplain). Construction of new critical facilities shall be permissible within the SFHA if no feasible alternative site is available. Critical facilities constructed within the SFHA shall have the lowest floor elevated to three feet or more above the level of the base flood elevation at the site. Floodproofing and sealing measures must be taken to ensure that toxic substances will not be displaced by or released into flood waters. Access routes elevated to or above the level of the SFHA shall be provided to all critical facilities to the extent possible.

(14) The granting of a development permit pursuant to 17.100.040 of this Chapter for construction, development, or substantial improvement shall not constitute a representation, guarantee, or warranty of any kind or nature by the city of Pullman, or by any officer or employee thereof, concerning the practicality or safety of any development, construction, or substantial improvement, and shall create no liability upon or cause of action against such public body, officer, or employee for any damage that may result from said permitted land use. (Ord. 10-2 §4, 2010; Ord. 01-5 §12, 2001; Ord. 89-10 §2, 1989; Ord. 89-1 §§4 & 5, 1989; Ord. 87-9 §1, 1987).