INCORPORATED VILLAGE OF HUNTINGTON BAY
Local Law No. 6 of the Year 2009

Chapter 34 entitled, "Flood Damage Prevention"

has been modified and amended in accordance with the new requirements of the Federal Emergency Management Agency to amend existing regulations to incorporate any additional requirements of Section 60.3(e) of Title 44 – EMERGENCY MANAGEMENT AND ASSISTANCE, Chapter I—FEDERAL EMERGENCY MANAGEMENT AGENCY, Part 60—CRITERIA FOR LAND MANAGEMENT AND USE, Subparagraph A - Requirements for Flood Plain Management Regulations.

Be it enacted by the Board of Trustees of the Incorporated Village of Huntington Bay as follows:

Chapter 34 of The Code of the Village of Huntington Bay is hereby amended to read as follows:

Chapter 34

FLOOD DAMAGE PREVENTION

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ARTICLE I
Findings, Purpose and Objectives

§ 34-1. Findings.

§ 34-2. Statement of purpose

§ 34-3. Objectives

ARTICLE II

§ 34-4. Word usage.

§ 34-5. Definitions.

ARTICLE III

§ 34-6. Applicability.

§ 34-7. Basis for establishing areas of special flood hazard.

§ 34-8. Interpretation and conflict with other laws.

§ 34.9. Severability.

§ 34-10. Penalties for offenses.

§ 34-11. Warning and disclaimer of liability.

ARTICLE IV
Administration

§ 34-12. Designation of local administrator.

§ 34-13. Floodplain development permit; fees.

§ 34-14. Application for permit.

§ 34-15. Duties and responsibilities of local administrator.

ARTICLE V
Construction Standards

§ 34-16. Costal high-hazard areas, subdivision proposals and encroachments.

§ 34-17. Standards for all structures.

§ 34-18. Residential structures outside coastal high-hazard areas.

§ 34-19. Residential structures in coastal high-hazard areas.

§ 34-20. Nonresidential structures outside coastal high-hazard areas.

§ 34-21. Nonresidential structures in coastal high-hazard areas.

§ 34-22. Manufactured homes and recreational vehicles.

ARTICLE VI
Variance Procedure

§ 34-23. Appeals Board

§ 34-24. Conditions for variances.

[HISTORY: Adopted by the Board of Trustees of the Village of Huntington Bay
5-11-98 by L.L. No. 4-1998.¹ L.L. 6-2009 Amendments noted where applicable.]

GENERAL REFERENCES

Building construction – See Ch. 9.
Building, grading and drainage – See Ch. 110
Environmental quality review – See Ch. 23
Open development areas – See Ch. 53.
Subdivision of land – See Ch. 77.
Waterways and watercourses – See Ch. 87.
Wetlands preservation – See Ch. 89
Zoning – See Ch. 91.

ARTICLE I
Findings, Purpose and Objectives

§ 34-1. Findings.

The Board of Trustees of the Village of Huntington Bay finds that the potential and/or actual damages from flooding and erosion may be a problem to the residents of the Village of Huntington Bay and that such damages may include destruction or loss of private housing, damage to public facilities, both publicly and privately owned, and injury to and loss of human life. In order to minimize the threat of such damages and to achieve the purposes and objectives hereinafter set forth, this chapter is adopted.

Editor’s Note: This local law superseded former Ch. 34, Flood Damage Prevention adopted 5-13-1996 by L.L. 1-1996

§ 34-2. Statement of purpose.

It is the purpose of this chapter to promote the public health, safety and general welfare and to minimize the public and private losses due to flood conditions in specific areas by provisions designed to:

A. Regulate uses which are dangerous to health, safety and property due to water
or erosion hazards, or which result in damaging increases in erosion or in flood heights or velocities.

B. Require that uses vulnerable to floods, including facilities which serve such
uses, be protected against flood damage at the time of initial construction.

C. Control the alteration of natural floodplains, stream channels and natural
protective barriers which are involved in the accommodation of floodwaters.

D. Control filing, grading, dredging and other development which may
increase erosion or flood damages.

E. Regulate the construction of flood barriers which will unnaturally divert
floodwaters or which may increase flood hazards to other lands.

F. Qualify and maintain participation in the National Flood Insurance Program.

§ 34-3. Objectives.

The objectives of this chapter are to:

A. Protect human life and health.

B. Minimize expenditure of public money for costly flood control projects.

C. Minimize the need for rescue and relief efforts associated with flooding and
generally undertaken at the expense of the general public.

D. Minimize prolonged business interruptions.

E. Minimize damage to public facilities and utilities such as water and gas mains,
electric, telephone, sewer lines, streets and bridges located in areas of special flood
hazard.

F. Help maintain a stable tax base by providing for the sound use and development
of areas of special flood hazard so as to minimize future flood blight areas.

G. Provide that developers are notified that property is in an area of special flood hazard.

H. Ensure that those who occupy the areas of special flood hazard assume responsibility
for their actions.

ARTICLE II
Terminology

§ 34-4. Word usage.

Unless specifically defined below, words or phrases used in this chapter shall be interpreted so as to give them the meanings they have in common usage and to give this chapter its most reasonable application.

§ 34-5. Definitions.

As used in this chapter, the following terms shall have the meanings indicated:

APPEAL – A request for a review of the Local Administrator’s
Interpretation of any provision of this chapter or a request for a variance.

AREA OF MODERATE WAVE ACTION - The portion of the SFHA landward of a V zone or landward of an open coast without mapped V zones, in which the principal sources of flooding are astronomical tides, storm surges, seiches, or tsunamis, not riverine sources. Areas of moderate wave action may be subject to wave effects, velocity flows, erosion, scour, or combinations of these forces and are treated as V zones. The area of moderate wave action is an area within a Zone AE that is bounded by a line labeled “Limit of Moderate Wave Action.”

AREA OF SHALLOW FLOODING – A designated AO, AH or VO Zone
on the Village’s a Flood Insurance Rate Map (FIRM) with a one-percent or greater annual chance of flooding to an average annual depth of one foot to three feet where a clearly defined channel does not exist, where a path of flooding is unpredictable and where velocity flow may be evident. Such flooding is characterized by ponding or sheet flow.

AREA OF SPECIAL FLOOD HAZARD – The land in the floodplain within the Village subject to a one-percent or greater chance of flooding in any given year. This area may be designated as Zone A, AE, AH, AO, A1-A30, A99, V, VO, VE, or V1-V30. It is also commonly referred to as the “base floodplain” or “one-hundred-year floodplain.” For purposes of this chapter, the term “special flood hazard area (SFHA)” is synonymous in meaning with the phrase “area of special flood hazard.”

BASE FLOOD – The flood having a one-percent chance of being equaled
or exceeded in any given year.

BASEMENT – That portion of a building having its floor subgrade (below
ground level) on all sides.

BREAKAWAY WALL – A wall that is not part of the structural support
of the building and is intended through its design and construction to collapse under abnormally high tides or wave action without damage to the structural integrity of the building on which they are used or any building to which they might be carried by floodwaters.

BUILDING – See “structure.”

CELLAR – The same meaning as “basement.”

COASTAL HIGH-HAZARD AREA – An area of special flood hazard extending from offshore to the inland limit of a primary frontal dune along an open coast and any other area subject to high velocity wave action from storms or seismic sources. The area is designated on a FIRM as Zone V1-V30, VE, VO, or V. The “Coastal high hazard area” shall also include areas in a FIRM within a Zone AE that is bounded by a line labeled “Limit of Moderate Wave Action.”

CRAWL SPACE – An enclosed area beneath the lowest elevated floor, 18 inches or more in height, which is used to service the underside of the lowest elevated floor. The elevation of the floor of this enclosed area, which may be of soil, gravel, concrete or other material, must be equal to or above the lowest adjacent exterior grade. The enclosed crawl space area shall be properly vented to allow for equalization of hydrostatic forces which would be xperienced during periods of flooding.

DEVELOPMENT – Any man-made change to improved or unimproved real estate, including but not limited to buildings or other structures, mining, dredging, filling, paving, excavation or drilling operations or storage of equipment or materials.

ELEVATED BUILDING – A non-basement building built, in the case of a building in Zones A1-A30, AE, A, A99, AO, AH, B, C, X, or D, to have the top of the elevated floor or, in the case of a building in Zones V1-30, VE, or V, or area of moderate wave action to have the bottom of the lowest horizontal structure member of the elevated floor elevated above ground level by means of pilings, columns (posts and piers) or shear walls parallel to the flow of the water and adequately anchored so as not to impair the structural integrity of the building during a flood of up to the magnitude of the base flood. In the case of Zones A1-A30, AE, A, A99, AO, AH, B, C, X or D, an “elevated building” also includes a building elevated by means of fill or solid foundation perimeter walls with openings sufficient to facilitate the unimpeded movement of floodwaters in the case of Zones V1-V30, VE, or V, an “elevated building” also includes a building otherwise meeting the definition of “elevated building,” even thought the lower area is enclosed by means of breakaway walls that meet the federal standards.

EXISTING MANUFACTURED HOME PARK OR SUBDIVISION – 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 complete before the effective date of the floodplain management regulations adopted by the community.

EXPANSION TO AN EXISTING MANUFACTURED HOME PARK OR SUBDIVISION – 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.)

FEDERAL EMERGENCY MANAGEMENT AGENCY – The federal agency that administers the National Flood Insurance Program.

FLOOD BOUNDARY AND FLOODWAY MAP (FBFM) – An official map of the Village published by the Federal Emergency Management Agency as part of a riverine community’s Flood Insurance Study. The “FBFM” delineates a regulatory floodway along watercourses studied in detain in the Flood Insurance Study.

FLOOD ELEVATION STUDY – An examination, evaluation and determination of the flood hazards and, if appropriate, corresponding water surface elevations, or an examination, evaluation and determination of flood-related erosion hazards.

FLOOD HAZARD BOUNDARY MAP (FHBM) – An official map of the Village issued by the Federal Emergency Management Agency, where the boundaries of the areas of special flood hazard have been designated as Zone A but no flood elevations are provided.

FLOOD INSURANCE RATE MAP (FIRM) – An official map of the Village on which the Federal Emergency Management Agency has delineated both the areas of special flood hazard and the risk premium zones applicable to the community.

FLOOD INSURANCE STUDY – See “flood elevation study.”

FLOOD or FLOODING:

A. A general and temporary condition or partial or complete inundation of normally dry land areas from:

(1) The overflow of inland or tidal waters.

(2) The unusual and rapid accumulation or runoff of surface waters from any one source.

B. The collapse or subsidence of land along the shore of a lake or other body of water as a result of erosion or undermining caused by waves or currents of water exceeding anticipated cyclical levels or suddenly caused by an unusually high water level in a natural body of water, accompanied by a severe storm or by an unanticipated force of nature, such as a flash flood or an abnormal tidal surge, or by some similarly unusual and unforeseeable event which results in flooding as defined in Subsection A(1) above.

FLOODPLAIN or FLOOD-PRONE AREA – Any land area susceptible to
being inundated by water from any source. (See “flooding.”)

FLOODPROOFING – 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 – The same meaning as “regulatory floodway.”

FUNCTIONALLY DEPENDENT USE – A use which cannot perform 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 and unloading of cargo or passengers, shipbuilding and ship repair facilities. The term does not include long-term storage, manufacturing, sales or service facilities.

HIGHEST ADJACENT GRADE – The highest natural elevation of the ground surface, prior to construction, next tot the proposed walls of the structure.

HISTORIC STRUCTURE – Any structure that is:

A. Listed individually in the National Register of Historic Places (a listing maintained by the Department of the 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 New York State inventory of historic places in states with historic 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 in
the Village 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.

LOCAL ADMINISTRATOR – The person appointed by the the Village to administer and implement this chapter by granting or denying development permits in accordance with its provisions. This person is often the Code Enforcement Officer, Building Inspector or Village Engineer.

LOWEST FLOOR – The lowest floor of the lowest enclosed area (including basement or cellar.) An unfinished or flood-resistant enclosure, usable solely for parking of vehicles, building access or storage in an area other than a basement area, is not considered a building’s “lowest floor,” provided however, that such enclosure is not built so as to render the structure in violation of the applicable nonelevation design requirements of this chapter.

MANUFACTURED HOME – A structure, transportable in one or more sections, which is built on a permanent chassis and designed to be used with or without a permanent foundation when connected t the required utilities. The term does not include a recreational vehicle.

MANUFACTURED HOME PARK OR SUBDIVISION – A parcel
(or contiguous parcels) of land divided into two or more manufactured home lots for rent or sale.

MEAN SEA LEVEL – For purposes of the National Flood Insurance Program, the National Geodetic Vertical Datum (NGVD) of 1929, the North American Vertical Datum of 1988 (NAVD 88) or other datum to which base flood elevations shown on the Village’s Flood Insurance Rate Map are referenced.

MOBILE HOME – The same meaning as manufactured home.

NEW CONSTRUCTION – Structures for which the start of construction commenced on or after the effective date of a floodplain management regulation adopted by the Village and includes any subsequent improvements to such structure.

NEW MANUFACTURED HOME PARK OR SUBDIVISION – 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 the effective date of floodplain management regulations adopted by a community.

ONE-HUNDRED-YEAR FLOOD or 100-YEAR FLOOD – The same meaning as “base flood.”

PRIMARY FRONTAL DUNE – A continuous or nearly continuous mound or ridge of sand with relatively steep seaward and landward slopes immediately landward and adjacent to the beach and subject to erosion and overtopping from high tides and waves during major coastal storms. The inland limit of the primary frontal dune occurs at the point where there is a distinct change from a relatively steep slope to a relatively mild slope.

PRINCIPALLY ABOVE GROUND – At least 51% of the actual cash value of the structure, excluding land value, is above ground. The burden of proof to establish such value is on the applicant by the presentation of documentary evidence deemed sufficient by the local administrator.

RECREATIONAL VEHICLE – A vehicle which is:

A. Built on a single chassis.

B. Four hundred square feet or less when measured at the largest horizontal projections.

C. Designed to be self-propelled or permanently towable by a light duty truck.

D. Not designed primarily for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel or seasonal use.

REGULATORY FLOODWAY – The channel of a river or other watercourse and the adjacent land areas that bust be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than the designated height as determined by the Federal Emergency Management Agency in a Flood Insurance Study or by other agencies as provided in § 34-15B of this chapter.

SAND DUNES – Naturally occurring accumulations of sand in ridges or mounds landward of the beach.

START OF CONSTRUCTION means the date of permit issuance for any phase of a project or physical alteration of a property, or new construction and substantial improvements to existing structures, excluding planning and design, provided that actual start of construction, repair, reconstruction, rehabilitation, addition placement, or other improvement is within 180 days after the date of issuance. The actual start of construction means the first placement of permanent construction of a building (including a manufactured home) on a site, such as the pouring of a slab or footings, installation of pilings or construction of columns.

Permanent construction also includes land preparation (such as
clearing, excavation, grading, or filling), or the installation of
streets or walkways, or excavation for a basement, footings, piers or
foundations, or the erection of temporary forms, or the installation of
building materials, and accessory buildings such as garages, sheds,
or storage trailers, not occupied as dwelling units or not part of
the main building. 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 – For the purposes of this chapter a structure is defined as a walled and roofed building, including a gas or liquid storage tank that is principally above ground, as well as a manufactured home.

SUBSTANTIAL DAMAGE – Damage of any origin sustained by a structure whereby the cost of restoring the structure to its before-damaged condition would equal or exceed 50% of the market value of the structure before the damage occurred.

SUBSTANTIAL IMPROVEMENT – Any reconstruction, rehabilitation, addition or other improvement of a structure, the cost of which equals or exceeds 50% of the market value of the structure before the start of construction of the improvement. The term includes structures which have incurred substantial damage, regardless of the actual repair work performed. The term does not, however, include either:

A. 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

B. Any alteration of an historic structure, provided that the alteration will not preclude the structure’s continued designation as an historic structure.

VARIANCE – A grant of relief from the requirements of this chapter
which permits construction or use in a manner that would otherwise be
prohibited by this chapter.

ARTICLE III
General Provisions

§ 34-6. Applicability.

This chapter shall apply to all areas of special flood hazard within the jurisdiction of the Village of Huntington Bay, Suffolk County, New York.

§ 34-7. Basis for establishing areas of special flood hazard.

A. The areas of special flood hazard for the Village of Huntington Bay, Community No. 361543, are identified and defined on the following documents prepared by the Federal Emergency Management Agency:

(1) A scientific and engineering report entitled “Flood Insurance Study, Suffolk County, New York (all jurisdictions),” revised September 25, 2009.

(2) Flood Insurance Rate Map for Suffolk County, New York
Numbers: 36103C0316H, 36103C0317H, 36103C0318H, 36103C0319H, whose effective date September 25, 2009.

B. The above documents are hereby adopted and declared to be part of this chapter. The Flood Insurance Study and/or maps are on file at the Village of Huntington Bay, Village Hall, 244 Vineyard Road, Huntington Bay, New York 11743.

§ 34-8. Interpretation and conflict with other laws.

A. This chapter includes all revisions to the National Flood Insurance Program through October 27, 1997, and shall supercede all previous laws adopted for the purpose of flood damage prevention.

B. In their interpretation and application, the provisions of this chapter shall be held to be the minimum requirements, adopted for the promotion of the public health, safety and welfare. Whenever the requirements of this chapter are at variance with the requirements of any other lawfully adopted rules, regulations or ordinances, the most restrictive, or that imposing the higher standards, shall govern.

§ 34-9. Severability. [Amended 12-21-2002 by L.L. 2-2002]

If any part or provision of this Local Law or the application thereof to any person or circumstance be adjudged invalid by any court of competent jurisdiction, such judgment shall be confined in its operation to the part or provision or application directly involved in the controversy in which such judgment shall have been rendered and shall not affect or impair the validity of the remainder of this Local Law or the application thereof to other persons or circumstances, and the Board of Trustees of the Incorporated Village of Huntington Bay hereby declares that it would have passed this Local Law or the remainder thereof had such invalid application or invalid provision been apparent.

§ 34-10. Penalties for Offenses. [Amended 12-21-2002 by L.L. 2-2002]

No structure in an area of special flood hazard shall hereafter be constructed, located, extended, converted or altered and no land shall be excavated or filled without full compliance with the terms of this Chapter and any other applicable regulations. Any infraction of the provisions of this Chapter by failure to comply with any of its requirements, including infractions of conditions and safeguards established in connection with conditions of the permit, shall constitute a violation. Any person or persons who violates this Chapter or fails to comply with any of its requirements shall, upon conviction thereof, be fined no more than five hundred dollars ($250.) or imprisoned for not more than fifteen (15) days, or both. Each day of noncompliance shall be considered a separate offense. Nothing herein contained shall prevent the Village of Huntington Bay, Suffolk County, New York, from taking such other lawful action as necessary to prevent or remedy an infraction. Any structure found not compliant with the requirements of this Chapter for which the developer and/or owner has not applied and received an approved variance under Article VI will be declared noncompliant, and notification will be sent to the Federal Emergency Management Agency.

§ 34-11. Warning and disclaimer of liability.

The degree of flood protection required by this chapter is considered reasonable for regulatory purposes and is based on scientific and engineering considerations. Larger floods can and will occur on rare occasions. Flood heights may be increased by man-made or natural causes. This chapter does not imply that land outside the area of special flood hazards or uses permitted within such areas will be free from flooding or flood damages. This chapter shall not create liability on the part of the Village of Huntington Bay, Suffolk County, New York, any officer or employee thereof or the Federal Emergency Management Agency for any flood damages that result from reliance on this chapter or any administrative decision lawfully made thereunder.

ARTICLE IV
Administration

§ 34-12. Designation of local administrator.

The Building Inspector and/or Village Engineer is hereby appointed local administrator to administer and implement this chapter by granting or denying floodplain development permits in accordance with its provisions.

§ 34-13. Floodplain development permit; fees.

A. Purpose. A floodplain development permit is here by established for all construction and other development to be undertaken in areas of special flood hazard in this community for the purpose of protecting its citizens from increased flood hazards and ensuring that new development is constructed in a manner that minimizes its exposure to flooding. It shall be unlawful to undertake any development in an area of special flood hazard as shown on the Flood Insurance Rate Mao enumerated in § 34-7, without a valid floodplain development permit. Application for a permit shall be made on forms furnished by the local administrator² and may include, but not be limited to, plans , in duplicate drawn to scale and showing the nature, location, dimensions and elevations of the area in question, existing or proposed structures, fill, storage of materials, drainage facilities and location of the foregoing.

B. Fees. All applications for a floodplain development permit shall be accompanied by an application fee of $300. In addition, the applicant shall be responsible for reimbursing the Village of Huntington Bay for any additional costs necessary for review inspection and approval of this project. The local administrator may require a deposit of no more than $500 to cover these additional costs.

§ 34-14. Application for permit.

The applicant shall provide at least the following information, where applicable. Additional information may be required on the permit application form.

A. The proposed elevation, in relation to mean sea level, of the lowest floor (including basement or cellar) of any new or substantially improved structure to be located in Zones A1-A30, AE or AH or Zone A if base flood elevation date are available. Upon completion of the lowest floor, the permittee shall submit to the local administrator the as-built elevation, certified by a licensed professional engineer or surveyor.

____________
² Editor’s Note: A model floodplain development permit application form is on file in the Village Offices.

B. The proposed elevation, in relation to mean sea level, of the lowest floor (excluding pilings and columns) of any new or substantially improved structure to be located in Zones V1-V30, or VE, or Zone V if base flood elevation data are available. Upon completion of the lowest floor, the permittee shall submit to the local administrator the as-built elevation, certified by a licensed professional engineer or surveyor.

C. The proposed elevation, in relation to mean sea level, to which any new or substantially improved nonresidential structure will be floodproofed. Upon completion of the floodproofed portion of the structure, the permittee shall submit to the local administrator the as-built floodproofed elevation, certified by a professional engineer or surveyor.

D. A certificate from a licensed professional engineer or architect that any utility floodproofing will meet the criteria in § 34-17C, Utilities.

E. A certificate from a licensed professional engineer or architect that any nonresidential floodproofed structure will meet the flood0proofing criteria in § 34-20, nonresidential structures (except coastal high-hazard areas.)

F. A description of the extent to which any watercourse will be altered or relocated as a result of proposed development. Computations by a licensed professional engineer must be submitted that demonstrate that the altered or relocated segment will provide equal or greater conveyance than the original stream segment. The applicant must submit any maps, computations or other material required by the Federal Emergency Management Agency (FEMA) to revise the documents enumerated in § 34-7, when notified by the local administrator, and must pay any fees or other costs assessed by FEMA for this purpose. The applicant must also provide assurances that the conveyance capacity of the altered or relocated stream segment will be maintained.

G. A technical analysis, by a licensed professional engineer, if required by the local administrator, which shows whether proposed development to be located in an area of special flood hazard may result in physical damage to any other property.

H. In Zone A, when no base flood elevation data are available from other sources, the base flood elevation data shall be provided by the permit applicant for subdivision proposals and other proposed developments (including proposals for manufactured home and recreational vehicle parks and subdivisions) that are greater than 50 lots or five acres.

I. In Zones V1-V30 and VE and also Zone V if base flood elevation are available, or in an area of moderate wave action, the designs and specifications certified by a licensed professional engineer or architect for any breakaway walls in a proposed structure with design strengths in excess of 20 pounds per square foot.

J. In Zones V1-V30 and VE and also Zone V if base flood elevation are available, or in an area of moderate wave action, for all new and substantial improvements to structures, floodplain development permit applications shall be accompanied by design plans and specifications, prepared in sufficient detail to enable independent review of the foundation support and connection components. Said plans and specifications shall be developed or reviewed by a licensed professional engineer or architect and shall be accompanied by a statement, bearing the signature of the architect or engineer, certifying that the design and methods of construction to be used are in accordance with accepted standards of practice and with all applicable provisions of this chapter.

§ 34-15. Duties and responsibilities of local administrator.

Duties of the local administrator shall include but not be limited to the following:

A. Permit application review. The local administrator shall conduct the following permit application review before issuing a floodplain development permit:

(1) Review all applications for completeness particularly with the requirements of § 34-14, Application for permit, and for compliance with the provisions and standards of this chapter.

(2) Review site plan, subdivision and other proposed new development, including manufactured home parks, to determine whether proposed building sites will be reasonably safe from flooding. If a proposed building site is located in an area of special flood hazard, all new construction and substantial improvements shall meet the applicable standards of Article V, Construction standards, and, in particular § 34-16B, Subdivision proposals.

(3) Determine whether any proposed development in an area of special flood hazard may result in physical damage to any other property (e.g., stream band erosion and increased flood velocities.) The local administrator may require the applicant to submit additional technical analyses and data necessary to complete the determination. If the proposed development may result in physical damage to any other property or fails to meet the requirements of Article V, Construction standards, no permit shall be issued. The applicant may revise the application to include measures that mitigate or eliminate the adverse effects and resubmit the application.

(4) Determine that all necessary permits have been received from those governmental agencies from which approval is required by state or federal law.

B. Use of other flood data.

(1) When the Federal Emergency Management Agency has designated areas of special flood hazard on the Village’s Flood Insurance Rate Map (FIRM) but has neither produced water surface elevation date (these areas are designated Zone A or V on the FIRM) nor identified a floodway, the local administrator shall obtain, review and reasonably utilize any base flood elevation and floodway data available from a federal, state or other source, including data developed pursuant to § 34-14G, as criteria for requiring that new construction, substantial improvements or other proposed development meet the requirements of this chapter.

(2) When base flood elevation data are not available, the local administrator may use flood information from any other authoritative source, such as historical data, to establish flood elevations within the areas of special flood hazard, for the purposes of this chapter.

C. Alteration of watercourses.

(1) Notify adjacent communities and the New York State Department of Environmental Conservation prior to permitting any alteration or relocation of a watercourse and submit evidence of such notification to the Regional Director, Region II, Federal Emergency Management Agency.

(2) Determine that the permit holder has provided for maintenance within the altered or relocated portion of said watercourse so that the flood- carrying capacity is not diminished

D. Construction stage.

(1) In Zones A1-A30, AE, and AH and also Zone A if base flood elevation data are available, upon placement of the lowest floor or completion of floodproofing of a new or substantially improved structure, obtain from the permit holder a certification of the as-built elevation of the lowest floor or floodproofed elevation, in relation to mean sea level. The certificate shall be prepared by or under the direct supervision of a licensed land surveyor or professional engineer and certified by the same. For manufactured homes, the permit holder shall submit the certificate of elevation upon placement of the structure on the site. A certificate of elevation must also be submitted for a recreational vehicle if it remains on a site for 180 consecutive days or longer (unless it is fully licensed and ready for highway use.)

(2) In Zones V1-V30 and VE, and also Zone V if base flood elevation data are available, or in an area of moderate wave action, upon placement of the lowest floor of a new or substantially improved structure, the permit holder shall submit to the local administrator a certificate of elevation, in relation to mean sea level, of the bottom of the lowest structural member of the lowest floor (excluding pilings and columns.) For manufactured homes, the permit holder shall submit the certificate of elevation upon placement of the structure on the site. An elevation certificate must also be submitted for a recreational vehicle if it remains on a site 180 consecutive days or longer (unless it is fully licensed and ready for highway use.) The certificate shall be prepared by or under the direct supervision of a licensed land surveyor or professional engineer certified by same.

(3) Any further work undertaken prior to submission and approval of the certification shall be at the permit holder’s risk. The local administrator shall review all data submitted. Deficiencies detected shall be cause to issue a stop-work order for the project unless immediately corrected.

E. Inspections. The local administrator and the developers engineer shall make periodic inspections at appropriate times throughout the period of construction in order to monitor compliance with permit conditions and said developer’s engineer or architect shall certify, if requested, that the development is in compliance with the requirements of the floodplain development permit and/or any variance provisions.

F. Stop-work orders.

(1) The local administrator shall issue, or cause to be issued, a stop-work order for any floodplain development ongoing without a development permit. Disregard of a stop-work order shall subject the violator to the penalties described in § 34-10 of this chapter.

(2) The local administrator shall issue, or cause to be issued, a stop-work order for any floodplain development found noncompliant with the provisions of this chapter and/or the conditions of the development permit. Disregard of a stop-work order shall subject the violator to the penalties described in § 34-10 of this chapter.

G. Certificate of compliance.

(1) In areas of special flood hazard, as determined by documents enumerated in § 34-7, it shall be unlawful to occupy or to permit the use or occupancy of any building or premises, or both, or part thereof hereafter created, erected, changed or converted or wholly or partly altered or enlarged in its use or structure until a certificate of compliance has been issued by the local administrator stating that the building or land conforms to the requirements of this chapter.

(2) A certificate of compliance shall be issued by the local administrator upon satisfactory completion of all development in areas of special flood hazard. ³

(3) Issuance of the certificate shall be based upon the inspections conducted as prescribed in § 34-15E, inspections, and or certified elevations, hydraulic data, floodproofing, anchoring requirements or encroachment analyses which may have been required as a condition of the approved permit.

H. Information to be retained. The local administrator shall retain and make available for inspection copies of the following:

(1) Floodplain development permits and certificates of compliance.

(2) Certifications of as-built lowest floor elevations of structures, required pursuant to Subsection D(1) and (2) of § 34-15D, Construction stage, and whether or not the structures contain a basement.

(3) Floodproofing certificates required pursuant to subsection D(1) of § 34-15D, Construction stage, and whether or not the structures contain a basement.

(4) Certifications required pursuant to § 34-19N, Breakaway wall design standards, and Subsection J of § 34-14, Application for a permit.

(5) Variances issued pursuant to Article VI, Variance procedures.

(6) Notices required under Subsection C of § 34-15, Alteration of watercourses.

_______________
³Editor’s Note: A sample certificate of compliance for development in a special flood hazard area is on file in the Village offices.

ARTICLE V
Construction Standards

§ 34-16. Coastal high-hazard areas, subdivision proposals and encroachments.

The following standards apply to new development, including new and substantially improved structures, in the areas of special flood hazard shown on the Flood Insurance Rate Map designated in § 34-7:

A. Coastal high-hazard areas. The following requirements apply within Zones V1-V30, VE and V or in an area of moderate wave action:

(1) All new construction, including manufactured homes and recreational vehicles on a site 180 cays or longer and not fully licensed for highway use, shall be located landward of the reach of high tide.

(2) The use of fill for structural support of buildings, manufactured homes or recreational vehicles on a site 180 days or longer is prohibited.

(3) Man-made alteration of sand dunes which would increase potential flood damage is prohibited.

B. Subdivision proposals. The following standards apply to all new subdivision proposals and other proposed development in areas of special flood hazard (including proposals for manufactured home and recreational vehicle parks and subdivisions.)

(1) Proposals shall be consistent with the need to minimize flood damage.

(2) Public utilities and facilities such as sewer, gas, electrical and water systems shall be located and constructed so as to minimize flood damage.

(3) Adequate drainage shall be provided to reduce exposure to flood damage.

C. Encroachments:

(1) Within Zones A1-A30 and AE, on streams without a regulatory floodway, no new construction, substantial improvements or other development (including fill) shall be permitted unless:

(a) The applicant demonstrates 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 location; or

(b) The Village of Huntington Bay agrees to apply to the Federal Emergency Management Agency (FEMA) for a conditional FIRM revision, FEMA approval is received and the applicant provides all necessary data, analyses and mapping and reimburses the Village of Huntington Bay for all fees and other costs in relation to the application. The applicant must also provide all data, analyses and mapping and reimburse the Village of Huntington Bay for all costs related the final map revision.

(2) On Streams with a regulatory floodway, as shown on the Flood Boundary and Floodway Map or the Flood Insurance Rate Map adopted in § 34-7, no new construction, substantial improvements or other development in the floodway (including fill) shall be permitted unless:

(a) A technical evaluation by a licensed professional
engineer shows that such an encroachment shall not result in any increase flood levels during occurrence of the base flood; or

(b) The Village of Huntington Bay agrees to apply to the Federal Emergency Management Agency (FEMA) for a conditional FIRM and floodway revision, FEMA approval is received and the applicant provides all necessary data, analyses and mapping and reimburses the Village of Huntington Bay for all fees and other costs in relation to the application. The applicant must also provide all data, analyses and mapping and reimburse the Village of Huntington Bay for all costs related the final map revision.

§ 34-17. Standards for all structures.

A. Anchoring. New structures and substantial improvement to structures in areas
of special flood hazard shall be anchored to prevent flotation, collapse or lateral movement during the base flood. This requirement is in addition to applicable state and local anchoring requirements for resisting wind forces.

B. Construction materials and methods.

(1) New construction and substantial improvements to structures shall be constructed with materials and utility equipment resistant to flood damage.

(2) New construction and substantial improvements to structures shall be constructed using methods and practices that minimize flood damage.

(3) For enclosed areas below the lowest floor of a structure within Zones A1-A30, AE, or AH, and also Zone A if the base flood elevation data are available, new and substantially improved structures shall have fully enclosed areas below the lowest floor that are usable solely for parking vehicles, building access or storage in an area other than a
basement and which are subject to flooding, designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a licensed professional engineer or architect or meet or exceed the following minimum criteria:

(a) 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.

(b) The bottom of all such openings shall be no higher than one foot above the lowest adjacent finished grade.

(c) Openings may be equipped with louvers, valves, screens or other coverings or devices, provided that they permit the automatic
entry and exit of floodwaters. Enclosed areas sub-grade on all sides are considered basements and are not permitted.

(4) Within Zones V1-V30 and VE, and also within Zone V if base flood elevation are available, or in an area of moderate wave action new construction and substantial improvements shall have the space below the lowest floor either free from obstruction or constructed with non-supporting breakaway walls, open wood lattice work or insect screening intended 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. The enclosed space below the lowest floor shall be used only for parking vehicles, building access or storage. Use of this space for human habitation is expressly prohibited. The construction of stairs, stairwells and elevator shafts are subject to the design requirements for breakaway walls.

C. Utilities.

New and replacement electrical equipment, heating, ventilating, air conditioning, plumbing connections, and other service equipment shall be located at or above the base flood elevation or be designed to prevent water from entering and accumulating within the components during a flood and to resist hydrostatic and hydrodynamic loads and stresses. Electrical wiring and outlets, switches, junction boxes and panels shall be elevated to or above the base flood elevation unless they conform to the appropriate provisions of the electrical part of the Building Code of New York State or the Residential Code of New York State for location of such items in wet locations.

(2) New and replacement water supply systems shall be designed to minimize or eliminate infiltration of floodwaters into the system.

(3) New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of floodwaters. Sanitary sewer and storm drainage systems for buildings that have openings below the base flood elevation shall be provided with automatic backflow valves or other automatic backflow devises that are installed in each discharge line passing through a building’s exterior wall.

(4) On-site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding.

§ 34-18. Residential structures outside coastal high-hazard areas.

A. Elevation. The following standards, in addition to the standards in
§ 34-16B, Subdivision proposals, § 34-16C, Encroachments, and § 34-17, Standards for all structures, apply to structures located in areas of special flood hazard as indicated:

(1) Within Zones A1-A30, AE, and AH and also Zone A if base flood elevation data are available, new construction and substantial improvements shall have the lowest floor (including basement) elevated to or above two (2) feet above the base flood level.

(2) Within Zone A, when no base flood elevation data are available, new and substantially improved structures shall have the lowest floor (including basement) elevated at least three feet above the highest adjacent grade.

(3) Within Zone AO, no and substantially improve structures shall have the lowest floor (including basement) elevated above the highest adjacent grade at least as high as the two feet depth number specified in feet on the Village’s Flood Insurance Rate Map enumerated in § 34-7 (at least two feet if no depth number is specified.)

(4) Within Zones AH and AO, adequate drainage paths are required to guide Floodwaters around and away from proposed structures on slopes.

§ 34-19. Residential structures in coastal high-hazard areas.

The following standards, in addition to the standards in § 34-16A, Coastal high-hazard areas, § 34-16B, Subdivision proposals, and § 34-17, Standards for all structures, apply to new and substantially improved residential structures located in areas of special flood hazard shown as Zones V1-V30, VE or V, or in an area of moderate wave action on the community’s Flood Insurance Rate Map designated in § 34-7:

A. Elevation. New construction and substantial improvements shall be elevated on pilings, columns or shear walls such that the bottom of the lowest horizontal structural member supporting the lowest elevated floor is elevated to or above two feet above the level of the base flood so as not to impede the flow of water. For the purposes of this section, the term “lowest horizontal structural member” shall not include columns, piles, diagonal bracing attached to the piles or columns, grade beams, pile caps and other members designed to either withstand storm action or break away without imparting damaging loads to the structure.

B. Determination of loading forces. Structural design shall consider the effects of wind and water loads acting simultaneously during the base flood on all building components.

(1) The structural design shall be adequate to resist water forces that would occur during the base flood. Horizontal water loads considered shall include inertial and drag forces of waves, current drag forces and impact forces from waterborne storm debris. Dynamic uplift loads shall also be considered if bulkheads, walls or other natural or man-made flow obstructions could cause wave runup beyond the elevation of the base flood.

(2) Buildings shall be designed and constructed to resist the forces due to wind pressure. Wind forces on the superstructure include windward and leeward forces on vertical walls, uplift on the roof, internal forces when openings allow wind to enter the house and upward force on the underside of the house when it is exposed. In the design, the wind should be assumed to blow potentially from any lateral direction relative to the house.

(3) Wind loading values used shall be those required by the building code.

C. Foundation standards.

(1) The pilings or column foundation and structure attached thereto shall be adequately anchored to resist flotation, collapse or lateral movement due to the effects of wind and water pressures acting simultaneously on all building components. Foundations must be designed to transfer safely to the underlying soil all loads due to wind, water, deal load, live load and other loads (including uplift due to wind and water.)

(2) Spread footings and fill material shall not be used for structural support of a new building or substantial improvement of and existing structure.

D. Pile foundation design.

(1) The design ratio of pile spacing to pile diameter shall not be less than eight to one for individual piles (this shall not apply to pile clusters located below the design grade.) The maximum center-to-center spacing of wood piles shall not be more than 12 feet on center under load-bearing sills, beams or girders.

(2) Pilings shall have adequate soil penetration (bearing capacity) to resist the combined wave and wind loads (lateral and uplift) associated with the base flood acting simultaneously with typical structure (live and dead) loads and shall include consideration of decreased resistance capacity cause by erosion of soil strata surrounding the piles. The minimum penetration for foundation piles is to an elevation of five feet below mean sea level (msl) datum if the base flood elevation (BFE) is +10 msl or less, or to be at least 10 feet below msl if the BFE is greater than + 10 msl.

(3) Pile foundation analysis shall also include consideration of piles in column action from the bottom of the structure to the stable soil elevation of the site. Pilings may be horizontally or diagonally braced to withstand wind and water forces.

(4) The minimum acceptable sizes for timber piles are a tip diameter of eight inches for round timber piles and eight inches by eight inches for square timber piles. All wood piles must be treated in accordance with requirements of EPEE-C3 to minimize decay and damage from fungus.

(5) Reinforced concrete piles shall be cast of concrete having a twenty- eight-day ultimate compressive strength of not less than 5,000 pound per square inch and shall be reinforced with a minimum of four longitudinal steel bars having a combined area of not less than 1% nor more than 4% of the gross concrete area. Reinforcing for precast piles shall have a concrete c over of not less than 1 ¼ inches for No. 5 bars and smaller and not less than 1½ inches for No. 6 through No. 11 bars. Reinforcement for piles cast in the field shall have a concrete cover of not less than two inches.

(6) Piles shall be driven by means of pile driver or drop hammer, jetted or augered into place.

(7) Additional support for piles in the form of bracing may include lateral or diagonal bracing between piles.

(8) When necessary, piles shall be braced at the ground line in both directions by a wood timber grade beam or a reinforced concrete grade beam. These at-grade supports should be securely attached to the piles to provide support even if scoured from beneath.

(9) Diagonal bracing between piles, consisting of two-inch-by-eight-inch (minimum) members bolted to the piles, shall be limited in location to below the lowest supporting structural member and above the stable soil elevation and aligned in the vertical plane along pile rows perpendicular to the shoreline. Galvanized steel rods (minimum diameter ½ inch) or cable-type bracing is permitted in any plane.

(10) Knee braces, which stiffen both the upper portion of a pile and the beam-to-pile connection may be used along pile rows perpendicular and parallel to the shoreline. Knee braces shall be two-by-eight lumber bolted to the sides of the pile/beam or four-by-four or larger braces framed into the pile/beam. Bolting shall consist of two five-eights-inch galvanized steel bolts (each end) for two-by-eight members or one five-eights-inch lag bolt (each end) for square members. Knee braces shall not extend more than three feet below the elevation of the base flood.

E. Column foundation design. Masonry piers or poured-in-place concrete piers shall be internally reinforced to resist vertical and lateral loads and shall be connected with a movement-resisting connection to a pile cap or pile shaft.

F. Connectors and fasteners. Galvanized metal connectors, wood connectors or bolts of size and number adequate for the calculated loads must be used to connect adjoining components of a structure. Toenailing as a principal method of connection is not permitted. All metal connectors and fasteners used in exposed locations shall be steel, hot-dipped galvanized after fabrication. Connectors in protected interior locations shall be fabricated from galvanized sheet.

G. Beam-to-pile connections. The primary floor beams or girders shall span the supports in the direction parallel to the flow of potential floodwater and wave action and shall be fastened to the columns or pilings by bolting, with or without cover plates. Concrete members shall be connected by reinforcement, if cast in place, or (if precast) shall be securely connected by bolting and welding. If sills, beams or girders are attached to wood piling at a notch, a minimum of two five-eights-inch galvanized steel bolts or two hot-dipped galvanized straps three-sixteenths-inch by four inches by 18 inches, each bolted with two one-half-inch lag bolts per beam member, shall be used. Notching of the pile tops shall be the minimum sufficient to provide ledge support for beam members without unduly weakening pile connections. Piling shall not be notched so that the cross section is reduced below 50%.

H. Floor and deck connections.

(1) Wood two-inch-by-four-inch (minimum) connectors or metal joist anchors shall be used to tie floor joists to floor beams/girders. These should be installed on alternate floor joists, at a minimum. Cross bridging of all floor joists shall be provided. Such cross bridging may be on-inch-by-three-inch members, placed eight feet on center maximum, or solid bridging of the same depth as joist at the same spacing.

(2) Plywood should be used for subflooring and attic flooring to provide Good torsional resistance in the horizontal plane of the structure. The plywood should not be less than three-fourths-inch total thickness and should be exterior grade and fastened to beams or joists with 8d annular or spiral thread galvanized nails. Such fastening shall be supplemented by the application of waterproof industrial adhesive applied to all bearing surfaces.

I. Exterior wall connections. All bottom plates shall have any required breaks under a wall stud or an anchor bolt. Approved anchors will be used to secure rafters or joists and top and bottom plates to studs in exterior and bearing walls to form a continuous tie. Continuous fifteen-thirty-seconds-inch or thicker plywood sheathing, overlapping the top wall plate and continuing down to the sill, beam or girder, may be used to provide the continuous tie. If the sheets of plywood are not vertically continuous, then two-by-four nailer blocking shall be provided at all horizontal joints. In lieu of plywood, galvanized steel rods of one-half-inch diameter or galvanized steel straps not less than one inch wide by one-sixteenth-inch thick may be used to connect from the top wall plate to the sill, beam or girder. Washers with a minimum diameter of three inches shall be used at each end of one-half-inch round rods. These anchors shall be installed no more than two feet from each corner rod, no more thank four feet on center.

J. Ceiling joist/rafter connections.

(1) All ceiling joists or rafters shall be installed in such a manner that the joists provide a continuous tie across the rafters. Ceiling joists and rafters shall be securely fastened at their intersections. A metal or wood connector shall be used at alternate ceiling joist/rafter connections to the wall top plate.

(2) Gable roofs shall be additionally stabilized by installing two-by-four blocking on two-foot centers between the rafters at each gable end. Blocking shall be installed a minimum of eight feet toward the house interior from each gable end.

K. Projecting members. All cantilevers and other projecting members must be adequately supported and braced to withstand wind and water uplift forces. Roof eave overhangs shall be limited to a maximum of one foot. Larger overhangs and porches will be permitted if designed or reviewed by a registered professional engineer or architect and certified in accordance with § 34-14J of this chapter.

L. Roof sheathing.

(1) Plywood, or other wood material, when used as roof sheathing, shall not be less than fifteen-thirty-seconds-inch in thickness and shall be of exterior sheathing grade or equivalent. All attaching devices for sheathing and roof coverings shall be galvanized or be of other suitable corrosion-resistant material.

(2) All corners, gable ends and roof overhangs exceeding six inches shall be reinforced by the application of waterproof industrial adhesive applied to all bearing surfaces of any plywood sheet used in the sheathing of such corner, gable end or roof overhang.

(3) In addition, roofs should be sloped as steeply as practicable to reduce uplift pressures and special care should be used in securing ridges, hips, valleys, eaves, vents, chimneys and other points of discontinuity in the roofing surface.

M. Protection of openings. All exterior glass panels, windows and doors shall be designed, detailed and constructed to withstand loads due to the design wind speed of 75 miles per hour. Connections for these elements must be designed to transfer safely the design loads to the supporting structure. Panel widths of multiple panel sliding glass doors shall not exceed three feet.

N. Breakaway wall design standards.

(1) The breakaway wall shall have a design safe loading resistance of not less than 10 and not more than 20 pounds per square foot, with the criterion that the safety of the overall structure at the point of wall failure be confirmed using established procedures. Grade beams shall be installed in both directions for all piles considered to carry the breakaway wall load. Knee braces are required for front row piles that support breakaway walls.

(2) Use of breakaway wall strengths in excess of 20 pounds per square foot shall not be permitted unless a registered professional engineer or architect has developed or reviewed the structural design and specifications for the building foundation and breakaway wall components and certifies that the breakaway walls will fail under water loads less than those that would occur during the base flood, and the elevated portion of the building and supporting foundation system will not be subject to collapse, displacement or other structural damage due to the effects of wind and water loads acting simultaneously on all building components (structural and nonstructural.) Water loading values used shall be those associated with the base flood. Wind loading values shall be those required by the building code.

§ 34-20. Nonresidential structures outside coastal high-hazard areas.

The following standards apply to new and substantially improved commercial, industrial and other nonresidential structures, in addition to the requirements in § 34-16B, Subdivision proposals, § 34-16C, Encroachments, and § 34-17, Standards for all structures.

A. Within Zones A1-A30, AE and AH, and also Zone A if the base flood elevation data are
available:

(1) New construction and substantial improvements of any nonresidential
structure, together with attendant utility and sanitary facilities shall either:

(a) Have the lowest floor, including basement of cellar, elevated to or above two feet above the base flood elevation; or

(b) Be floodproofed so that the structure is watertight below two feet above the base flood level with walls substantially impermeable to the passage of water.

(2) All structural components located below the base flood elevation must be capable of resisting hydrostatic and hydrodynamic loads and the effects of buoyancy.

B. Within Zone AO, new construction and substantial improvements of non-residential structures shall:

(1) Have the lowest floor (including basement) elevated above the highest adjacent grade at least as high as two feet above the depth number specified in feet on the Village’s FIRM (at least two feet if no depth number is specified); or

(2) Together with attendant utility and sanitary facilities, be completely Floodproofed to that level to meet the floodproofing standard specified In § 34-17C.

C. If the structure is to be floodproofed, a licensed professional engineer or architect shall develop and/or review structural design, specifications and plans for construction. A floodproofing certificate or other certification shall be provided to the local administrator that certifies the design and methods of construction are in accordance with accepted standards of practice for meeting the provisions of § 34-20A(1)(b), including the specific elevation (in relation to mean sea level) to which the structure is to be floodproofed.

D. Within Zones AH and AO, adequate drainage paths are require to guide Floodwaters around and away from proposed structures on slopes.

E. Within Zone A, when no base flood elevation data are available, the lowest floor (including basement) shall be elevated at least three feet above the highest adjacent grade.

§ 34-21. Nonresidential structures in coastal high-hazard areas.

A. In Zones V1-V30 and VE, and also Zone V if Base flood elevations are
available, or in an area of moderate wave action, new construction and substantial improvements of any nonresidential structure, together with attendant utility and sanitary facilities, shall have the bottom of the lowest member of the lowest floor elevated to or above two feet above the base flood elevation. Floodproofing of structures is not an allowable alternative to elevating the lowest floor to two feet above the base flood elevation in Zones V1-V30, VE and V.

§ 34-22. Manufactured homes and recreational vehicles.

The following standards, in addition to the standards in § 34-16, General Standards and § 34-17, Standards for all structures, apply in areas of special flood hazard to manufactured homes and to recreational vehicles which are located in areas of special flood hazard:

A. Recreational vehicles.

(1) Recreational vehicles placed on sites within Zones A1-A30, AE AH, V1-V30, V and VE shall either:

(a) Be on site fewer than 180 consecutive days;

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

(c) Meet the requirements for manufactured homes in Subsections B, C and D of this section.

(2) 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.

B. A manufactured home that is placed or substantially improved in Zones A1-A30, AE, AH, V1-V30 V or VE shall be elevated on a permanent foundation such that the lowest floor is elevated to or above two feet above the base flood elevation and is securely anchored to an adequately anchored foundation system to resist flotation, collapse and lateral movement. Elevation on piers consisting of dry stacked blocks is prohibited.

C. Within Zones A or V, when no base flood elevation data are available, new and substantially improved manufactured homes shall be elevated such that the manufactured home chassis is supported by reinforced piers or other foundation elements of at least equivalent strength that are no less than 36 inches in height above the lowest adjacent grade and are securely anchored to an adequately anchored foundation system to resist flotation, collapse or lateral movement. Elevation on piers consisting of dry stacked blocks is prohibited.

D. Within Zone AO, the floor shall be elevated above the highest adjacent grade at least as high as the depth number specified on the Flood Insurance Rate Map enumerated in § 37-7 (at least two feet if no depth number is specified.) Elevation on piers consisting of dry stacked blocks is prohibited.

ARTICLE VI
Variance Procedure

§ 34-23 Appeals Board.

A. The Zoning Board of Appeals, as established by the Board of Trustees, shall hear and decide appeals and requests for variances from the requirements
of this chapter.

B. The Zoning Board of Appeals shall hear and decide appeals when it is alleged there is an error in any requirement, decision or determination made by the local administrator in the enforcement or administration of this chapter.

C. Those aggrieved by the decision of the Zoning Board of Appeals may appeal Such decision to the Supreme Court pursuant to Article 78 of the Civil Practice law and Rules.

D. In passing upon such applications, the Zoning Board of Appeals shall consider All technical evaluations, all relevant factors, standards specified in other sections of this chapter and:

(1) The danger that materials may be swept onto other lands to the injury of others.

(2) The danger to life and property due to flooding or erosion damage.

(3) The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner.

(4) The importance of the services provided by the proposed facility to the community.

(5) The necessity to the facility of a waterfront location where applicable.

(6) The availability of alternative locations for the proposed use which are not subject to flooding or erosion damage.

(7) The compatibility of the proposed use with existing and anticipated development.

(8) The relationship of the proposed use to the Comprehensive Plan and floodplain management program of that area.

(9) The safety of access to the property in times of flood for ordinary and emergency vehicles.

(10) The costs to local governments and the dangers associated with conducting search and rescue operations during periods of flooding.

(11) The expected heights, velocity, duration, rate of rise and sediment transport of the floodwaters and the effects of wave action, if applicable, expected at the site.

(12) The costs of providing governmental services during and after flood conditions, including search and rescue operations, maintenance and repair of public utilities and facilities such as sewer, gas, electrical and water systems and streets and bridges.

E. Upon consideration of the factors of § 34-23D and the purposes of this chapter, the Zoning Board of Appeals may attach such conditions to the granting of variances as it deems necessary to further the purposes of this chapter.

F. The local administrator shall maintain the records of all appeal actions Including technical information and report any variances to the Federal Emergency Management Agency upon request.

§ 34-24. Conditions for variances.

A. Generally, variances may be issued for new construction and substantial improvements to be erected on a lot of ½ acre or less in a size contiguous to and surrounded by lots with existing structures constructed below the base flood level, provided that the items in § 34-23D(1) through (12) have been fully considered. As the lot size increases beyond ½ acre, the technical justification required for issuing the variance increases.

B. Variances may be issued for the repair or rehabilitation of historic structures upon determination that:

(1) The proposed repair or rehabilitation will not preclude the structures continued designation as an historic structure.

(2) The variance is the minimum necessary to preserve the historic character and design of the structure.

C. Variances may be issued by the Village for new construction and
substantial improvements and for other development necessary for the conduct of a functionally dependent use, provided that:

(1) The criteria of Subsections A,D,E, and F of this section are met.

(2) The structure or other development is protected by methods that minimize flood damages during the base flood and create no additional threat to public safety.

D. Variances shall not be issued within any designated floodway if any increase in flood levels during the base flood discharge would result.

E. Variances shall only be issued based upon a determination that the variance is the minimum necessary, considering the flood hazard, to afford relief.

F. Variances shall only be issued upon receiving written justifications of:

(1) A showing of good and sufficient cause;

(2) A determination that failure to grant the variance would result in an exceptional hardship to the applicant; and

(3) A determination that the granting of a variance will not result in increased flood heights, additional threats to public safety or extraordinary public expense and will not create nuisances, cause fraud on or victimization of the public or conflict with existing local laws or ordinances.

G. Any applicant to whom a variance is granted for a building with the lowest floor below the base flood elevation shall be given written notice over the signature of a Village official that the cost of flood insurance will be commensurate with the increased risk resulting from lowest floor elevation.