32.05.200 Elevation and floodproofing.
(See SCC 32.05.050, Definitions, for “basement,” “lowest floor,” “new construction,” “substantial damage” and “substantial improvement”.)
A. Residential Construction. All new construction or substantial improvements of residential structures shall have the lowest floor, including basement:
1. In AE, AH, A1-30 zones, elevated to at least one foot above the base flood elevation;
2. In an AO zone, elevated above the highest adjacent grade to a height at least one foot above the depth number specified in feet on the FIRM, or elevated at least two feet above the highest adjacent grade if no depth number is specified;
3. In an A zone, without BFEs specified on the FIRM [unnumbered A zone], elevated to at least one foot above the base flood elevation; as determined under SCC 32.05.150(B).
Upon the completion of the structure, the elevation of the lowest floor including basement shall be certified by a registered professional engineer or surveyor, and verified by the Building Inspector to be properly elevated. Such certification or verification shall be provided to the Floodplain Administrator.
B. Nonresidential Construction. All new construction or substantial improvements of nonresidential construction shall either be elevated to conform with subsection (A) of this section, or
1. Be floodproofed, together with attendant utility and sanitary facilities, below the elevation recommended under subsection (A) of this section so that the structure is watertight with walls substantially impermeable to the passage of water; and
2. Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and
3. Be certified by a registered professional engineer or architect that the standards of subsection (B) of this section are satisfied. Such certification shall be provided to the Floodplain Administrator.
C. Garages and Low Cost Accessory Structures.
1. Attached garages.
a. A garage attached to a residential structure, constructed with the garage floor slab below the BFE, must be designed to allow for the automatic entry of flood waters. See SCC 32.05.210. Areas of the garage below the BFE must be constructed with flood resistant materials. See SCC 32.05.190.
b. A garage attached to a nonresidential structure must meet the above requirements or be dry floodproofed. For guidance on below-grade parking areas, see FEMA Technical Bulletin TB-6.
2. Detached garages and accessory structures.
a. An “accessory structure,” as defined in SCC 32.05.050, may be constructed such that its lowest floor is below the base flood elevation (BFE), provided the structure is designed and constructed in accordance with the following requirements:
i. Accessory structures shall be no larger than 1,000 square feet, except in the case of barns located on lands in the agriculture zoning district;
ii. The portions of the accessory structure located below the BFE must be built using flood-resistant materials;
iii. The accessory structure must be adequately anchored to prevent flotation, collapse and lateral movement;
iv. Any mechanical and utility equipment elevated or floodproofed to or above the BFE;
v. The accessory structure must be designed to allow for the automatic entry and exit of flood waters in accordance with SCC 32.05.210.
b. Detached garages and accessory structures not meeting the above standards must be constructed in accordance with all applicable standards in subsection (A) of this section.
D. Mixed-Use Construction and Hotels/Motels. All new construction or substantial improvement of mixed-use structures or hotel/motels shall either be:
1. Elevated to conform with subsection (A) of this section; or
2. Designed and constructed such that the lowest floor of habitable areas are elevated to at least one foot above the base flood elevation while nonhabitable areas below the base flood elevation may be treated either as nonresidential construction under the provisions of subsection (B) of this section or as a fully enclosed area below the base flood elevation used solely for the parking of vehicles or building access/storage under the provisions of SCC 32.05.210.
E. Manufactured Homes. See SCC 32.05.240. (Formerly 32.17.003)