HomeMy WebLinkAboutOrdinance 91- 1322, Amends Ord. 1303, interim zoning ordinance (4)
.,' ,
~
01
ORDINANCE NO. 1322
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF
BOZEMAN, MONTANA, PURSUANT TO SECTION 76-2-306,
MONTANA CODE ANNOTATED, AMENDING ORDINANCE NO. 1303,
THE INTERIM ZONING ORDINANCE, AS AMENDED BY ORDI-
NANCE NOS. 1308, 1314 AND 1317, BY REVISING CHAPTER
18.44, WITH SAID AMENDMENTS TO THE INTERIM ZONING
ORDINANCE BEING EFFECT IVE WITHIN THE CITY LIMITS OF
THE CITY OF BOZEMAN AND ONE (1) MILE BEYOND THE COR-
PORATE BOUNDARIES OF THE CITY FOR A PERIOD OF ONE (1)
YEAR FROM THE EFFECTIVE DATE OF ORDINANCE NO. 1317.
Preamble
The purpose of this ordinance is to protect the public safety,
health, and welfare through the adoption, as an urgency mea-
sure, an amended interim ordinance regulating or prohibiting
certain uses of land which may be in conflict with a contemplated
zoning proposal which the City Commission is considering or
studying or intends to study within a reasonable time.
WHEREAS, on the 12th day of February 1990, the Bozeman City Commis-
sion adopted Ordinance No. 1303, establishing an interim zoning ordinance; and
WHEREAS, on the 26th day of March 1990, the Bozeman City Commission
adopted Ordinance No. 1308, amending said interim zoning ordinance to address
issues that had arisen; and
WHEREAS, on the 2nd day of July 1990, the Bozeman City Commission
adopted Ordinance No. 1314, amending said interim zoning ordinance to address
additional issues that had arisen; and
WHEREAS, on the 6th day of August 1990, the Bozeman City Commission
adopted Ordinance No. 1317, extending the effective date of the interim zoning
ordinance, as amended, for a period of one year; and
WHEREAS, amendments are needed to the floodplain section of the interim
zoning ordinance to ensure consistency with the requirements of the Montana
Board of Natural Resources and Conservation; and
WHEREAS, Section 76-2-306, M.C.A., limits the City's authority under
an interim zoning ordinance by restricting its applicability to the City's limits
and up to one (1) mile beyond its limits; and
WHEREAS, the City of Bozeman currently enforces its existing zone code
up to three (3) miles beyond its limits; and
WHEREAS, the City of Bozeman, by enacting the interim zoning ordi-
nance and the proposed amendments thereto, does not waive any of its extra-
territorial zoning jurisdiction currently enforced by it under Ordinance No. 935
as amended.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF
THE CITY OF BOZEMAN, MONTANA THAT:
.",!~
J.
~
Section 1
Pursuant to Section 76-2-306 et seq. Montana Code Annotated, the inter-
im zoning ordinance of the City of Bozeman shall be amended, as set forth in
Exhibit "A", attached hereto and made a part hereof by this reference, regu-
lating and prohibiting certain uses of land within the City of Bozeman and with-
in an area one (1) mile beyond the corporate boundaries of the City of
Bozeman.
Section 2
Said amendments shall be effective upon passage and shall continue to be
in full force and effect during the effective period of the interim zoning ordi-
nance, which was adopted by the City Commission at their regular meeting of
February 12, 1990.
Section 3
All City ordinances and parts thereof in conflict herewith are hereby
temporarily superceded by this ordinance for the time period as described in
Section 2 above, insofar as said ordinances or parts thereof may apply to the
City of Bozeman and in the area of land up to one (1) mile beyond the city's
limits; but said ordinances and parts thereof, insofar as they may apply to that
area of land one (1) mile beyond the city's limits and up to three (3) miles be-
yond the city's limits, shall remain in full force and effect; the interim zoning
ordinance having no effect therein.
Section 4
Savings Provision. This ordinance does not affect rights and duties that
matured, penalties that were incurred or proceedings that were begun before
the effective date of this ordinance.
Section 5
Severability. If any provision of this ordinance is declared unconstitu-
tional, or the applicability thereof to any person or circumstance is held inval-
id, the constitutional ity of the remainder of the ordinance and appl icabi I ity
thereof to other persons and circumstances shall not be affected thereby.
PASSED AND ADOPTED by the City Commission of the City of Bozeman
- 2 -
-- -
. .,,'lfI{W".
,
.
at a regular session thereof held on the
ATTEST:
fl~.cl~
Clerk of the Commission
fjZOVED AS ~
Br&'CE E~ -
City Attorney
,
.1
8
I
- 3 -
. · ~~B02~~~ THE CITY OF BOZEMAN
~
tJ .. "t:. 411 E, MAIN ST, P.O, BOX 640 PHONE (406) 586-3321
t * ~" _.. ___" *~ BOZEMAN, MONTANA 59715-0640
ell ~.' .' c_-~ c' !III
or ~-:.--,- .==.,,-- ~
<'.( I.'"
"'~/~ .,.0+ February 21, 1991
co'
TO: Ron Brey, Acting City Manager
FR: Phill Forbes, Director of Public service~
RE: Flood Plain Ordinance Revision
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
In anticipation of Monday night's public hearing, the following list is a
summary of the major revisions being made.
Within the Definitions Section 18.44.030, there is a new definition for a manu-
factured home park or subdivision; manufactured home; start of construction;
and, substantial damage. Of those, the greatest change is in the definition
of Start of Construction. With this change, any activity on the site consti-
tutes "Start of Construction".
The hierarchy for interpretation of floodplain boundaries within Section
18.44.070 has been revised to give greatest weight to plotting water surface
elevations on existing ground to establish the actual boundary. The maps are
used as guides and remain the most commonly used method of determining the
boundary.
In Section 18.44.140, subsections (F) and (G) have been added. Notably, subsec-
tion (G) requires a published notification of receipt of a flood plain develop-
ment permit application, as well as mailed notice to adjoining property owners,
both of which provide for a fifteen (15) day comment period.
Section 18.44.220 is a new section addressing emergency preparedness planning.
Section 18.44.250.A. no longer excludes the installation of subsurface sewage
disposal facilities, Le., septic tank drain fields within the floodway fringe
area.
Lastly, this ordinance reflects changes made for manufactured homes both in
definition and in the requirements for placement in a floodplain zone. A speci-
fic distinction has also been made between manufactured homes and recreational
vehicles. Manufactured homes can now be replaced in existing manufactured
home parks or subdivisions at the lesser of two elevations, either two feet
above the base flood elevation or three feet above the natural ground surface.
The manufactured home must also be placed on a permanent foundation with flota-
tion restraint components. The majority of these changes are contained within
Section 18.44.250.B.5.(a) and (b).
In summary, this ordinance reflects the Board of Natural Resources and Conserva-
tion's newly adopted amendments to the Administrative Rules governing floodplain
management. The amendments were made to insure consistency between the Board's
HOME OF MONTANA STATE UNIVERSITY
GATEWAY TO YELLOWSTONE PARK
.
.
Page 2
February 21. 1991
Phill Forbes
rules and the National Flood Insurance Program requirements. This ordinance
currently before the Commission is a model ordinance provided by the DNRC that
meets all of the Board's requirements and includes changes of the National
Flood Insurance Program regulations. If I can answer any questions. please
contact me.
PJF/mcl
cc: Craig Brawner. Assistant City Engineer
---------------------
.
,
CHAPTER 18.44
FLOOD HAZARD DISTRICT
18.44.010 Title
These regulations shall be known and cited as the Bozeman Area
Floodplain Regulations. These regulations are in accordance with
exercising the authority of the laws of the state of Montana.
18.44.020 Purpose
To promote the public health, safety, and general welfare, to
minimize flood losses in areas subject to flood hazards, and to
promote wise use of the floodplain. These regulations have been
established with the following purposes intended:
A. To guide development of the lOO-year floodplain within the
Bozeman Zoning Jurisdiction consistent with the enumerated
findings by:
1 . Recognizing the right and need of water courses to
periodically carry more than the normal flow of water;
2 . Participating in coordinated efforts of federal, state,
and local management activities for lOO-year
floodplains; and
3 . Ensuring the regulations and minimum standards adopted,
insofar as possible, balance the greatest public good
with the least private injury.
B. specifically it is the purpose of these regulations to:
1. Restrict or prohibit uses that are dangerous to health,
safety, and property in times of flood, or that cause
increased flood heights and velocities;
2 . Require that uses vulnerable to floods, including
public facilities, be provided with flood protection at
the time of initial construction;
3 . Identify lands unsuitable for certain development
purposes because of flood hazards;
4 . Minimize the need for rescue and relief efforts
associated with flooding undertaken at the expense of
the general public;
1
.
.
5. Ensure potential buyers are notified that property is
within a 100-year floodplain and subject to the
provisions of these regulations; and
6. Ensure that those who occupy 100-year floodplains
assume responsibility for their actions.
1B.44.030 Definitions
Unless specifically defined below, words or phrases used in these
regulations shall be interpreted to give them the meaning they
have in common usage and to give these regulations the most
reasonable application.
A. Act -- Montana Floodplain and Floodway Management Act, ~76-
5-101 through 406, MCA.
B. Alteration -- Any change or addition to a structure that
either increases its external dimensions or increases its
potential flood hazard.
C. Appeal -- A request for a review of the Floodplain
Administrator's interpretation of any provisions of these
regulations or a request for a variance.
D. Area of special Flood Hazard -- The land in the floodplain
within the community subject to inundation by a one percent
(1% ) or greater chance of flooding in any given year, i. e. ,
the 100-year floodplain.
E. Artificial Obstruction - Development -- Any obstruction
which is not natural and includes any dam, diversion, wall,
riprap, embankment, levee, dike, pile, abutment, projection,
revetment, excavation, channel rectification, bridge,
conduit, culvert, building, refuse, automobile body, fill,
or other analogous structure or matter in, along, across, or
projecting into any 100-year floodplain which may impede,
retard, or alter the pattern of flow of water, either in
itself or by catching or collecting debris carried by the
water, or that is placed where the natural flow of water
would carry the same downstream to the damage or detriment
of either life or property.
F. Base Flood -- A flood having a one percent (1%) chance of
being equalled or exceeded in any given year. A base flood
is the same as a lOa-year flood.
G. Base Flood Elevation -- The elevation above sea level of the
base flood in relation to National Geodetic Vertical Datum
of 1929 unless otherwise specified in the flood hazard
study.
2
.
~
H. channelization Project -- The excavation and/or construction
of an artificial channel for the purpose of diverting the
entire flow of a stream from its established course.
I. Establish -- To construct, place, insert, or excavate.
J. Existing Manufactured Home Park or Subdivision -- A
manufactured home park or subdivision where the construction
of facilities for servicing the manufactured homes lots is
completed before the effective date of the floodplain
management regulations. This includes, at a minimum, the
installation of utilities, the construction of streets, and
either final site grading or the pouring of concrete pads.
K. FEMA -- The Federal Emergency Management Agency
L. Flood or Flooding -- A general and temporary condition of
partial or complete inundation of normally dry lands from
the overflow of a stream, or the unusual and rapid
accumulation or runoff of surface waters from any source.
M. Flood Insurance Rate Map -- The map on which FEMA has
delineated both the 100 year floodplains and the risk
premium zones.
N. Flood Insurance study -- The report in which FEMA has
provided flood profiles, as well as the Flood
Boundary/Floodway Map and the water surface profiles.
o. Floodplain -- The areas subject to these regulations,
generally adjoining a stream, that would be covered by
floodwater of a base flood except for designated shallow
flooding areas that receive less than one foot of water per
occurrence. The floodplain consists of a floodway and
floodway fringe.
P. Floodway -- The channel of a stream and the adjacent
overbank areas that must be reserved in order to discharge a
base flood without cumulatively increasing the water surface
elevation more than one-half (1/2) foot.
Q. Floodway Fringe -- That portion of the floodplain outside
the limits of the floodway.
R. Levee -- A man-made embankment, usually earthen, designed
and constructed in accordance with sound engineering
practices to contain, control, or divert the flow of water
to provide protection from temporary flooding.
S. Levee system -- A flood protection system that consists of a
levee, or levees, and associated structures, such as
3
.
~
drainage and closure devices, which are constructed and
operated in accordance with sound engineering practices.
T. Lowest Floor -- Any floor used for living purposes, storage,
or recreation. This includes any floor that could be
converted to such a use.
U. Manufactured Home -- A structure that is transportable in
one or more sections, built on a permanent chassis, and
designed to be used with or without a permanent foundation
when connected to the required utilities. This does not
include "recreational vehicles."
V. Manufactured Home Park or Subdivision -- A parcel or
contiguous parcels of land divided into two or more
manufactured home lots for rent or sale.
w. Mean Sea Level -- The National Geodetic Vertical Datum
(NGVD) of 1929 or other datum to which base flood elevations
are referenced.
X. New Construction -- Structures for which construction,
substantial improvement, or alteration commences on or after
the effective date of these regulations.
Y. Official Floodplain Maps -- The Flood Insurance Rate Maps
and Flood BoundaryjFloodway Maps provided by FEMA for the
City of Bozeman, Montana, dated July 15, 1988.
Z. Permit Issuing Authority -- Bozeman City Commission.
AA. Recreational Vehicle -- A vehicle which is ( 1 ) built on a
single chassis; ( 2 ) 400 square feet or less when measured at
the largest horizontal projections; ( 3 ) designed to be self-
propelled or permanently towable by a light duty truck; and
( 4 ) designed primarily for use as temporary living quarters
for recreation, camping, travel, or seasonal use, not for
use as a permanent dwelling.
BB. Riprap -- Stone, rocks, concrete blocks, or analogous
material that is placed along the banks or bed of a stream
to alleviate erosion.
DD. start of Construction -- Commencement of clearing, grading,
filling, or excavating to prepare a site for construction.
EE. structure -- A walled and roofed building, manufactured
home, a gas or liquid storage tank, bridge, culvert, dam,
diversion, wall, revetment, dike, or other projection that
may impede, retard, or alter the pattern of flow of water.
FF. substantial Damage -- Damage sustained by a structure where
the cost of restoring the structure to its condition before
damage would equal or exceed 50 percent of the market value
of the structure before the damage occurred.
4
.
.,
GG. substantial Improvement -- Any repair, reconstruction, or
improvement of a structure, the cost of which equals or
exceeds fifty percent (50%) of the market value of the
structure either:
( 1 ) before the improvement or repair is started, 01-
( 2 ) if the structure has been damaged, and is being
restored, before the damage occurred. For the purposes
of this definition, substantial improvement is
considered to occur when the first construction to any
wall, ceiling, floor, or other structural part of the
building commences. The term does not include:
( a) any project for improvement of a structure to
comply with existing state or local health,
sanitary, or safety code specifications which are
solely necessary to assure safe living conditions,
or
(b) any alteration of a structure listed on the
National Register of Historic Places or state
Inventory of Historic Places.
HH. suitable Fill -- Fill material which is stable, compacted,
well graded, pervious, generally unaffected by water and
frost, devoid of trash or similar foreign matter, devoid of
tree stumps or other organic material, and is fitting for
the purpose of supporting the intended use and/or permanent
structure.
II. Variance -- A grant of relief from the requirements of
these regulations that would permit construction in a manner
otherwise prohibited by these regulations.
JJ. Violation -- The failure of a structure or other development
to be fully compliant with these regulations. A structure
or other development without elevation certificate,
certification by a licensed engineer or architect of
compliance with these regulations, or other evidence of
compliance is presumed to be in violation until such time as
documentation is provided.
KK. lOa-Year Flood -- A flood having a one percent (1% ) chance
of being equalled or exceeded in any given year. A lOa-year
flood has nearly a 23 percent chance of occurring in a
25-y,ear period. A lOa-year flood is the same as a base
flood.
S
.
...
18.44.040 Jurisdictional Area
These regulations shall apply to all lands within the zoning
jurisdiction of the City of Bozeman, State of Montana, shown on
the Official Floodplain Maps as being located within a 100-year
floodplain district.
18.44.050 Floodplain District Establishment
The floodplain districts established are defined by the base
flood elevations and 100-year floodplains as delineated in the
Flood Insurance Study. The basis for the Flood Insurance Study
is a scientific and engineering report entitled "The Flood
Insurance study for the city of Bozeman, Montana", dated July 15,
1988, with accompanying Flood Insurance Rate Maps and Flood
Boundary/Floodway Maps. The Official Floodplain Maps, together
with the Flood Insurance study are on file in the office of the
Floodplain Administrator.
18.44.060 Floodplain Administrator
The City of Bozeman Floodplain Administrator has been designated
to be the City Engineer. The responsibilities of this position
are outlined in Sections 18.44.140 of these regulations.
18.44.070 Rules for Interpretation of Floodplain District
Boundaries
The boundaries of the 100-year floodway shall be determined by
scaling distances on the official floodplain maps and using the
floodway data table contained in the flood insurance study
report. The maps may be used as a guide for determining the 100-
year floodplain boundary, but the exact location of the
floodplain boundary shall be determined where the base flood
elevation intersects the natural ground.
18.44.080 Compliance
No structure or land use shall be located, extended, converted,
or structurally altered without full compliance with the
provisions of these regulations and other applicable regulations.
These regulations meet the minimum floodplain development
requirements as set forth by the Montana Board of Natural
Resources and Conservation and the National Flood Insurance
Program.
6
.
~
18.44.090 Abrogation and Greater Responsibility
It is not intended by these regulations to repeal, abrogate, or
impair any existing easements, covenants, deed restrictions, or
underlying zoning. However, where these regulations impose
greater restrictions, the provisions of these regulations shall
prevail.
18.44.100 Regulation Interpretation
The interpretation and application of the provisions of these
regulations shall be considered minimum requirements and
liberally construed in favor of the governing body and not deemed
a limitation or repeal of any other powers granted by state
statute.
18.44.110 Warning and Disclaimer of Liability
These regulations do not imply that areas outside the delineated
floodplain boundaries or permitted land uses will always be
totally free from flooding or flood damages. these regulations
shall not create a liability or cause of action against Bozeman,
Montana, or any officer or employee thereof for flood damages
that may result from reliance upon these regulations.
18.44.120 severability
If any section, clause, provision, or portion of these
regulations is adjudged unconstitutional or invalid by a court of
competent jurisdiction, the remainder of these regulations shall
not be affected thereby.
18.44.130 Disclosure Provision
All owners of property in an identified 100-year floodplain as
indicated on the official Floodplain Maps must notify potential
buyers or their agents that such property is subject to the
provisions of these regulations.
7
.
.
18.44.140 Administration
A. As provided in Section 18.44.060 of these regulations, the
Floodplain Administrator has been designated by the City
Commission, and has the responsibility of such position as
outlined in these regulations.
B. The Floodplain Administrator is hereby appointed with the
authority to review floodplain development permit
applications, proposed uses, and construction to determine
compliance with these regulations. The Floodplain
Administrator is required to assure all necessary permits
have been received from those governmental agencies from
which approval is required by federal and state law and
local codes, including Section 404 of the Federal Water
Pollution control Act of 1972, 33 U.S.C. 1334, and under the
provisions of the Natural streambed and Land Preservation
Act.
1 . Additional Factors -- Floodplain development permits
shall be granted or denied by the Floodplain
Administrator on the basis of whether the proposed
establishment, alteration, or substantial improvement
of an artificial obstruction meets the requirements of
these regulations. Additional factors that shall be
considered for every permit application are:
a. the danger to life and property due to increased
flood heights, increased flood water velocities,
or alterations in the pattern of flood flow caused
by encroachments;
b. the danger that materials may be swept onto other
lands or downstream to the injury of others;
c. the proposed water supply and sanitation systems
and the ability of these systems to prevent
disease, contamination, and unsanitary conditions;
d. the susceptibility of the proposed facility and
its contents to flood damage and the effects of
such damage on the individual owner;
e. the importance of the services provided by the
facility to the community;
f . the requirement of the facility for a waterfront
location;
g. the availability of alternative locations not
subject to flooding for the proposed use;
8
.
.
h. the compatibility of the proposed use with
existing development and anticipated development
in the foreseeable future;
i. the relationship of the proposed use to the
comprehensive plan and floodplain management
program for the area;
j . the safety of access to property in times of
flooding for ordinary and emergency services; and
k. such other factors as are in harmony with the
purposes of these regulations, the Montana
Floodplain and Floodway Management Act, and the
National Flood Insurance program.
C. A floodplain development permit application is considered to
have been automatically granted 60 days after the date of
receipt of the application by the Floodplain Administrator
unless the applicant has been notified that the permit is
denied, conditionally approved, or additional information
pertinent to the permit review process is required.
D. The Floodplain Administrator shall adopt such administrative
procedures as may be necessary to efficiently administer the
provision of these regulations.
E. The Floodplain Administrator shall maintain such files and
records as may be necessary to document nonconforming uses,
base flood elevations, floodproofing and elevation
certifications, fee receipts, the issuance of permits,
agenda, minutes, records of public meetings, and any other
matters related to floodplain management in the Bozeman
Zoning Jurisdictional Area. Such files and records shall be
open for public inspection. In matters of litigation, the
city Attorney may restrict access to specific records.
F. The floodplain administrator may require whatever additional
information is necessary to determine whether the proposed
activity meets the requirements of these regulations.
Additional information may include hydraulic calculations
assessing the impact on base flood elevations or velocities;
level survey; or certification by a registered land
surveyor, professional engineer, or licensed architect that
the requirements of these regulations are satisfied.
G. Upon receipt of an application for a permit or a variance,
the Floodplain Administrator shall prepare a notice
containing the facts pertinent to the application and shall
publish the notice at least once in a newspaper of general
circulation in the area. Notice shall also be served by
first-class mail upon adjacent property owners and the DNRC
9
.
..
Floodplain Management section. The notice shall provide a
reasonable period of time, not less than 15 days, for
interested parties to submit comments on the proposed
activity.
H. copies of all permits granted must be sent to the Department
of Natural Resources and conservation in Helena, Montana.
I. In riverine situations, notification by the Floodplain
Administrator must be made to adjacent communities, the
Floodplain Management section ( DNRC) , and FEMA prior to any
alteration or relocation of a stream. The flood-carrying
capacity within the altered or relocated portion of any
stream must be maintained. Erosion control measures shall
be incorporated to ensure stability of altered channels and
stream banks.
18.44.150 Permit Applications
A. Activities or uses that require the issuance of a permit,
including the expansion or alteration of such uses, shall
not be initiated, established, or undertaken until a permit
has been issued by the Floodplain Administrator.
B. Permit applicants shall be required to furnish the following
information as deemed necessary by the Floodplain
Administrator for determining the suitability of the
particular site for the proposed use.
l. Plans in duplicate drawn to scale (including
dimensions) showing the nature, location, and elevation
of the lot; existing and proposed structure locations;
fill, storage, or materials site; flood-proofing
measures; mean sea level elevation of first floor of
proposed structures; and location of the channel
and limits of lOO-year floodplain boundary.
2. A plan view of the proposed development indicating
external dimensions of structures, street or road
finished grade elevations, well locations, individual
sewage treatment and disposal sites, excavation and/or
fill quantity estimates, and site plan and/or
construction plans.
3 . specifications for flood-proofing, filling, excavating,
grading, riprapping, storage of materials, and location
of utilities.
4. A professional engineer's or registered architect's
design calculations and certification that the proposed
activity has been designed to be in compliance with
these regulations.
10
.
;
5 . certification of flood-proofing and/or elevation shall
be provided on a standard form available from the
floodplain administrator.
C. To determine that the permit specifications and conditions
have been completed, applicants who have received permits
are required to furnish the following at the time of an
on-site conformance inspection.
1 . Certification by a registered professional engineer or
licensed land surveyor of the actual mean sea level
elevation of the lowest floor (including basement) of
all new, altered, or substantially improved buildings.
2 . If flood-proofing techniques were used for buildings,
the mean sea level elevation to which the flood
proofing was accomplished must be certified by a
structural engineer or licensed architect in the same
manner.
3 . Certification shall also be required, for artificial
obstructions other than buildings, that the activity
was accomplished in accordance with these regulations
and the design plans submitted with the application for
the permit activity. This certification may be waived
by the floodplain administrator if it can be clearly
ascertained by a site inspection that the activity was
accomplished in accordance with these regulations.
4 . Certification of flood-proofing and/or elevation shall
be provided on a standard form available from the
floodplain administrator.
18.44.160 Emergency waiver
A. Emergency repair and replacement of severely damaged public
transportation facilities, public water and sewer
facilities, and flood control works may be authorized.
Floodplain development permit requirements may be waived if:
1 . Upon notification and prior to the emergency repair
and/or replacement, the Floodplain Administrator
determines that an emergency condition exists
warranting immediate action; and
2 . The Floodplain Administrator agrees upon the nature and
type of proposed emergency repair and/or replacement.
B. Authorization to undertake emergency repair and replacement
work may be given verbally if the Floodplain Administrator
feels that such a written authorization would unduly delay
11
.
.
the emergency works. Such verbal authorization must be
followed by a written authorization describing the emergency
condition, and the type of emergency work agreed upon, and
stating that a verbal authorization had been previously
given.
18.44.170 Review-Variances-Appeals
A. There is hereby created a local Floodplain Management Board
of Adjustment, the membership, administration, and rules of
procedure of which are identical to a zoning board of
adjustment.
B. The Board of Adjustment may, by variance, grant a permit
that is not in compliance with the minimum standards
contained in these regulations according to the following
procedures:
1 . Variances shall not be issued for areas within a
floodway if any additional increase in flood elevations
or velocities after allowable encroachments into the
floodway fringe would result;
2 . Variances shall only be issued upon:
a. a showing of good and sufficient cause;
b. a determination that refusal of a permit due to
exceptional circumstances would cause a unique or
undue hardship on the applicant or community
involved;
c. a determination that the granting of a variance
will not result in increased flood hazards,
present additional threats to public safety, be an
extraordinary public expense, create nuisances,
cause fraud, victimize the public, or conflict
with existing state and local laws;
d. a determination that the proposed use would be
adequately flood-proofed;
e. a determination that a reasonable alternate
location outside the floodplain is not available;
f. a determination that the variance requested is the
minimum necessary to afford relief, considering
the flood hazard; and
12
.
.
g. approval of the Montana Department of Natural
Resources and Conservation, upon request from the
Permit Issuing Authority, prior to formally
approving any permit application that is in
variance to these regulations.
3 . Variances shall be issued in writing from the Permit Issuing
Authority and shall notify the applicant that:
a. a specific variance is granted, and certain conditions
may be attachedi
b. the issuance of a variance to construct a building
below the lOa-year floodplain elevation will result in
increased premium ratesi and
c. such construction below the lOa-year flood elevation
increases risks to life and property. The Floodplain
Administrator shall maintain records of the variance
notification and actions, including justification for
their issuance, and forward copies of all variance
actions to the Montana Department of Natural Resources
and Conservation and the Federal Emergency Management
Agency.
C. Appeal of any decision of the Permit Issuing Authority, its
officers, or agencies may be taken by an aggrieved person or
persons, jointly or separately, to a court of record.
18.44.180 Fees
Fees shall be established by resolution of the City Commission
and shall be submitted with each permit application.
18.44.190 Violation Notice
The Floodplain Administrator shall bring any violation of these
regulations to the attention of the local governing bodYi its
legal councili and the Montana Department of Natural Resources
and Conservation.
18.44.200 compliance
Any use, arrangement, or construction not in compliance as
authorized by permit, shall be deemed a violation of these
regulations and punishable as provided in Section 18.44.210. An
applicant is required to submit certification by a registered
professional engineer, architect, land surveyor, or other
qualified person designated by the Floodplain Administrator that
finished fill and lowest building floor elevations, flood
13
.
.
proofing, hydraulic design, or other flood protection measures
were accomplished in compliance with these regulations.
18.44.210 Penalties
Violation of the provisions of these regulations or failure to
comply with any of the requirements, including permit approval
prior to development of flood prone lands and conditions and
safeguards established shall constitute a misdemeanor. Any
person who violates these regulations or fails to comply with any
of its requirements shall, upon conviction, be fined not more
than $100 or imprisoned in jail for not more than 10 days or
both. Each day's continuance of a violation shall be deemed a
separate and distinct offense.
18.44.220 Emergency Preparedness Planning
In formulating community development goals, the community shall
consider the development of a plan for evacuating residents of
all manufactured home parks or subdivisions located within flood
prone areas. This plan should be developed, filed with, and
approved by appropriate community emergency management
authorities.
18.44.230 Applications
The minimum floodplain development standards listed in this
chapter apply to the floodway and floodway fringe portions of the
100-year floodplain as delineated on the Flood Hazard Area Maps.
18.44.240 Floodway
A. Uses Allowed Without Permits. The following open-space uses
shall be allowed without a permit within the floodway,
provided that such uses conform to the provisions of
Sections 18.44.290 and 18.44.300 of these regulations; are
not prohibited by any other ordinance, resolution, or
statute; and do not require fill, excavation, pel-manent
storage of materials, or equipment or structures other than
portable structures:
1. Agricultural uses;
2. Accessory uses such as loading and parking areas, or
emergency landing strips associated with industrial and
commercial facilities;
3. Private and public recreational uses such as golf
courses, driving ranges, archery ranges, picnic
grounds, boat-launching ramps, parks, wildlife
management and natural areas, game farms, fish
hatcheries, shooting preserVeS, target ranges, trap and
14
,
.
"
skeet ranges, hunting and fishing areas, and hiking or
horseback riding trails;
4. Forestry, including processing of forest products with
portable equipment;
5. Residential uses such as lawns, gardens, parking areas,
and play areas;
6. Irrigation and livestock supply wells, provided that
they are located at least 500 feet from domestic water
supply wells;
7. Fences, except permanent fences crossing channels; and
8. Recreational vehicles provided that they be on the site
for fewer than 180 consecutive days, or be fully
licensed and ready for highway use. A recreational
vehicle is ready for highway use if it is on its wheels
or jacking system with wheels intact, is attached to
the site only by quick disconnect type utilities and
security devices, and has no permanently attached
additions.
B. Uses Requiring Permits. The following artificial
obstructions may be permitted in the floodway subject to the
issuance of a permit by the Floodplain Administrator:
1. Excavation of material from pits and pools provided
that:
a. a buffer strip of undisturbed land is left between
the edge of the channel and the edge of the
excavation. This buffer strip must be of
sufficient width to prevent flood flows from
channeling into the excavation;
b. the excavation meets all applicable laws and
regulations of other local and state agencies; and
c. excavated material is disposed of or stockpiled
outside the floodway.
15
6 . Domestic water supply wells, provided that:
a. they are driven or drilled wells located on ground
higher than the surrounding ground to assure
positive drainage from the well;
b. well casings are water tight to a distance of at
least 25 feet below the ground surface;
c. water supply and electrical lines have a
watertight seal where the lines enter the casing;
d. all pumps, electrical lines, and equipment are
either submersible or adequately flood-proofed;
and
e. check valves are installed on main water lines at
wells and at all building entry locations.
7 . Buried and sealed vaults for sewage disposal in
recreational areas, provided they meet applicable laws
and standards administered by the Montana Department of
Health and Environmental Sciences.
8. Public or private campgrounds, provided that:
a. access roads require only limited fill and do not
obstruct or divert flood waters; and
b. recreational vehicles and travel trailers are
licensed and ready for highway use. They are
ready for highway use if on wheels or jacking
system with wheels intact, are attached to the
site with only quick disconnect type utilities and
,..._~... . '~'..,-,.
-
2. Railroad, highway, and street stream crossings provided
the crossings are designed to offer minimal obstruction
to flood flow. stream crossings shall not increase the
elevation of the lOO-year flood more than one-half foot
nor cause a significant increase in flood velocities,
3. Limited filling for highway, street, and railroad
embankments not associated with stream crossings,
provided that:
a. reasonable alternate transportation routes outside
the designated floodway are not available; and
b. such floodway encroachment is located as far from
the stream channel as possible and shall not
result in a cumulative increase in base flood
elevations, after allowable encroachments into the
floodway fringe, exceeding one-half foot.
4. Buried or suspended utility transmission lines,
provided that:
a. suspended utility transmission lines are designed
so the lowest point of the suspended line is at
least 6 feet higher than the base flood elevation;
b. towers and other appurtenant structures are
designed and placed to withstand and minimally
obstruct flood flows; and
c. utility transmission lines carrying toxic or
flammable materials are buried to a depth of at
least twice the calculated maximum depth of scour
for a lOO-year flood. The maximum depth .of scour
shall be determined by hydraulic engineering
methods acceptable to the Floodplain
Administrator.
S. storage of materials and equipment, provided that:
a. the material or equipment is not subject to major
damage by flooding and is properly anchored to
prevent floatation or downstream movement; or
b. the material or equipment is readily movable
within the limited time available after flood
warning. storage of flammable, toxic, hazardous,
or explosive materials shall not be permitted.
16
.
I"
.
d. the flood-proofing standards of Sections 18.44.290
and 18.44.300 are met; and
e. the structures will be constructed and placed so
as to offer minimal obstruction to flood flows and
are anchored to prevent floatation.
10. Replacement of manufactured homes in an existing
manufactured home park or subdivision on a developed
site with servicing utilities. The replacement home
must be elevated on a permanent foundation so the
lowest floor is two feet above the base flood elevation
or 36 inches in height above grade. The foundation
must be reinforced concrete, reinforced mortared block,
reinforced piers, or other foundation elements of at
least equivalent strength. The manufactured home
chassis must be securely anchored to the foundation
system so that it will resist floatation, collapse, and
lateral movement. Methods of anchoring may include,
but are not limited to, use of over-the-top or frame
ties to ground anchors.
11. Substantial improvements to any structure provided that
the provisions of Section 18.44.250(B)3, 18.44.250(B)4,
or 18.44.250(B)5 of these regulations are met. In the
floodway the structure must be floodproofed or elevated
on a permanent foundation rather than on fill.
12. All other artificial obstructions, substantial
improvements, or non-conforming uses not specifically
listed or prohibited by these regulations.
c. Permits for Flood Control Works. Flood control works shall
be allowed within floodways subject to the issuance of a
permit by the Floodplain Administrator with the following
conditions:
1. Levees and floodwalls are permitted if:
a. the proposed levee or floodwall is designed and
constructed to safely convey a 100-year flood; and
b. the cumulative effect of the levee or floodwall
combined with allowable floodway fringe
encroachments does not increase the unobstructed
base flood elevation more than 0.5 foot. The
Floodplain Administrator may establish either a
lower or higher permissible increase in the base
flood elevation for individual levee projects only
with concurrence from the Montana Department of
Natural Resources and Conservation and the Federal
18
~
l'
-. ,
Emergency Management Agency based upon
consideration of the following criteria:
1 ) the estimated cumulative effect of any
anticipated future permissible uses; and
2 ) the type and amount of existing flood-prone
development in the affected area.
c. the proposed levee or floodwall, except those to
protect agricultural land, are constructed at
least 3 feet higher than the base flood elevation.
") Riprap, except that which is hand-placed, if:
"- .
a. the riprap is designed to withstand a 100-year
flood;
b. the riprap does not increase the base flood
elevation; and
c . the riprap will not increase erosion upstream,
downstream, or adjacent to the riprap site.
3. Channelization projects if they do not significantly
increase the magnitude, velocity, or base flood
elevation in the proximity of the project.
4 . Dams, provided that:
a. they are designed and constructed in accordance
with the Montana Dam Safety Act and applicable
safety standards; and
b. they will not increase flood hazards downstream,
either through operational procedures or improper
hydrologic/hydraulic design.
D. Permits for Water Diversions. Permits for the establishment
of a water diversion or change in place of diversion shall
not be issued if, in the judgment of the Floodplain
Administrator:
1. the proposed diversion will significantly increase the
upstream base flood elevation to the detriment of
neighboring property;
2. the proposed diversion is not designed and constructed
to minimize potential erosion from a 100-year flood;
and
19
'"
,.
..
3 . any permanent diversion structure crossing the full
width of the stream channel is not designed and
constructed to safely withstand a lOO-year flood.
E. Prohibited Uses. The following artificial obstructions and
non-conforming uses are prohibited within the floodway:
1. New construction of any residential, commercial, or
industrial structure including manufactured homes;
2. Encroachments including fill, new construction,
alterations, substantial improvements, and other
development within the adopted regulatory floodway that
would result in erosion of the embankment, obstl-uction
of the natural flow of waters, or increase in flood
levels within the community during the occurrence of
the lOO-year flood;
3. The construction or permanent storage of an object
subject to floatation or movement during flooding;
4 . Solid and hazardous waste disposal, sewage treatment,
and sewage disposal systems;
5. Storage of toxic, flammable, hazardous, or explosive
materials; and
6. Alterations of structures unless it can be shown the
alteration won't raise flood heights.
18.44.250 Floodway Fringe
A. Uses Allowed Without Permits. All uses allowed in the
floadway, according to the provisions of Section
l8.44.240(A) of these regulations, shall also be allowed
without a permit in the floodway fringe. In addition,
individual or multiple family subsurface sewage disposal
systems are allowed only when they are reviewed and approved
under laws and regulations administered by the Department of
Health and Environmental Sciences or the local health board.
B. Uses Requiring Permits. All uses allowed in the floodway
subject to the issuance of a permit, according to the
provisions of Section l8.44.240(B) , l8.44.240(C), and
18.44.240(D) of these regulations, shall also be allowed by
permit within the floodway fringe. In addition, new
construction, substantial improvements, and alterations to
structures are allowed by permit. This includes but is not
limited to residential, commercial, and industrial
construction and suitable fill to be allowed by permit from
the Floodplain Administrator, subject to the following
conditions:
20
,
\)
.
1. Such structures or fill must not be prohibited by any
other statute, regulation, ordinance, or resolution;
2. Such structures or fill must be compatible with local
comprehensive plans;
3. The new construction, alterations, and substantial
improvements of residential structures including
manufactured homes must be constructed on suitable fill
such that the lowest floor elevation (including
basement) is two feet or more above the base flood
elevation. The suitable fill shall be at an elevation
no lower than the base flood elevation and shall extend
for at least fifteen feet, at that elevation, beyond
the structure(s) in all directions;
4. The new construction, alteration, and substantial
improvement of commercial and industrial structures can
be constructed on suitable fill as specified in Section
18.44.250(B)3 of these regulations. If not constructed
on fill, commercial and industrial structures must be
adequately flood-proofed to an elevation no lower than
two feet above the base flood elevation.
Flood-proofing must be certified by a registered
professional engineer or architect that the
flood-proofing methods are adequate to withstand the
flood depths, hydrodynamic and hydrostatic pressures,
velocities, impact, buoyancy, and uplift forces
associated with the lOO-year flood.
a. If the structure is designed to allow internal
flooding of areas below the lowest floor, use of
this space shall be limited to parking, loading
areas, building access, and storage of equipment
or materials not appreciably affected by flood
waters. The floors and walls shall be designed
and constructed of materials resistant to flooding
to an elevation no lower than two feet above the
base flood elevation. Walls shall be designed to
automatically equalize hydrostatic forces by
allowing for entry and exit of floodwaters.
Openings may be equipped with screens, louvres,
valves, other coverings, or devices which permit
the automatic entry and exit of floodwaters.
b. Structures whose lowest floors are used for a
purpose other than parking, loading, or storage of
materials resistant to flooding shall be flood-
proofed to an elevation no lower than two feet
above the base flood elevation. Flood-prOOfing
shall include impermeable membranes or materials
21
0
f"
..
for floors and walls and watertight enclosures for
all windows, doors, and other openings. These
structures shall also be designed to withstand the
hydrostatic, hydrodynamic, and buoyancy effects of
a 100-year flood.
c. Flood-proofing of electrical, heating, and
plumbing systems shall be accomplished in
accordance with Sections 18.44.290 and 18.44.300
of these regulations.
5. All manufactured homes placed in the floodway fringe
must have the chassis securely anchored to a foundation
system that will resist floatation, collapse, or
lateral movement. Methods of anchoring may include,
but are not limited to, over-the-top or frame ties to
ground anchors. The following conditions also apply;
a. When a manufactured home is 1 ) altered, 2 )
replaced because of substantial damage as a result
of a flood, or 3) replaced on an individual site,
the lowest floor must be elevated two feet above
the base flood elevation. The home can be
elevated on fill or raised on a permanent
foundation of reinforced concrete, reinforced
mortared block, reinforced piers, or other
foundation elements of at least equivalent
strength.
b. Replacement or substantial improvement of
manufactured homes in an existing manufactured
home park or subdivision must be raised on a
permanent foundation. The lowest floor must be at
least 36 inches above the ground or raised two
feet above the base flood elevation, whichever is
less. The foundation must consist of reinforced
concrete, reinforced mortared block, reinforced
piers, or other foundation elements of at least
equivalent strength.
c. Manufactured homes proposed for use as commercial
or industrial structures must be elevated and
anchored, rather than flood-proofed;
6 . Fill material placed in the floodway fringe must be
stable, compacted, well graded, pervious, generally
unaffected by water and frost, devoid of trash or
similar foreign matter, devoid of tree stumps or other
organic material, and appropriate for the purpose of
supporting the intended use andlor permanent structure.
22
;
f'
..
7 . Roads, streets, highways, and rail lines shall be
designed to minimize increase in flood heights. where
failure or interruption of transportation facilities
would result in danger to the public health or safety,
the facility shall be located two feet above the base
flood elevation;
8. Agricultural structures that have a low damage
potential, such as sheds, barns, shelters, and hay or
grain storage structures must be adequately anchored to
prevent floatation or collapse and all electrical
facilities shall be placed above the base flood
elevation; and
9. Recreational vehicles, if they are on the site for more
than 180 consecutive days or are not ready for highway
use, must meet the elevating requirements of Section
18.44.250(B)3.
c. Prohibited Uses. The following artificial obstructions and
non-conforming uses are prohibited within the floodway
fringe:
1. Solid and hazardous waste disposal; and
') Storage of highly toxic, flammable, hazardous, or
<- .
explosive materials. Storage of petroleum products may
be allowed by permit if stored on compacted fill at
least two feet above the base flood elevation and
anchored to a permanent foundation to prevent
downstream movement.
18.44.260 Floodplain Areas with Flood Elevations and No
Delineated Floodway
A. A development proposed for a 100-year floodplain, where
water surface elevations are available but no floodway is
delineated, may not significantly increase flood velocities
or depths or generally alter patterns of flood flow. The
provisions of Section 18.44.250 Floodway Fringe, shall apply
to these areas. The Floodplain Administrator may require a
permit applicant to furnish additional hydraulic data before
acting on a permit application for such a floodplain. The
data may include, but are not limited to, any of the
following:
1. a hydraulic study documenting probable effect on
upstream, downstream, or adjacent property owners
caused by the proposed development; or
2. the calculated increase in the 100-year flood water
surface profile caused by the proposed development.
23
"
.
..,,-
"-
B. Permits for such proposed development may be modified or
denied if the additional information shows that the proposed
use would cause an additional flood hazard to adjacent
property or significantly increase flood heights. A
significant increase in flood heights is one-half foot
unless existing or anticipated development in the area
dictates a lesser amount of allowable increase.
18.44.270 Shallow Flooding (AD Zones)
A. Shallow flooding areas are delineated as AD Zone floodplains
on the Flood Insurance Rate Maps. The provisions of Section
18.44.250 Floodway Fringe, of these regulations shall apply
to any AD Zone floodplains. The depth of the 100 year flood
is indicated as the depth number on the Flood Insurance Rate
Maps. The lOa-year flood depth shall be referenced to the
highest adjacent grade or stream flow line in determining
which fill or flood-proofing heights to use in applying the
provisions of Section l8.44.250(B)3 and Section
l8.44.250(B)4 of these regulations. In the absence of depth
or elevation information, a minimum 2 foot flood depth shall
be used.
B. Floodplain Boundary Interpretation. The Floodplain
Administrator shall make interpretations where needed as to
the exact location of an AD Zone floodplain boundary when
there is a conflict between a mapped boundary and actual
field conditions.
18.44.280 Applications
The minimum floodplain development standards listed in this
section apply to the lOO-year floodplains delineated by
approximate methods and identified as unnumbered A Zones on
the Flood Insurance Rate Maps.
A. Uses Allowed Without Permits. All uses allowed in a
floodway, according to the provisions of Section
l8.44.240(A) of these regulations, shall also be allowed
without a permit in unnumbered A-Zone floodplains.
B. Uses Requiring Permits. All uses allowed in the floodway
and floodway fringe subject to the issuance of a permit,
according to the provisions of section l8.44.250(B), shall
require permits from the Floodplain Administrator for
unnumbered A-Zone floodplains. Also, the provisions of
Section l8.44.250(B) apply to the A-Zone floodplains with no
floodway delineated or water surface profile computed.
Since there are no lOa-year flood water surface profiles
computed for A-Zone floodplains, the following conditions
also apply:
24
.
~
.
I . Elevation data on the IOO-year flood shall be provided
for subdivision proposals according to the definitions
and rules of the Montana Sanitation in Subdivisions
Act, MCA 76-4 Part 1 and the rules adopted by DHES
under this Act. These data shall be used in applying
Sections 18.44.250(B)3, 18.44.250(B)4, and
18.44.250(B)5 of these regulations. Subdivision
proposals shall also provide for adequate drainage to
minimize potential flood hazards.
~ The Floodplain Administrator may obtain, review, and
~.
reasonably use any base flood elevation and floodway
data available from federal, state, or other sources,
until such data have been provided by FEMA, to enforce
Section 18.44.250(B)3 and 18.44.250(B)4 of these
regulations; and
3 . The Floodplain Administrator may use historical flood
elevations to determine suitable fill or flood-proofing
elevations as required by Sections 18.44.250(B)3 and
18.44.250(B)4 of these regulations;
4 . If historical flood evidence is not available, then the
Floodplain Administrator shall determine, from a field
review at the proposed development site, an appropriate
fill or flood-proofing elevation to use in applying
Sections 18.44.250(B)3 and 18.44.250(B)4 of these
regulations. In the absence of depth or elevation
information, a minimum two-foot flood depth shall be
used; and
5. proposed structures must be anchored to prevent
floatation or collapse and must be located as far from
stream channels as practicable.
c. Prohibited Uses. Those uses prohibited in the floodway
fringe, in accordance with Section 18.44.250(C) of these
regulations, shall also be prohibited within the A-Zone
floodplain boundaries.
D. Floodplain Boundary Interpretation. The Floodplain
Administrator shall make interpretations where needed as to
the exact location of the unnumbered A-Zone floodplain
boundary when there is a conflict between a mapped boundary
and actual field conditions.
18.44.290 Certification
If the following flood-proofing requirements are to be
applied to a proposed structure, as stipulated by the
25
~
,"I\I.;,..,\t
.
Floodplain Administrator in accordance with these
regulations, the methods used must be certified as adequate
by a registered professional engineer or architect.
lS.44.300 Conformance
Permitted flood-proof systems shall conform to the
conditions listed below--and the flood-proofing standards
listed in Section lS.44.250(B)4 of these regulations for
commercial and industrial structures.
A. Electrical Systems
1. All incoming power service equipment, including all
metering equipment, control centers, transformers,
distribution and lighting panels, and all other
stationary equipment must be located at least two feet
above the base flood elevation;
') Portable or movable electrical equipment may be placed
....
below the base flood elevation, if the equipment can be
disconnected by a single submersible plug-and-socket
assembly;
3 . The main power service line shall have automatic or
manually operated electrical disconnect equipment
located at an accessible location outside the laO-year
floodplain and above the base flood elevation; and
4. All electrical wiring systems installed at or below the
elevation of the lOa-year flood shall be suitable for
continuous submergence and may not contain fibrous
components.
B. Heating systems
1. Float operated automatic control valves must be
insta~led in gas furnace supply lines so that the fuel
supply is automatically shut off when flood waters
reach the floor level where the furnace is located;
') Manually operated gate valves must be installed in gas
... .
supply lines. The gate valves must be operable from a
location above the elevation of the lOa-year flood.
3 . Electric heating systems must be installed in
accordance with the provisions of Section 18.44.300(A).
26
~
tfl\:,.tf
-
C. Plumbing Systems
1. Sewer lines, except those to be buried and sealed in
vaults, must have check valves installed to prevent
sewage backup into permitted structures; and
2. All toilet stools, sinks, urinals, and drains must be
located so the lowest point of possible water entry is
at least two feet above the elevation of the lOO-year
flood.
..,..,
'" ,