§ 8-3-2. Specific standards.

In the special flood hazard areas where base flood elevation data have been provided, (excluding CCHA and Coastal AE zone) as set forth in section 8-1-8 and subsection 8-2-3(4)i., the following provisions are required:

(1)

Residential construction. New construction or substantial improvement of any residential building (or manufactured home) shall have the lowest floor, including basement, at a minimum of one foot above the base flood elevation. Should solid foundation perimeter walls be used to elevate a structure, openings sufficient to facilitate the unimpeded movements of floodwaters shall be provided in accordance with standards of subsection (3).

(2)

Non-residential construction. New construction or substantial improvement of any commercial, industrial or other non-residential structure (or manufactured building) shall have the lowest floor, including basement, elevated no lower than a minimum of one foot above base flood elevation. Buildings located in all A-zones may be flood-proofed in lieu of being elevated provided that all areas of the building, together with attendant utility and sanitation facilities, below the base flood elevation plus one foot of freeboard are watertight with walls substantially impermeable to the passage of water, and use structural components having the capability of resisting hydrostatic and hydrodynamic loads and the effect of buoyancy. A Mississippi registered professional engineer or architect shall develop or review structural design, specifications and plans for the construction and shall certify that the design and methods of construction are in accordance accepted standards of practice and that the standards of this subsection are satisfied. Such certification shall be provided to the floodplain administrator as set forth in section 8-2-2.

(3)

Elevated buildings. New construction or substantial improvements of elevated buildings that include fully enclosed areas formed by foundation and other exterior walls below the base flood elevation plus one foot (community freeboard) shall be designed to preclude finished living space and designed to allow for the entry and exit of floodwaters to automatically equalize hydrostatic flood forces on exterior walls.

a.

Designs for complying with this requirement must either be certified by a Mississippi registered professional engineer or architect or meet the following minimum criteria:

1.

A minimum of two openings shall be provided having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding;

2.

The bottom of all openings shall be no higher than one foot above foundation interior grade (which must be equal to in elevation or higher than the exterior foundation grade);

3.

Openings may be equipped with screens, louvers, valves or other coverings or devices provided they permit the automatic flow of floodwaters in both directions;

4.

Enclosures limited in use to parking, storage, and building access; and

5.

Enclosures limited to 299 square feet or less.

b.

Electrical, plumbing and other utility connections are prohibited below the base flood elevation plus one foot of freeboard.

c.

Access to the enclosed area shall be minimum necessary to allow for parking of vehicles (garage door) or limited storage of maintenance equipment used in connection with the premises (standard exterior door) or entry to the living area (stairway or elevator).

d.

The interior portion of such enclosed area shall not be partitioned or finished into separate rooms.

e.

Where elevation requirements exceed six feet above the highest adjacent grade, the final certificate of occupancy will be issued with the condition no conversion of the area below the lowest floor will be performed contrary to the building's originally approved design.

f.

Property owners shall be required to execute a floodplain venting affidavit acknowledging that all openings will be maintained as flood vents, and that the elimination or alteration of the openings in any way will not violate the requirements of this subsection (3).

g.

Deed restrictions shall be required that would prohibit subsequent conversion of enclosed areas subject to flooding that is greater than six feet in height. Disclosures to new owners are required and restrictive declarations must be recorded in the Chancery Clerk's Office and with the deed of the structure.

(4)

Detached storage buildings, sheds, or other like accessory improvements (excluding detached garages, carports, and boathouses are used primarily for parking and storage of vehicles) and will be allowed up to no more than 499 square feet of unfinished, non-partitioned and enclosed storage space. Such storage space shall not be used for human habitation and shall be limited to storage of items that can withstand exposure to the elements and have low flood damage potential. The storage space shall be constructed of flood resistant or breakaway materials, and equipment and service utilities, such as electrical outlets, shall be limited to essential lighting and other incidental uses, and must be elevated or floodproofed. Openings to preclude hydrostatic loading and allow ventilation, as provided in subsection (3)a., shall also be required. These accessory structures shall be constructed and placed on the building site so as to offer the minimum resistance to the flow of floodwaters.

(5)

Accessory improvements and other apparent structures shall be firmly anchored to prevent flotation that may result in damage to other structures.

(6)

Property owners shall be required to execute a non-conversion agreement declaring that the area below the lowest floor, or the detached accessory building shall not be improved, finished or otherwise converted; the floodplain administrator shall have the right to inspect the enclosed area at any reasonable time.

(7)

Standards for manufactured homes and recreational vehicles.

a.

General standards.

1.

All manufactured homes placed, or substantially improved on individual lots or parcels, in expansions to existing manufactured home parks or subdivisions, in new manufactured home parks or subdivisions or in substantially improved manufactured home parks or subdivisions, must meet all the requirements for new construction, including elevation and anchoring. Manufactured homes must be:

i.

Elevated on a permanent foundation; and

ii.

Have its lowest floor elevated no lower than one foot above the base flood elevation, and

iii.

Be securely anchored to an adequately anchored foundation system to resist flotation, collapse and lateral movement.

2.

Excepting manufactured homes that have incurred substantial damage as a result of a flood, all manufactured homes placed or substantially improved in an existing manufactured home park or subdivision must be elevated so that:

i.

The manufactured home is securely anchored to an adequately anchored foundation system to resist flotation, collapse and lateral movement; and

ii.

The lowest floor of the manufactured home is elevated no lower than one foot above base flood elevation;

iii.

The manufactured home chassis is supported by reinforced piers or other foundation elements of at least an equivalent strength, of no less than 36 inches in height above the highest adjacent grade.

3.

All recreational vehicles placed on sites must either:

i.

Be on site for fewer than 180 consecutive days; or

ii.

Be fully licensed and ready for highway use; or

iii.

Must meet all the requirements for new construction, including anchoring and elevation requirements of subsections 8-3-2(7)a.1. or 2., b;

A recreational vehicle is ready for highway use if it is licensed and insured in accordance with the State of Mississippi motor vehicle regulations, 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.

Specific standards.

1.

All manufactured homes to be placed or substantially improved within zones AE and AH shall be elevated on a permanent foundation such that the lowest floor of the manufactured home is a minimum of one foot above base flood elevation, and shall be securely anchored to an adequately anchored foundation. All components of the anchoring system shall be capable of carrying a force of 4,800 pounds.

2.

Within zone A, all manufactured homes shall be anchored to resist flotation, collapse or lateral movement by providing over-the-top and frame ties to ground anchors. Specific requirements shall be as follows:

i.

Over-the-ties shall be provided at each end of the manufactured home, with one additional tie per side at intermediate locations on manufactured homes of less than 50 feet or more;

ii.

Frame ties shall be provided at each corner of the manufactured home, with four additional ties per side at intermediate points for manufactured homes less than 50 feet long and one additional tie per side for manufactured homes of 50 feet or longer;

iii.

All components of the anchoring system shall be capable of carrying a force of 4,800 pounds; and

iv.

Any additions to the manufactured home shall be similarly anchored.

(8)

Floodways. Located within areas of special flood hazard established in section 8-1-8 are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of floodwater, which carries debris, potential projectiles and has erosion potential, the following provisions shall apply:

a.

Encroachments, including fill, new construction, substantial improvements and other developments, are prohibited, unless certification, with supporting technical data, by a registered professional engineer is provided demonstrating that the encroachments will not result in any increase in flood levels within the community during occurrence of the base flood discharge.

b.

If subsection (8)a. of this section is satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard reduction provisions of this article.

c.

The placement of manufactured homes is prohibited except in an existing manufactured home park or subdivision. A replacement manufactured home may be placed on a lot in an existing manufactured home park or subdivision provided the anchoring standards of subsection 8-3-1(8), and the elevation standards of subsection (1) of this section are met.

(Ord. No. 2043, § 2, 5-23-06; Ord. No. 2069, § 1, 2-27-07; Ord. No. 2124, § 1, 2-17-09; Ord. No. 2193, § 2, 12-13-11; Ord. No. 2201, § 1, 4-17-12; Ord. No. 2351 , § 1, 12-21-17)