HomeMy WebLinkAbout033185 ORD - 10/10/2023Ordinance amending Section 14-556 of Corpus Christi Code to adopt
regulations for nonstructural fill on North Beach; and providing for a
penalty not to exceed $500 per violation and publication.
WHEREAS, FEMA's National Flood Insurance Program (NFIP) Technical
Bulletin 5 (March 2020) provides guidance on free -of obstruction requirements in
Coastal High Hazard Areas, which are designated as Zone V (V, VE, V1-30, and/or VO)
on a community's Flood Insurance Rate Map (FIRM), as well as the NFIP requirements
for construction in Zone V to minimize flood damage potential that is applicable to
construction in Zone V.
THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CORPUS
CHRISTI, TEXAS, THAT:
SECTION 1. The Corpus Christi Code, Section 14-566 is amended by adding the
following language that is underlined (added) and deleting the language that is stricken
(deleted) as delineated below:
Sec. 14-556. Coastal high hazard areas.
(a) Areas that are subject to possible high-energy wave action, and which are identified
as areas of special flood hazard established in section 14-522, are areas designated
as coastal high hazard areas (zones V1-30, VE, and/or V).
(b) These areas have special flood hazards associated with high -velocity waters from
tidal surges and hurricane wave wash; therefore, in addition to meeting all provisions
outlined in this Code, the following provisions also apply:
(1) Obtain the elevation (in relation to mean sea level) of the bottom of the lowest
structural member of the lowest floor (excluding pilings and columns) of all new
and substantially improved structures, and whether or not such structures
contain a basement. The floodplain administrator maintains a record of all this
information.
(2) All new construction must be located landward of the reach of mean high tide.
(3) All new construction and substantial damage must be elevated on pilings and
columns so that:
a. The bottom of the lowest horizontal structural member of the lowest floor
(excluding the pilings or columns) is elevated to one (1) foot above the base
flood elevation.
b. Substantial improvements must have the bottom of the lowest horizontal
structural member of the lowest floor (excluding the pilings or columns)
elevated to at or above the base flood elevation.
c. The pile or column foundation and structure attached to the foundation is
anchored to resist flotation, collapse and lateral movement due to the effects
of wind and water loads acting simultaneously on all building components.
1. Water loading values used must be those associated with the base flood.
2. Wind loading values used shall be those required by applicable state or
local building standards.
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SCANNED
(4) A registered professional engineer or architect shall develop or review the
structural design, specifications and plans for the construction, and shall certify
that the design and methods of construction to be used are in accordance with
accepted standards of practice for meeting the provisions of subsections (3)a.
and (3)b. of this section.
(5) All new construction and substantial improvements must have the space below
the lowest floor either free of obstruction or constructed with non -supporting
breakaway walls, open wood lattice -work, or insect screening intended to
collapse under wind and water Toads without causing collapse, displacement, or
other structural damage to the elevated portion of the building or supporting
foundation system.
(6) For the purpose of this section, a breakaway wall shall have a design safe
loading resistance of not Tess than ten (10), and not more than twenty (20)
pounds per square foot.
(7) Use of breakaway walls, which exceed a design safe loading resistance of
twenty (20) pounds per square foot (either by design or when so required by
local or state codes), may be permitted only if a registered professional engineer
or architect certifies that the designs proposed meet the following conditions:
a. Breakaway wall collapse must result from a water Toad less than that which
would occur during the base flood; and
b. The elevated portion of the building and supporting foundation system may
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).
1. Water loading values used shall be those associated with the base flood.
2. Wind loading values used shall be those required by applicable state or
local building standards.
(8) Enclosed space below the lowest floor may be useable solely for parking of
vehicles, building access or storage. The enclosed space below the lowest floor
may not be used for human habitation.
a. All enclosed areas below base flood elevation that are greater than five (5)
feet in height will be required to sign a non -conversion agreement that will be
filed with the deed.
(9) The use of fill oF for structural support of buildings is prohibited.
(10) The use of manmade alteration of sand dunes and mangrove stands, which
would increase potential flood damage, is prohibited.
(11) Manufactured homes, which have incurred substantial damage as the result
of a flood, must meet the standards of subsections (b)(1) through (b)(10) of
this section, if they are placed or substantially improved within zones V1-30,
V, and VE on the city's FIRM on sites:
a. Outside of a manufactured home park or subdivision,
b. In a new manufactured home park or subdivision,
c. In an expansion to an existing manufactured home park or subdivision.
(12) Manufactured homes placed or substantially improved on other sites in an
existing manufactured home park or subdivision within zones V1-30, V, and
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VE on the city's FIRM meet the requirements of subsection 14-542(4) of this
Code.
(13) Recreational vehicles, which are placed on sites within zones V1-30, V, and
VE on the city's FIRM, must either:
a. Be on the site for fewer than one hundred eighty (180) consecutive days,
b. Be fully licensed and ready for highway use, or
c. Meet the requirements in section 14-522 of this article and subsections
(b)(1) through (b)(10) of this section.
(14) 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.
(15) For properties within the boundaries of the North Beach Development Plan,
minor grading and the placement of minor quantities of nonstructural fill are
allowed in Zone V only for landscaping, drainage under and around
buildings, and support of parking slabs, pool decks, patios, walkways, and
similar site elements. Nonstructural fill shall not prevent the free passage of
floodwater and waves beneath elevated buildings, divert floodwater or waves
such that building damage is exacerbated, or lead to damaging flood and
wave conditions on a site or adjacent sites. Nonstructural fill is assumed to
wash away and shall not be used in foundation design calculations.
a. Nonstructural fill placed on Zone V sites shall be similar to natural soils in
the area. In many coastal areas, natural soils are clean sand or sandy
soils free of large quantities of clay, silt, and organic material.
Nonstructural fill shall not contain large rocks and debris. The
developer/owner shall submit test results providing the classification of
the existing and proposed soil using the Unified Soil Classification
System (American Society for Testing and Materials (ASTM) Standard
D2487) to the City's Floodplain Administrator for approval prior to fill
being placed on Zone V sites.
b. Placement of up to 2 feet of nonstructural fill under or around an elevated
building is allowed without engineering analysis or certification, provided
basic site drainage principles are not violated and provided there are no
other site-specific conditions or characteristics that would render the
placement of the fill damaging to nearby buildings. Placement of fill under
or around an elevated building that exceeds 2 feet or that does not abide
by basic site drainage principles requires an engineering analysis
showing no diversion of floodwaters or waves that building damage is
exacerbated or lead to damaging flood and wave conditions on the site or
adjacent sites. In cases where site development involves removing a
layer of soil and fill is added to the site later, the fill thickness should be
evaluated relative to the pre -removal soil elevation, not the removed soil
elevation.
c. Minimum slopes for building sites to facilitate drainage away from
buildings shall be shallower than 1 unit vertical to 5 units horizontal
(regardless of fill height).
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d. Parks, dunes, and dune vegetation will be conserved and remain in their
natural state and not elevated. Placement of nonstructural fill in parks,
dunes, and dune vegetation is prohibited.
SECTION 2. If for any reason any section, paragraph, subdivision, clause, phrase,
word, or provision of this ordinance shall be held invalid or unconstitutional by final
judgment of a court of competent jurisdiction, it shall not affect any other section,
paragraph, subdivision, clause, phrase, word or provision of this ordinance, for it is the
definite intent of this City Council that every section, paragraph, subdivision, clause,
phrase, word or provision hereof be given full force and effect for its purpose.
SECTION 3. Publication shall be made in the official publication of the City of Corpus
Christi as required by the City Charter of the City of Corpus Christi.
SECTION 4. A violation of this ordinance or requirements implemented under this
ordinance constitutes an offense punishable under Section 1 - 6 and Section 14 -557 of
the Corpus Christi Code.
SECTION 5. This ordinance takes effect after official publication.
Introduced and voted on the \ day of ktrAV , 2023.
PASSED and APPROVED on the G day of 0L+60Ar , 2023.
A E T:
a•
Paulette Guajardo, ayor
EFFECTIVE DATE
ebecca Huerta, City Secretary
4
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. Times
PART OF THE USA 10;)4Y h;{=1'evcP2:
Certificate of
Publication
NOTICE OF PASSAGE OF
ORDINANCE(S)
CITY OF CORPUS CHRIS TI -SECRETARY NO. 033185, ordinance
amending Section 14-556 of
PO BOX 9277 Corpus Christi Code to
adopt regulations for non-
structural fill on North
CORPUS CHRISTI, TX 78401 Beach; and providing for a
penalty not to exceed $500
per violation and publica-
tion. This ordinance was
an
STATE OF WISCONSIN) second p ad ngprobyd the
)) Corpus Christi City Council
on October 10,2023.
COUNTY OF BROWN) /s/Rebecca Huerta
City Secretary
I,being first duly sworn, upon oath depose and say that I
am a legal clerk and employee of the publisher,namely,the
Corpus Christi Caller-Times, a daily newspaper published
at Corpus Christi in said City and State,generally circulated
in Aransas, Bee, Brooks, Duval,Jim Hogg,Jim Wells,
Kleberg, Live Oak, Nueces, Refugio,and San Patricio,
Counties,and that the publication of which the annexed is a
true copy,was inserted in the Corpus Christi Caller-Times
in the following issue(s)dated:
10/16/2023
On this October 16, 2023, I certify that the attached
document is a true and exact copy made by the publisher:
,--,---�—
Legal Notice C rk
)A.166)\
Nota ublic, State of Wisconsinjounty of Brown
q/ o7/ç
Notary Expires
VICKY FELTY
Notary Public
Publication Cost: $87.45 State of Wisconsin
Ad No:0005843887
Customer No: 1490432
PO#: ORDINANCE(S)NO.033185
#of Affidavits1
This is not an invoice