Chapter 17.08


17.08.010    Generally.

17.08.015    Administrator.

17.08.020    Appeal.

17.08.030    Area of shallow flooding.

17.08.040    Area of special flood hazard.

17.08.050    Base flood.

17.08.055    Breakaway wall.

17.08.057    Coastal high hazard area.

17.08.060    Development.

17.08.070    Flood or flooding.

17.08.080    Flood Insurance Rate Map (FIRM).

17.08.090    Flood insurance study.

17.08.095    Floodway.

17.08.100    Lowest floor.

17.08.110    Manufactured home.

17.08.120    Manufactured home park or subdivision.

17.08.130    Recreational vehicle.

17.08.140    New construction.

17.08.160    Start of construction.

17.08.170    Structure.

17.08.180    Substantial improvement.

17.08.190    Variance.

17.08.010 Generally.

Unless specifically defined below, words or phrases used in this title shall be interpreted so as to give them the meaning they have in common usage or to give this title its most reasonable application. (Ord. 96-050 Exh A; Ord. 87-25 (part)).

17.08.015 Administrator.

Whenever the term “administrator” is used it means the director of public works or his designee. (Ord. 96-050 Exh A; Ord. 87-25 (part)).

17.08.020 Appeal.

“Appeal” means a request for a review of the administrator’s interpretation of any provision of this title or a request for a variance. (Ord. 96-050 Exh A; Ord. 87-25 (part)).

17.08.030 Area of shallow flooding.

“Area of shallow flooding” means a designated AO or AH Zone on the Flood Insurance Rate Map (FIRM). The base flood depths range from one to three feet; a clearly defined channel does not exist; the path of flooding is unpredictable and indeterminate; and velocity flow may be evident. AO is characterized as sheet flow and AH indicates ponding. (Ord. 96-050 Exh A; Ord. 87-25 (part)).

17.08.040 Area of special flood hazard.

“Area of special flood hazard” means the land in the floodplain within a community subject to a one percent or greater chance of flooding in any given year. (Ord. 96-050 Exh A; Ord. 87-25 (part)).

17.08.050 Base flood.

“Base flood” means the flood having a one percent chance of being equalled or exceeded in any given year. Also referred to as “100-year flood.” Designation on maps always includes the letters A or V. (Ord. 96-050 Exh A; Ord. 87-25 (part)).

17.08.055 Breakaway wall.

“Breakaway wall” means a wall that is not a part of the structural support of the building and is intended through its design and construction to collapse under specific lateral loading forces, without causing damages to the elevated portion of the building or supporting foundation system. (Ord. 96-050 Exh A; Ord. 87-25 (part)).

17.08.057 Coastal high hazard area.

“Coastal high hazard area” means the area subject to high velocity waters, including but not limited to, storm surge or tsunamis. The area is designated on the FIRM as Zone V1-V30, VE or V. (Ord. 96-050 Exh A; Ord. 87-25 (part)).

17.08.060 Development.

“Development” means any manmade change to improved or unimproved real estate, including but not limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations located within the area of special flood hazard. (Ord. 96-050 Exh A; Ord. 87-25 (part)).

17.08.070 Flood or flooding.

“Flood or flooding” means a general and temporary condition of partial or complete inundation of normally dry land areas from:

A. The overflow of inland or tidal waters; and/or

B. The unusual and rapid accumulation or runoff of surface waters from any source. (Ord. 96-050 Exh A; Ord. 87-25 (part)).

17.08.080 Flood Insurance Rate Map (FIRM).

“Flood Insurance Rate Map (FIRM)” means the official map on which the Federal Insurance Administration has delineated both the areas of special flood hazards and the risk premium zones applicable to the community. (Ord. 96-050 Exh A; Ord. 87-25 (part)).

17.08.090 Flood insurance study.

“Flood insurance study” means the official report provided by the Federal Insurance Administration that includes flood profiles, the Flood Boundary Map, and the water surface elevation of the base flood. (Ord. 96-050 Exh A; Ord. 87-25 (part)).

17.08.095 Floodway.

“Floodway” means the channel of a river or other watercourse or land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot. (Ord. 96-050 Exh A; Ord. 87-25 (part)).

17.08.100 Lowest floor.

“Lowest floor” means the lowest floor of the lowest enclosed area (including basement). 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, that such enclosure is not built so as to render the structure in violation of the applicable nonelevation design requirements of this title found at WCC 17.16.080(2). (Ord. 96-050 Exh A; Ord. 87-25 (part)).

17.08.110 Manufactured home.

“Manufactured home” means a structure, transportable in one or more sections, which is built on a permanent chassis and is designed for use with or without a permanent foundation when connected to the required utilities. For floodplain management purposes the term “manufactured home” also includes park trailers, travel trailers and other similar vehicles placed on a site for greater than 180 consecutive days. For insurance purposes the term “manufactured home” does not include park trailers, travel trailers, and other similar vehicles. (Ord. 96-050 Exh A; Ord. 87-25 (part)).

17.08.120 Manufactured home park or subdivision.

“Manufactured home park or subdivision” means a parcel (or contiguous parcels) of land divided into two or more manufactured home lots for rent or sale. (Ord. 96-050 Exh A; Ord. 87-25 (part)).

17.08.130 Recreational vehicle.

“Recreational vehicle” is a vehicle which is:

A. Built on a single chassis;

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

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

D. Designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel, or seasonal use. (Ord. 96-050 Exh A).

17.08.140 New construction.

“New construction” means structures for which the start of construction commenced on or after the effective date of the ordinance codified in this title. (Ord. 96-050 Exh A; Ord. 87-25 (part)).

17.08.160 Start of construction.

“Start of construction” includes substantial improvement and means the date the building permit was issued; provided the actual start of construction, repair, reconstruction, placement or other improvement was within 180 days of the permit date. The “actual start” means either the first placement of permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, or any work beyond the stage of excavation; or the placement of a manufactured home on a foundation. Permanent construction does not include land preparation, such as clearing, grading and filling; nor does it include the installation of streets and/or walkways; nor does it include excavation for a basement, footings, piers, or foundation or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure. (Ord. 96-050 Exh A; Ord. 87-25 (part)).

17.08.170 Structure.

“Structure” means a walled and roofed building including a gas or liquid storage tank that is principally above ground. (Ord. 96-050 Exh A; Ord. 87-25 (part)).

17.08.180 Substantial improvement.

A. “Substantial improvement” means any repair, reconstruction, or improvement of a structure, the cost of which equals or exceeds 50 percent of the market value of the structure either:

1. Before the improvement or repair is started; or

2. If the structure has been damaged and is being restored, before the damage occurred.

For the purpose of this definition, “substantial improvement” is considered to occur when the first alteration of any wall, ceiling, floor or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structure.

B. The term does not, however, include either:

1. 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

2. Any alteration of a structure listed on the National Register of Historic Places or a State Inventory of Historic Places. (Ord. 96-050 Exh A; Ord. 87-25 (part)).

17.08.190 Variance.

“Variance” means a grant of relief from the requirements of this title which permits construction in a manner that would otherwise be prohibited by this title. (Ord. 96-050 Exh A; Ord. 87-25 (part)).