HomeMy WebLinkAbout2025-10-07 OrdinanceItem Number: 7.a.
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CITY OF IOWA CITY
"QF T-4 COUNCIL ACTION REPORT
October 7, 2025
Motion setting a public hearing on October 21, 2025, on an ordinance amending Titles 15, 16,
and 18 of the City Code to adopt and incorporate the SUDAS Design Manual and
Specifications, General Supplemental Design Standards and Specifications, and City of Iowa
City Design Supplement and Specifications.
Prepared By:
Joe Welter, Senior Engineer
Alexandra Bright, Asst. City Attorney
Reviewed By:
Ron Knoche, Public Works Director
Jason Havel, City Engineer
Susan Dulek, First Ass't. City Attorney
Geoff Fruin, City Manager
Fiscal Impact:
N/A
Staff Recommendation:
Approval
Commission Recommendations:
N/A
Executive Summary:
This agenda item sets the public hearing for amending Titles 15, 16, and 18 of the City Code
to adopt and incorporate the SUDAS Design Manual and Specifications, General
Supplemental Design Standards and Specifications, and City of Iowa City Design
Supplement and Specifications. State law requires a public hearing when adopting a
statewide code. A copy of the proposed ordinance and the SUDAS manual are available in
the City Clerk's office.
Background / Analysis:
The City of Iowa City currently uses the Statewide Urban Design and Specifications (SUDAS)
Standard Specifications, General Supplemental Specifications, and the City of Iowa City
Supplemental Specifications as specifications for all public improvement projects, adopted by
resolution on May 15, 2018. The City desires to align its design standards with the
specifications and currently accepted practices in the engineering industry across the state
by adopting the SUDAS Design Manual, General Supplemental Design Standards, and City
of Iowa City Design Supplement as the City's new design standards for use in all public
improvement projects and construction within the right-of-way, as well as any extraterritorial
areas required to be built to City standards pursuant to any fringe area agreement.
Item Number: 10.a.
CITY OF IOWA CITY
COUNCIL ACTION REPORT
October 7, 2025
Ordinance amending Title 14, Zoning, related to the City's Floodplain Management Standards
to ensure the community's continued participation and eligibility in the National Flood
Insurance Program (NFIP) (REZ25-0013).
Attachments: Final Memo with Attach ments_REZ25-0013
PZ 9.3.25 minutes
Ordinance
4
CITY OF 1 O WA CITY
MEMORANDUM
Date: September 3, 2025
To: Planning & Zoning Commission
From: Madison Conley, Associate Planner, Neighborhood & Development Services
Re: Zoning Code Amendment (REZ25-0013) related to 14-5J Floodplain Management
Introduction
The Iowa City Zoning Code (Title 14) is subject to alteration and clarification as situations and
circumstances change throughout the city. The proposed ordinance (Attachment 1) is an
amendment to the City's Floodplain Management Standards, which were last revised in 2010.
(Ord. No 10-44-14)
The purpose of the proposed amendments is twofold:
1. To adopt the effective Flood Insurance Rate Maps (FIRMs) and Flood Insurance Study
(FIS) submitted to the City by FEMA on June 26, 2025.
2. To align and update the City's current regulations with updated NFIP standards and
ensure continued program compliance.
For Iowa City residents and businesses to have continued eligibility to obtain insurance and
participate in the National Flood Insurance Program (NFIP), FEMA requires communities to
have conforming regulations in place six months following the submittal date of the updated
materials (December 26, 2025).
Additionally, the City received a formal notice from FEMA (Attachment 2) that Iowa City is
required, as a condition of continued eligibility in the NFIP, to adopt or show evidence of
adoption of the floodplain management regulations that meet the standards of 44 Code of
Federal Regulations (CFR) Part 60.3 (d) of the NFIP regulations by the effective date of the
FIRM. Communities that fail to enact the necessary floodplain management regulations will be
suspended from participation in the NFIP. These updates are critical to maintaining the City's
NFIP participation and to supporting sound floodplain management practices across the
community.
Background
The City of Iowa City officially joined the NFIP on May 2, 1977, when its first FIRM became
effective. The NFIP, administered by FEMA provides federally backed flood insurance to
homeowners, renters, and business owners in participating communities.
To maintain eligibility in the program, communities must adopt and enforce minimum floodplain
management regulations established by FEMA through the NFIP. These standards are
designed to reduce future flood damage and are codified in Title 44, Chapter 1, Subchapter B,
Part 60.3 of the CFR. While the NFIP sets minimum regulatory requirements, it also encourages
participating states and communities to adopt higher standards where appropriate, to better
protect people and property from local flood hazards.
In addition to participating in the NFIP, the City also takes part in the voluntary Community
Rating System (CRS) Program. This program recognizes communities that go above and
beyond the NFIP's minimum standards by offering flood insurance premium discounts to
residents and businesses. Iowa City's participation in CRS demonstrates its continued
commitment to flood risk reduction and community resilience.
The City of Iowa City currently exceeds several core NFIP regulatory requirements through the
implementation of enhanced local standards, which provide additional protection for people,
property, and infrastructure in flood -prone areas. The higher standards Iowa City has already
adopted and enacted as a delegated community include the following:
1. Elevation and Freeboard
FEMA requires residential structures in Special Flood Hazard Areas (SFHAs) to be
elevated to the Base Flood Elevation (BFE). Iowa City requires all new or substantially
improved residential structures to be elevated at least one foot above the 0.2% annual
chance flood event, adding an extra buffer of protection.
2. Regulation of the 0.2% Annual Chance Flood Event (500-Year)
While FEMA does not mandate regulation of the 0.2% annual chance flood event, Iowa
City regulates development within this area. This approach mitigates risks from less
frequent but potentially damaging flood events.
3. Substantial Damage / Improvement Criteria
Structures that are substantially damaged or improved, meaning the cost of repair or
improvement equals or exceeds 50% of the structure's market value, must meet current
floodplain development standards. Iowa City meets the minimum threshold requirement
but regulates to a higher standard by including a criteria that states any addition which
increases the original floor area of a building by twenty five percent (25%) or more will
require compliance.
4. Protection of Critical Facilities
Iowa City has enforced that Class 1 Critical Facilities, such as police and fire stations,
emergency medical centers, communication centers, hospitals, jails, nursing homes, and
other residential uses for persons with limited mobility and/or dependency upon life
sustaining medical equipment may not be located within a flood hazard area and must
remain accessible during the 0.2% annual chance flood event.
5. Stricter Design Requirements for Enclosures
Enclosed areas below the lowest floor of structures in the floodplain must meet strict
FEMA-compliant venting requirements. These prevent hydrostatic pressure from
damaging buildings and reduce the risk of structural failure during flooding.
6. Dry- Flood proofing
The City requires a dry-floodproofing certificate and floodproofing plan of action for non-
residential structures to ensure compliance.
These higher standards reflect Iowa City's commitment to long-term flood resilience, public
safety, and eligibility for discounted flood insurance under the CRS Program for its community
members.
Proposed Amendments
Table 1 summarizes Iowa City's current standards and proposed amendments. The proposed
amendments enhance the current regulations and therefore allow the City to recover faster from
a flood event, reduce overall flood risk, and remain eligible for federally supported assistance.
Table 1: Summary of Current and Proposed Amendments to Iowa City's Floodplain
Management Standards
Category
Current Standards
Proposed Amendments
Definitions
Existing definitions are
Align definitions with updated
based on 2010 ordinance
FEMA and Iowa Department of
language.
Natural Resources (IA DNR)
terminology. Add or clarify terms.
Development in the
General definition of
Clarify that development includes
Floodplain
"development" with limited
grading, fill, utility work, etc. Refine
examples.
permit requirements for substantial
improvement or damage.
Accessory Structures
No clear standards for
Include criteria for allowing
detached structures in
accessory structures (e.g.,
floodplains.
detached garages, sheds, etc.) in
flood hazard areas, specifically
when elevation or floodproofing is
required.
Enforcement & Violations
Code includes general
Improve clarity around how
enforcement language that
violations are defined, enforced,
lacks details aligned with
and resolved per FEMA and local
FEMA.
expectations.
Floodway &
Limited specificity about
Codify that no development is
Encroachment
"no -rise" requirements.
allowed in floodways without a
certified no -rise analysis and
certificate by a licensed engineer.
Elevation Standards
Lowest floor of residential
Reaffirm this standard. Clarify how
structures must be elevated
venting, anchoring, and
1 foot (1 ft) above the 0.2%
construction standards apply to all
annual chance flood event
new or substantially improved
(already exceed' s FEMA's
structures.
minimum requirement).
Permit Process
Permit process exists but
Formalize pre- and post -
lacks specificity on required
construction documentation (e.g.,
documentation.
elevation certificates, cost
estimates). Clarify steps for
compliance.
Variance Criteria
Existing section references
Adds detailed variance criteria
general zoning variance
specific to floodplain standards and
language.
includes where to find variance
information in the code.
Analysis
By exceeding the NFIP minimum criteria, Iowa City also qualifies for participation in the CRS
program, overseen by FEMA. This program rewards communities that surpass the compliance
requirements by providing a flood insurance discount to community members. CRS classes,
administered by FEMA, rank communities based on flood risk reduction activities, from Class 1
(highest points, 45% discount) to Class 10 (no points, no discount). The classes are determined
by a points -based system for activities like public outreach and floodplain management,
encouraging communities to go beyond minimum NFIP requirements. The City of Iowa City
currently holds a Class 6 rating within this program, resulting in a 20% discount on flood
insurance premiums for properties located throughout the City, whether they are in a mapped
flood zone or not.
The discount reflects the City's proactive measures in floodplain management, and its
commitment to keeping residents and properties within the flood hazard areas safe. In order to
maintain the CRS classification and receive the benefits of a participating community, the City
must continue to enforce and uphold more stringent floodplain management standards.
Iowa City faces unique and distinctive flood hazard risks. In adopting the proposed
amendments, the City can continue to exceed the NFIP minimum requirements for compliance,
and as a result, remain well-equipped in response to the dynamic flood hazard risks the
community faces. The proposed amendments contribute to this effort.
Next Steps
Pending a Planning and Zoning Commission recommendation, the City Council must hold a
public hearing to consider the proposed text amendments.
Staff Recommendation
Staff recommends that Title 14 Zoning be amended, as illustrated in Attachment 1, to update
requirements related to floodplain management standards for Iowa City residents and
businesses to have continued eligibility to obtain insurance and participate in the National Flood
Insurance Program.
Attachments
1. Draft Zoning Code Floodplain Management Standards Text Amendments
2. FEMA Formal Letter to the City of Iowa City
Approved by:
,!>. sj+,'�
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
ATTACHMENT 1
Draft Zoning Code Floodplain Management
Standards Text Amendments
14-813-5: FLOODPLAIN DEVELOPMENT PERMIT:
A. Permit Required: A floodplain development permit issued by the building official shall be
secured prior to initiation of any development on a tract of land within a flood hazard area.
B. Submittal Requirements: The building official may require the following information:
1. Description of the work to be covered by the permit.
2. Description of the land on which the proposed work is to be done (i.e., lot, block, tract,
street address or similar description) that will readily identify and locate the work to be done.
3. Location and dimensions of all structures.
34. Indication of the use or occupancy for which the proposed work is intended.
45. Elevation of the fleed- h;;Zard overt base flood and 0.2% annual chance flood event.
Where flood elevation data is not provided in the flood insurance study, the applicant shall contact
the Iowa dDepartment of gNatural f-Resources to obtain such data.
56. Elevation in relation to RatiGRal gee ver+i^-al d--at im North American Vertical Datum
1988) of the lowest floor, including basement, of 1961ildiRgG structures or of the level to which a
building is to be floodproofed.
. For bu+Idir g& structures being improved or rebuilt, the estimated cost of improvements
and market value of the 196101diRg structure prior to the improvements.
. Such other information as the ad-ministrater building official deems reasonably necessary
for the purpose of determining compliance with the requirements of hapter 5, rticle J,
"Floodplain Management Standards", of this title.
C. Approval Procedure: The building official shall, within a reasonable time, make a
determination as to whether the proposed floodplain development meets the applicable standards
of hapter 5, rticle J, "Floodplain Management Standards", of this title, and shall approve or
disapprove, in writing, the application. For disapprovals, the applicant will be informed, in writing,
of the specific reasons why the application was disapproved. The building official shall not issue
permits for variances, except as approved by the -bBoard of djustment according to the
approval criteria for such variances set forth in sShapter 5, aArticle J of this title.
11.1a_0niM
ARTICLE J. FLOODPLAIN MANAGEMENT STANDARDS
SECTION:
14-5J-1: Purpose
14-5J-2: Applicability And Interpretation
14-5J-3: Legal Authority And Findings Of Fact
14-5J-4: Compliance With Provisions; Nonconforming Situations
14-5J-5: Enforcement
14-5J-6: Floodplain Development Permit
14-5J-7: General Floodplain Management Standards
14-5J-8: Special Floodway Provisions
14-5J-9: Variances
14-5J-10: Amendments
14-5J-11: Warning And Disclaimer Of Liability
14-5J-1: PURPOSE
The purpose of this rticle is to protect and preserve the rights and privileges and property of
Iowa City and its residents and to protect, preserve and improve the peace, safety, health,
welfare, comfort and convenience of its residents by minimizing flood losses. The provisions of
this rticle are designed to:
A. Reserve sufficient floodplain area for the conveyance of flood flows so that flood heights
and velocities will not be increased substantially.
B. Restrict or prohibit uses that are dangerous to health, safety or property in times of flood
or that cause excessive increases in flood heights or velocities.
C. Require that uses vulnerable to floods, including public utilities that serve such uses, be
protected against flood damage.
D. Assure that eligibility is maintained for property owners to purchase flood insurance
through the national flood insurance program. (OFd. 19 4414, 14 46 20
14-5J-2: APPLICABILITY AND INTERPRETATION:
A. Application Of Provisions: -he reg ilatinnsyVithin this artinle apply to all Ianrds identified
m the "jOhirnrs-;A-n GA-1IRty, r� Iewa and innnrnrated- areasI {eed--nTsuriurnrce rate map",dated
The njohnsen owa and ood study"
onsuFanGe ,
ardm... orinrr floodplain management reg ilatieps The provisions of this Ordinance shall apply
to all lands and development which have significant flood hazards. The Flood Insurance Rate
Map (FIRM) for Johnson County and Incorporated Areas, City of Iowa City, Panels
19103C0185F, 19103C0187F, 19103C0189F, 19103C0190F, 19103C0191 F, 19103C0192F,
19103C0l93F,19103C0l94F,19103CO205F,19103CO211F,19103CO213F,19103CO215F,
19103C0310F, and 19103C0330F, dated December 26, 2025, which were prepared as part of
the Johnson County Flood Insurance Study, shall be used to identify such flood hazard areas
and all areas shown thereon to be within the boundaries of the base flood shall be considered
as having significant flood hazards. The Flood Insurance Study for Johnson County is hereby
adopted by reference and is made a part of this Ordinance for the purpose of administering
floodplain management regulations.
B. Rules for Interpretation of Flood Hazard Boundaries: The boundaries of the flood hazard
areas shall be determined by scaling distances on the official Flood Insurance Rate Map. Where
uncertainty exists with respect to the precise location of the base flood elevation at the particular
site in question and when an interpretation is needed as to the exact location of a boundary, the
buildinq official shall make the necessary interpretation. The Board of Adjustment shall hear and
decide appeals when it is alleged that there is an error in any requirement, decision, or
determination made by the building official in the enforcement or administration of this Article.
-14C. Minimum Requirements: The provisions of this aArticle are considered minimum
requirements and will be liberally construed in favor of the @IGVeFRiR@I b City of Iowa City and
will not be deemed a limitation or repeal of any other powers granted by the Mate s+a+
GD. Abrogation And Greater Restrictions: It is not intended by this aArticle to repeal,
abrogate or impair any existing easements, covenants or deed restrictions. However, where this
aArticle imposes greater restrictions, the provisions of this aArticle shall prevail. Where more
specific provisions herein conflict with other provisions of this title, this rticle shall prevail.
(Ord. 10 441411_16 244-04
E. Severability: If any section, clause, provision or portion of this Ordinance is adjudged
unconstitutional or invalid by a court of competent jurisdiction, the remainder of this Ordinance
shall not be affected thereby.
14-5J-3: LEGAL AUTHORITY AND FINDINGS OF FACT:
A. Legal Authority: Chapter 455B and 414, eGode of Iowa, as amended, gives cities authority
to adopt regulations governing development and redevelopment within flood hazard areas,
including designation of flood hazard maps.
B. Legislative Findings:
1. The flood hazard areas of Iowa City are subject to periodic inundation which can result
in loss of life and property, health and safety hazards, disruption of commerce and
governmental services, extraordinary public expenditures for flood protection and relief and
impairment of the tax base, all of which adversely affect the peace, safety, health, welfare,
comfort and convenience of its residents.
2. These flood losses, hazards, and related adverse effects are caused by the occupancy
of flood hazard areas by uses vulnerable to flood damages. Such uses create hazardous
conditions as a result of being inadequately elevated or otherwise protected from flooding and
the cumulative effect of obstructions on the floodplain causing increases in flood heights and
velocities.
3. This aArticle relies upon engineering methodology for analyzing flood hazards, which is
consistent with the standards established by the Iowa epartment of atural r-Resources or
its assignee. (Q,.1g-^^14, 11-16 204-04
14-5J-4: COMPLIANCE WITH PROVISIONS; NONCONFORMING SITUATIONS:
A. Except as provided in subsection B of this section, no structure or land shall hereafter be
used and no structure shall be located, enlarged, converted or structurally altered without full
compliance with the terms of this rticle.
B. If a structure that is not in compliance with the provisions of this rticle lawfully existed
prior to May 2, 1977, and has existed continuously without abandonment since that time, then
improvements may be made to the structure, notwithstanding the provisions of this rticle,
provided such improvements do not constitute a substantial improvement as defined in
sGhapter 9, aArticle F, "Floodplain Management Definitions", of this title. However, structures,
uses, or development that are nonconforming with regard to other provisions of this title must
comply with the applicable regulations contained in GGhapter 4, rticle E, "Nonconforming
Situations", of this title. (Ord. 10 4414, 11-16 201;
14-5J-5: ENFORCEMENT:
A. Enforcement Official Designated: The building official shall administer and enforce the
provisions of this rticle.
B. Duties And Responsibilities: Duties and responsibilities of the building official include, but
are not necessarily limited to the following:
1. Review all floodplain development permit applications to assure that the provisions of
this Article will be satisfied.
2. Review floodplain development applications to assure that all necessary permits have
been obtained from federal, state and local government agencies including approval when
required from the Iowa Department of Natural Resources for floodplain construction.
4-3. Record and maintain a record of the elevation (in relation to
North American Vertical Datum 1988) of the lowest floor including basement, of all new
or substantially improved 1961ildiRgG structures or the elevation to which new or substantially
improved structures have been floodproofed.
Notify adjacent communities or counties and the Iowa 4Department of+4Natural
-rResources, or its assignee, prior to any proposed alteration or relocation of a watercourse —and
submit evidence of such notifications to the Federal Emergency Management Agency.
Keep a record of all permits, appeals, variances and other such transactions and
correspondence pertaining to the administration of this -aArticle. (QFd. 40 ^^44, 4 4 46 20
6. Submit to the Federal Insurance Administrator an annual report concerning the Iowa
City's participation in the National Flood Insurance Program, utilizing the annual report form
supplied by the Federal Insurance Administrator.
7. Notify the Federal Insurance Administrator of any annexations or modifications to the
Iowa City's boundaries.
8. Maintain the accuracy of the Iowa City's Flood Insurance Rate Maps when:
a. Development placed within the floodway results in any of the following:
An increase in the base flood elevations, or
Alteration to the floodwav boundary.
b. Development placed in Zones A, AE, AH, and Al-30 that does not include a
designated floodwav that will cause a rise of more than one foot in the base flood elevation: or
c. Development relocates or alters the channel.
d. Within 6 months of the completion of the development, the applicant shall submit to
FEMA all scientific and technical data necessary for a Letter of Map Revision.
9. Perform site inspections to ensure compliance with the standards of this Article.
10. Forward all requests for variances and appeals to the Board of Adjustment for
consideration. Ensure all requests include the information ordinarily submitted with applications
as well as any additional information deemed necessary to the Board of Adjustment.
14-5J-6: FLOODPLAIN DEVELOPMENT PERMIT:
A. Permit Required: A floodplain development permit, issued by the building official, must be
obtained prior to initiation of any development on a parcel of land within a flood hazard area
according to the applicable review and approval procedures contained in hapter 8, aArticle B,
"Administrative Approval Procedures", of this title. Issuance of a floodplain development permit
does not relieve the property owner from complying with federal, state, or other agency
regulations, including approval when required from the Iowa epartment of atural
esources.
B. Compliance: Floodplain development permits based on approved plans and applications
authorize only the use, arrangement, and construction set forth in such approved plans and
applications. Prior to use or occupancy of any structure, the applicant will be required to submit
certification by a professional engineer or land surveyor, registered in the state, that the finished
fill, bu+id+;-g structure floor elevations, floodproofing or other flood protection measures were
accomplished in compliance with the provisions of this rticle. Any use, arrangement or
construction not in compliance with the uses authorized will be deemed a violation of this
aArticle. (QFd. 10 4414, 11 16 20
C. Penalties for Violation: Violation of any provision of this Chapter will be enforced as a
municipal infraction pursuant to 1-4-2.
14-5J-7: GENERAL FLOODPLAIN MANAGEMENT STANDARDS:
peFfnrmanro s+andards: All development must be consistent with the need to minimize flood
damage and meet the following applicable performance standards and where the base flood
elevations have not been provided in the flood insurance study, the Iowa Department of Natural
Resources shall be contacted to determine:
A. Whether the land involved is either wholly or partly within the floodway or floodway
fringe: and
B. The base flood and 0.2% annual chance flood elevation. Until a regulatory floodway
is designated, no development may increase the base flood elevation more than one (11 foot.
The applicant will be responsible for providing the Iowa Department of Natural Resources with
sufficient technical information to make such determination.
AC. General Construction Requirements: All s+ri��es development shall be:
1. Adequately Designed and adequately anchored to prevent flotation, collapse or lateral
movement of the structure; and
2. Constructed with materials and utility equipment resistant to flood damage; and
3. Constructed by methods and practices that minimize flood damage.
. Class 1 Critical Facilities:
1. Class 1 critical facilities may not be located within a flood hazard area.
2. Class 1 critical facilities must be located with a means of vehicular access that will
remain passable during occurrence of the 0.2% flood event.
Residential Buildings:
1. All new or substantially improved residential structures must have the lowest floor
/YFiginal StFU tUFe and any Iatoral additiG including basement, elevated a minimum of one foot
(1') above the flood hazard elevation. Construction shall be upon compacted fill which shall, at
all points, be no lower than one foot (1') above the flood hazard elevation and extend at such
elevation at least eighteen feet (18') beyond the limits of any structure erected thereon.
2. Where existing topography, street grades, or other factors preclude elevating by fill,
alternate methods of elevating, such as piers, may be allowed, subject to approval by the
building official. In such a case, a licensed professional shall certify that the methods used will
be adequate to support the structure as well as withstand the various forces and hazards
associated with flooding.
3. All new residential structures located in areas that would become isolated due to
flooding of surrounding ground shall be provided with means of access that will be passable by
wheeled vehicles during the base flood. However, this criterion shall not apply where the
building official determines there is sufficient flood warning time for the protection of life and
Property. When estimating flood warning time, consideration shall be given to the criteria listed
in 567-75.2(3), Iowa Administrative Code.
QF. Nonresidential and Mixed Use Buildings:
1. All new or substantially improved nonresidential 196101diRgS structures must have the
lowest floor , including basement,
elevated a minimum of one foot (1') above the flood hazard elevation or, together with
attendant utility and sanitary systems, be floodproofed to such a level.
2. All new and substantially improved mixed -use structures must be designed with all
residential uses, including dwelling units, located a minimum of one foot (1') above the flood
hazard elevation. Commercial use areas must meet the requirements for non-residential
structures in paragraph 14-5J-7D-1. Lobbies that provide access to both residential and
commercial portions may be floodproofed in accordance with paragraph 14-5J-7D-3, provided
that there is at least one separate access to residential areas of the structure. When separate
access to residential areas is located less than one foot (1') above the flood hazard elevation
and is enclosed by walls, the walls must comply with the requirements for openings in 14-5J-
7E-1.
2-3. When floodproofing is utilized, a professional engineer registered in the state &4C-4
must submit a Non -Residential Floodproofing Certificate, a Flood Emergency Operation Plan,
and an Inspection and Maintenance Plan to be retained in the office of the building official.
a. The Non -Residential Floodproofing Certificate shall certify that the floodproofing
methods used are adequate to withstand the flood depths, pressures, velocities, impact and
uplift forces and other factors associated with the flood hazard, and that the structure below the
flood hazard elevation is watertight with walls substantially impermeable to the passage of
water. Such certification must also indicate the specific elevation, in relation to North American
Vertical Datum 1988, to which any structures are floodproofed.
b. Components of the Flood Emergency Operating Plan (FEOP) will include procedural
details when the floodproofinq requires human intervention such as the installation of flood
pates or flood shields. The FEOP will ensure that the floodproofinq components will operate
Properly under all conditions, including power failures.
c. The Inspection and Maintenance Plan will ensure that all components will operate
Properly under flood conditions by describing inspection and maintenance activities, including
inspection intervals and repair requirements.
€'. All New And Substantially Improved Structures:
1. Fully enclosed areas below the lowest floor that are subject to flooding shall be
designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the
entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a
registered professional engineer to meet or exceed the following minimum approval criteria:
a. There must be a minimum of two (2) openings having a total net area of not less than
one square inch for every square foot of enclosed area subject to flooding. The openings shall
not be located on the same wall.
b. The openings shall be located on exterior walls such that the 1 % flood elevation,
r��"� ° fl.eed is above the bottom of the opening, and in all cases the bottom of all
openings shall be no higher than one foot (1') above grade.
c. Openings shall permit the automatic entry and exit of floodwaters.
2. New and substantially improved structures must be designed or modified and
adequately anchored to prevent flotation, collapse or lateral movement of the structure resulting
from hydrodynamic and hydrostatic loads, including the effects of buoyancy.
3. New and substantially improved structures
' shall be constructed with electric
meter, electrical service panel box, hot water heater, heating, air conditioning, ventilation
equipment (including ductwork), and other similar machinery and equipment elevated (or in the
case of non-residential structures, optionally floodproofed) to a minimum of one foot (1') above
the flood hazard elevation.
4. New and substantially improved structures shall be constructed with plumbing, gas lines,
water/gas meters and other similar service utilities either elevated (or in the case of non-
residential structures, optionally floodproofed to) a minimum of one (1) foot above the base flood
elevation or designed to be watertight and withstand inundation to such a level.
— '. Manufactured Housing: All new and substantially improved manufactured
housing, including those placed in existing manufactured housing parks, planned developments,
or subdivisions, must be:
1. Anchored to resist flotation, collapse or lateral movement. Anchorage systems may
include, but are not limited to, use of over -the -top or frame ties to ground anchors as required
the City Building Code.
2. Elevated on a permanent foundation such that the lowest floor of the structure is a
minimum of one foot (1') above the flood hazard elevation.
. Utility And Sanitary Systems:
1. All new or replacement on site water supply or sewage waste disposal systems must be
located or designed to avoid impairment to the system or contamination from the system during
flooding.
2. New or replacement water supply systems and sanitary sewage systems must be
designed to minimize or eliminate infiltration of floodwaters into the system. Water supply
facilities and sanitary sewage systems (other than onsite systems) must be provided with a level
of protection equal to or greater than one foot (1') above the flood hazard elevation.
3. Utilities, such as gas or electrical systems, must be located and constructed to minimize
or eliminate flood damage to the system and the risk associated with such flood damage or
impaired systems.
4. On -site waste disposal and water supply systems shall be located or designed to avoid
impairment to the system or contamination from the system during flooding.
#J. Storage Of Flammable, Explosive Or Injurious Materials: Storage of materials and
equipment that are flammable, explosive or injurious to human, animal or plant life is prohibited
unless elevated a minimum of one foot (1') above the flood hazard elevation. Other material and
equipment must either be similarly elevated or:
1. Not be subject to major flood damage and be anchored to prevent movement due to
floodwaters; or
2. Be readily removable from the area within the time available after flood warning.
. Flood Control Structural Works: Flood control structural works, including, but not limited
to, levees and flood walls, must provide, at a minimum, protection from a 0.2% flood event with
a minimum of three feet (3') of design freeboard and must provide for adequate interior
drainage. In addition, flood control structural works must be approved by the Iowa 4Department
of +4Natural -rResources or its assignee.
'RhibTtiRg Clnn ys ARGI rlrra-image FaviiTtieS: f�'R'836-9 Shall -#eGt the GaPaGity nr
+ho,- ,Ir,iRage faGility „r C +o.v, Watercourse Alterations Or Relocations: Watercourse
alterations or relocations must be designed to maintain the flood carrying capacity within the
altered or relocated portion. In addition, such alterations or relocations must be approved by the
Iowa Department of Natural Resources.
t4M. Subdivisions:
1. Subdivisions and planned developments, including manufactured housing parks and
subdivisions, must be designed to minimize flood damage and must have adequate drainage
provided to reduce exposure to flood damage, and must meet the applicable performance
standards established by the ity ngineer. Development associated with subdivision
proposals (including the installation of public utilities) shall meet the applicable performance
standards of this aArticle. Any subdivision, planned development, or manufactured housing park
intended for residential development must provide all lots with a means of vehicular access that
will remain passable during occurrence of the 40.2% annual chance flood event.
2. Proposals for subdivisions shall include the flood hazard elevation data for those areas
located within flood hazard areas.
. Residential Accessory Structures: The exemption of detached garages, sheds and
similar structures from the general floodplain management for residential buildings may result in
increased premium rates for insurance coverage of the structure and contents; however, said
detached garages, sheds and similar accessory type structures are exempt from the general
floodplain management for residential buildings when all of the following conditions exist:
1. The structure shall be designed to have low flood damage potential. Its size shall not
exceed 600 sq. ft. in size. Those portions of the structure located less than one foot (11 above
the flood hazard elevation must be constructed of flood -resistant materials.
42. The structure is not used for human habitation.
2-3. The ctri ir++i ire is decionerl co ;c to h-ave loon, flood damage petep+ial. The structure shall
be used solely for low flood damage potential purpose such as vehicle parking and limited
storage.
34. The structure is constructed and placed on the building site so as to offer minimum
resistance to the flow of floodwaters.
45. The structure is firmly anchored to pFe„en+ fletatir,n Whinh may Foci il+ in damage to
r,+heF c+Fi ,r.+, wec resist floatation, collapse and lateral movement.
56. The service facilities for the structure, such as electrical and heating equipment, are
elevated or floodproofed to at least one foot (1') above the flood hazard elevation.
97 Openings shell permit the ei ,teme+ir+ entry and exit of The structures walls
include openings that satisfy the provisions of 14-5J-7E-1.
MO. Recreational Vehicles:
1. Recreational vehicles are exempt from the requirements of subsection F of this section
regarding anchoring and elevation of manufactured homes when the following criteria are
satisfied:
a. The recreational vehicle shall be located on the site for less than one hundred eighty
(180) consecutive days; and
b. The recreational vehicle must 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 and is
attached to the site only by quick disconnect type utilities and security devices and has no
permanently attached additions.
2. Recreational vehicles that are located on the site for more than one hundred eighty
(180) consecutive days or are not ready for highway use must satisfy requirements of
subsection F of this section regarding anchoring and elevation of manufactured homes. {9f4-.
10_441411_16_2010)
P. Pipeline River And Stream Crossings: Pipeline river and stream crossings must be buried
in the streambed and banks, or otherwise sufficiently protected to prevent rupture due to
channel degradation and meandering.
14-5J-8: SPECIAL FLOODWAY PROVISIONS:
In addition to the general floodplain standards listed above, 61ses development within the
floodway must meet the following applicable standards:
A. No use development is permitted in the floodway that would increase the I °
. base
flood elevation. Prior to issuance of a floodplain development permit the applicant /agent must
obtain a conditional LOMR from FEMA.
B. All uses development within the floodway must:
1. Be consistent with the need to minimize flood damage; and
2. Use construction methods and practices that will minimize flood damage; and
3. Use construction materials and utility equipment that are resistant to flood damage.
C. No 4se development is permitted that would affect the capacity or conveyance of the
channel or floodway or any tributary to the main stream, drainage ditch or any other drainage
facility or system.
D. Structures, buildings , recreational vehicles and sanitary and utility systems, if permitted,
must meet the applicable general floodplain management standards and must be constructed
and aligned to present the minimum possible resistance to flood flows.
E. ems -Structures, if permitted, must have low flood damage potential and must not be
used for human habitation.
F. Storage of materials or equipment that are buoyant, flammable, explosive or injurious to
human, animal or plant life is prohibited. Storage of other material may be allowed if readily
removable from the floodway within the time available after flood warning.
G. Watercourse alterations or relocations, including channel changes and modifications,
must be designed to maintain the flood carrying capacity within the altered or relocated portion.
In addition, such alterations or relocations must be approved by the Iowa epartment of
atural r-Resources or its assignee.
H. Any fill or stream bank erosion control projects allowed in the floodway must have some
beneficial purpose and will be limited to the minimum amount necessary.
I. Pipelines that cross rivers or streams must be buried in the streambed and banks or
otherwise sufficiently protected to prevent rupture due to channel degradation and meandering
or due to action of flood flows. Where floodway data has been provided in the flood insurance
study, such data shall be used to define the floodway limits.
J.
the f'eedvgay. (Ord10 4414, 11 16 2910) Where no floodway data has been provided, the Iowa
Department of Natural Resources shall be contacted to provide a floodway delineation. The
applicant will be responsible for providing the Iowa Department of Natural Resources with
sufficient technical information to make such determination.
14-5J-9: VARIANCES:
The oard of djustment may authorize, upon request, in specific cases, such variances from
the terms of this rticle that will not be contrary to the public interest where, owing to special
conditions, a literal enforcement of the provisions of this aArticle will result in unnecessary and
undue hardship. To ensure that the spirit of this title is observed and substantial justice done, no
variance to the strict application of any provision of this rticle shall be granted by the board
unless the applicant demonstrates that all of the following approval criteria are met. In addition,
the applicant must meet all the provisions and general approval criteria for variances as stated
in hapter 4, rticle B, "Minor Modifications, Variances, Special Exceptions, And Provisional
Uses", of this title, except subsection 14-4B-2A4 of this title. See Section 14-8C for the
procedure to apply for a variance and Section 14-413-2 for the standards to obtain a variance.
A. Approval Criteria:
1. No variance shall be granted for any development within the floodway that would result
in any increase in flood elevation unless approved by the Iowa dDepartment of +4Natural
esources or its assignee.
2. Variances shall only be granted upon a showing of good and sufficient cause, and a
determination that the granting of the variance will not result in increased flood elevation,
additional threats to public safety, extraordinary public expense, create nuisances or cause
fraud on or victimization of the public.
3. Variances shall only be granted upon a determination that the variance is the minimum
necessary, considering the flood hazard, to afford relief.
4. In cases where the variance involves a lower level of flood protection for buildings than
what is ordinarily required by this rticle, the applicant shall be notified, in writing, over the
signature of the building official, that the issuance of a variance will likely result in increased
premium rates for flood insurance.
5. All variances granted shall have the concurrence or approval of the Iowa epartment of
+RNatural r-Resources or its assignee.
B. Factors For Consideration: When considering applications for variances, the t3Board of
djustment will consider all relevant factors specified in other sections of this aArticle in
addition to the following factors:
1. The danger to life and property due to increased flood elevation or velocities caused by
encroachments.
2. The danger that materials may be swept on to other land or downstream to the injury of
others.
3. The importance of the services provided by the proposed facility to the community, and
the risk of losing said services during a flood event.
4. The risk assumed by emergency personnel if it is necessary to evacuate the
use/structure during a flood event.
5. After consultation with the historic preservation commission, a determination of whether
compliance with the floodplain regulations would result in a substantial alteration or destruction
of defining architectural characteristics of landmark properties and properties located within
historic or conservation districts.
6. Such other factors that are relevant to the purposes of this rticle.
C. Conditions Of Approval: Upon consideration of the factors and approval criteria listed in
this section, the -b_oard of _djustment may attach such conditions and safeguards to the
granting of a variance as it deems necessary to fulfill the purposes and intent of the provisions
of this rticle. (Ord. 10-^^T1a16 Zz9�;
14-5J-10: AMENDMENTS:
The regulations and standards set forth in this aArticle may, from time to time, be amended,
supplemented, changed or repealed. No amendment, supplement, change or modification shall
be undertaken without prior approval of the Iowa 4Department of 44atural esources its
assignee. (Ord. 10 441411-16 204-04 —
14-5J-11: WARNING AND DISCLAIMER OF LIABILITY:
The degree of flood protection required by this aArticle is considered reasonable for regulatory
purposes and is based on engineering and scientific methods of study. Larger floods may occur
on rare occasions. Flood heights may be increased by humanmade or natural causes, such as
ice jams and bridge openings restricted by debris. This rticle does not imply that areas
outside the regulated areas will be free from flooding or flood damages. This rticle does not
imply that uses permitted within the regulated areas will be free from flooding or flood damages.
This rticle shall not create liability on the part of Iowa City or any officer or employee thereof
for any flood damages that result from reliance on this aArticle or any administrative decision
lawfully made hereunder. (Ord. 10 4414, 11-16-' I
14-9F-1: DEFINITIONS
As used in hapter 5, rticle J, "Floodplain Management Standards", of this title, the following
definitions shall apply. The general definitions contained in aArticle A of this hapter shall
apply to all terms used in aGhapter 5, aArticle J of this title that are not defined in this section.
APPURTENANT STRUCUTRE: A structure which is on the same parcel of the property as the
principal structure to be insured and the use of which is incidental to the use of the principal
structure.
BASEMENT: Any enclosed area of a building that has its floor or lowest level below ground
level (subgrade) on all sides (see definition of Lowest Floor).
BASE FLOOD: The flood having one (1) percent chance of beinq equaled or exceeded in a
given year. (Also commonly referred to as the 100-year flood").
BASE FLOOD ELEVATION (BFE): The elevation floodwaters would reach at a particular site
during the occurrence of a base flood event.
CLASS 1 CRITICAL FACILITIES: Facilities that must remain accessible during the 0.2% flood
event because they are the base of operations for emergency responders, are particularly
difficult to evacuate during a flood event, or facilities that provide services essential to the life,
health, and safety of the community. Class 1 critical facilities include police and fire stations,
emergency medical centers, communication centers, hospitals, jails, nursing homes, and other
residential uses for persons with limited mobility and/or dependency upon life sustaining medical
equipment.
CRITICAL FACILITIES: Structures that store public records; museums and libraries; schools;
and other buildings that store rare and/or valuable items and information that sustain the history
and public records of a community. These structures are not expected to remain accessible or
functioning during a flood event, though in many instances their functions must resume as soon
as possible after a flood event. Critical facilities also include public infrastructure such as water
distribution and wastewater treatment facilities, which are expected to remain functioning during
a flood event although they may be temporarily inaccessible or accessible only by watercraft
during a flood event.
DEVELOPMENT: Any humanmade change to improved or unimproved real estate, including,
but not limited to, the placement of manufactured housing, buildings or other structures, mining,
dredging, streambank erosion control measures, storage of equipment or materials, filling,
grading, paving, excavation or drilling operations. DeVe'Gnmon+ is nnncirA.-d +n nnmmonro With
stage of eXGayatinn•0 nr the nlanomon4 of ; f;G--tGF / hi lilt hnmo nn a fe, inrla+inn. Development
does not include "minor projects" or "routine maintenance of existing buildings and facilities" as
defined in this section. It also does not include gardening, plowing, and similar practices that do
not involve fillina or aradina.
ENCLOSED AREA BELOW LOWEST FLOOR: The floor of the lowest enclosed area in a
structure when all the following criteria are met:
A. The enclosed area is designed to flood to equalize hydrostatic pressure during flood events
with walls or openings that satisfy the provisions of 14-5J-7E-1.
B. The enclosed area is unfinished (not carpeted, drywalled, etc.), and used solely for low
damage potential uses such as building access, parking or storage, and
C. Machinery and service facilities (e.g., hot water heater, furnace, electrical service)
contained in the enclosed area are located at least one foot W) above the base flood elevation.
D. The enclosed area is not a basement.
EXISTING CONSTRUCTION: Any structure for which the "start of construction" commenced
before May 2, 1977.
EXISTING MANUFACTURED HOUSING PARK OR SUBDIVISION: A manufactured home
park or subdivision for which the construction of facilities for servicing the lots on which the
manufactured homes are to be affixed (including at a minimum, the installation of utilities, the
construction of streets, and either final site grading or the pouring of concrete pads) was
completed before May 2, 1977.
EXPANSION OF EXISTING MANUFACTURED HOUSING PARK OR SUBDIVISION: The
preparation of additional sites by the construction of facilities for servicing the lots on which the
manufactured homes are to be affixed, including at a minimum, the installation of utilities, the
construction of streets, and either final site grading or the pouring of concrete pads.
FLOOD: A general and temporary condition of partial or complete inundation of normally dry
land areas resulting from the overflow of streams or rivers or from the unusual and rapid runoff
of surface waters from any source.
FLOOD CONTROL STRUCTURAL WORKS: Barriers or storage areas constructed to control
floodwater, modify or redirect a channel.
FLOOD ELEVATION: The elevation which floodwaters would reach at a particular site during
the occurrence of a specific frequency flood. For instance, the 1 % flood elevation is the
elevation of floodwaters with a one percent (1 %) likelihood of occurring in any given year. The
0.2% flood elevation is the elevation of floodwaters with a two -tenths percent (0.2%) likelihood
of occurring in any given year. In areas of shallow flooding, there is a one percent (1%) or
greater annual chance of flooding to an elevation specified on the flood insurance rate map.
FLOOD EVENT:
500-Year Flood Event: A flood, the magnitude of which has a two -tenths percent (0.2%)
chance of being equaled or exceeded in any given year or which, on the average, will be
equaled or exceeded at least once every five hundred (500) years.
100-Year Flood Event: A flood, the magnitude of which has a one percent (1 %) chance of
being equaled or exceeded in any given year or which, on the average, will be equaled or
exceeded at least once every one hundred (100) years.
1% Annual Chant,,. Flood Event: The predicted level of flooding with a one percent (1%)
chance of being equaled or exceeded in any given year (formerly known as the 100-year flood
event).
0.2% Annual Chance Flood Event: The predicted level of flooding with a two -tenths percent
(0.2%) chance of being equaled or exceeded in any given year (formerly known as the 500-year
flood event).
FLOOD HAZARD AREA: Land th-at is s„aaed areas that are subject to flooding that are
identified on the Flood Insurance Rate Map as 'W', "AE", GAF .,^^ the fleed-
map., and "X-shaded".
FLOOD HAZARD ELEVATION:;nAF=ZZe;as, the etcvat+ep A-f the 0.20fleed acs prof trK:
+h^ fl^r.rJ �c ill is+ram+^lJ ^r +h^ fl^^lJ !Rs FaRG^ rate mars
A. In zones labeled "AE" and "X-shaded", the elevation of the 0.2% annual chance flood event
as provided by the Flood Insurance Study for Johnson County, Iowa.
B. In zones labeled "A", the elevation of the 0.2% annual chance flood event as determined
by the Iowa Department of Natural Resources.
FLOOD INSURANCE RATE MAP (FIRM): The official map prepared as part of (but published
separately from) the flood insurance study which delineates both the flood hazard areas and the
risk premium zones applicable to the community.
FLOOD INSURANCE STUDY_LEIS ° st dy iRitiated f��„ded and p bliched hY+he forlo
A report published by
FEMA for a community issued along with the community's Flood Insurance Rate Map(s) that
performs an examination, evaluation and determination of flood hazards. The FIS report
contains such background data as the base flood discharge and water surface elevations that
were used to prepare the accompanying FIRM.
FLOODPLAIN: Any land area susceptible to being inundated by water as a result of a specific
frequency flood. For instance, the 1 % floodplain is the area of land that, in any given year, has a
one percent (1 %) likelihood of flooding. The 0.2% floodplain is the area of land that, in any given
year, has a two -tenths percent (0.2%) likelihood of flooding. In areas of shallow flooding, there is
a one percent (1%) or greater annual chance of flooding to a specified elevation, but a clearly
defined channel does not exist, and the path of flooding is unpredictable.
FLOODPLAIN MANAGEMENT: An overall program of corrective and preventive measures for
reducing flood damages and for promoting the wise use of floodplains, including, but not limited
to, emergency preparedness plans, flood control works, floodproofing and floodplain
management regulations.
FLOODPROOFING: Any combination of structural and nonstructural additions, changes or
adjustments to structures, including utility and sanitary facilities, which will reduce or eliminate
flood damage to such structures.
FLOODWAY: The channel of a river or stream and those portions of the floodplains adjoining
the channel which are reasonably required to carry and discharge floodwaters or flood flows so
that confinement of floodwaters to the floodway area will not Yeas, 0 in h-staRtiall„ higher freed
tale%T cumulatively increase the water surface elevation of the base flood (1 % annual
chance) by more than one foot (1').
so that confinement of floodwaters to the floodway area will not result in substantially higher
flood elevation.
FLOODWAY FRINGE: Those portions of the
Flood Hazard Area that are located outside the floodway.
HAZARDOUS MATERIALS: Combustible materials, and flammable liquids, and chemicals —
whether stored aboveground or underground. These include but are not limited to cryogenic
fuels, class I and class II liquids, liquified petroleum gas, and other substances regulated by the
international fire code, as amended.
HIGHEST ADJACENT GRADE: The highest natural elevation of the ground surface prior to
construction next to the proposed walls of a structure.
HISTORIC STRUCTURE: Any structure that is:
A. Listed individually in the National Register of Historic Places, maintained by the
Department of Interior, or preliminarily determined by the Secretary of the Interior as meeting
the requiremnts for individual listing on the National Register;
B. Certified or preliminarily determined by the Secretary of the Interior as contributing to the
historical significance of a registered historic district or a district preliminarily determined by the
Secretary to qualify as a registered historic district;
C. Individually listed on a state inventory of historic places in states with historic preservation
programs which have been approved by the Secretary of the Interior; or,
D. Individually listed on a local inventory of historic places in communities with historic
preservation programs (note Iowa City has such a program) that have been certified by either i)
an approved state program as determined by the Secretary of the Interior (note State of Iowa
has an approved program) or ii) directly by the Secretary of the Interior in states without
approved programs.
LOWEST FLOOR: The floor of the lowest enclosed area in a building structure, including a
basement, except when all the fnnn,.,iRg Criteria are met: the criteria listed in the definition of
Enclosed Area Below Lowest Floor are met.
walls-GF GpeRiRgG that satisfy theprey+sie.ps er14 5 I 'E of thistitle;and
damage
mmage Pete iIYQTR.7G.�J, 66In4' as 161i aGGe SS, pariRg TsteFage; and
rnn4�iALQd in Oho onnlncor! �ro� are Inr ;;UQd �4 lo�c4 nno fnn4 /'I '1 above the flnnd h�;z F
eleyatiGR; aRG-1
0
o fleer ' gFa de AP .ill o
��s� a ��r ems-
MANUFACTURED HOUSING: Any structure designed for residential use which is wholly or in
substantial part, made, fabricated, formed or assembled in manufacturing facilities for
installation or assembly and installation on a building site. For the purposes of GGhapter 5,
rticle J, "Floodplain Management Standards", of this title, manufactured housing includes
factory built homes, mobile homes, manufactured homes and modular homes and also includes
recreational vehicles, park trailers, travel trailers and other similar vehicles placed on a site for
greater than one hundred eighty (180) consecutive days and not fully licensed and ready for
highway use.
MANUFACTURED HOUSING PARK OR SUBDIVISION: A parcel or contiguous parcels of
land divided into two (2) or more manufactured housing lots for rent or sale.
MINOR PROJECTS: Small development activities (except for filling, grading and excavating)
valued at less than $500.
MIXED -USE STRUCTURE: A structure with areas designed for both residential and
commercial uses, in which the floor area dedicated to commercial uses is 25% or more of the
total floor area (or common areas that support residents or residential uses that are not
considered commercial uses).
NEW CONSTRUCTION OF NEW BUILDINGS, MANUFACTURED HOUSING PARKS: Those
structures or development that begaR for which start of construction began on or after May 2,
1977.
NEW MANUFACTURED HOUSING PARK OR SUBDIVISION: A manufactured housing park
or subdivision for which the construction of facilities for servicing the lots on which the factory -
built homes are to be affixed, (including at a minimum, the installation of utilities, the
construction of streets, and either final site grading or the pouring of concrete pads) is
completed on or after May 2, 1977.
NON-RESIDENTIAL STRUCTURE: A structure that has a commercial or non-residential (non-
habitational) use, including but not limited to: businesses, houses of worship, schools, garages,
poolhouses, clubhouses, recreational buildings, mercantile buildings, agricultural buildings
(including grain bins and silos), industrial buildings, and warehouses.
RECREATIONAL VEHICLE: A vehicle which is:
A. Built on a single chassis;
B. Four hundred (400) square feet or less when measured at the largest horizontal
projection;
C. Designed to be self-propelled or permanently towable by alight duty truck; and
D. Designed primarily not for use as a permanent dwelling but as a temporary living quarters
for recreational, camping, travel, or seasonal use.
RW41 I Q 41 R nnn W474RD 4RF=4• 4ro;;c of Special flnnrd ha-zards haViR r 6haIln'e4'e4.;4or
o i
5 orminorJ
SPECIAL FLOOD HAZARD AREA: The land within a community subject to the "base flood".
This land is identified on the community's Flood Insurance Rate Map as Zone A, Al-30, AE, AH,
AO, AR, and/or A99.
START OF CONSTRUCTION: Includes substantial improvement, and means the date the
development permit was issued, provided the actual start of construction, repair, reconstruction,
rehabilitation, addition, placement, or other improvement was within 180 days of the permit date.
The actual start means either the first placement or permanent construction of a structure on a
site, such as pouring a slab or footings, the installation of pile, the construction of columns, or
any work beyond the stage of excavation; or the placement of a factory -built 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 foundations 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. For a substantial
improvement, the actual start of construction means the first alteration of any wall, ceiling, floor,
or other structural part of the structure, whether or not that alteration affects the external
dimensions of the structure.
STRUCTURE: Anything constructed or installed on the ground or attached to the ground,
including, but not limited to, buildings, factories, sheds, cabins, manufactured housing, grain
storage facilities, storage tanks and similar.
SUBSTANTIAL DAMAGE: Damage of any origin sustained by a structure where the cost of
restoring the structure to its predamaged condition would equal or exceed fifty percent (50%) of
the acco cr market value ass oc4ahlished by an appraisal paid fnr ;4 4h9 A-VVRer'c eYPeRS
nihir+hoior is nro+or, of the structure before the damage occurred. Volunteer labor and donated
materials shall be included in the estimated cost of repair.
SUBSTANTIAL IMPROVEMENT: Any improvement to a structure that satisfies either of the
following criteria:
A. Any repair, reconstruction or improvement of a structure, the cost of which equals or
exceeds fifty percent (50%) of the assessed or market value as established by an appraisal paid
for at the owner's expense, whichever is greater, of the structure either before the improvement
or repair is started or, 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 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. The
term does not, however, include any project for improvement of a structure to comply with
existing violations of state or local health, sanitary or safety code specifications which are solely
necessary to assure safe conditions for the existing use. The term also does not include any
alteration of an historic structure provided the alteration will not preclude the structure's
designation as an "historic structure" and provided a Variance is granted by the Board of
Adjustment.
B. Any addition which increases the original floor area of a building by twenty five percent
(25%) or more. All additions constructed after May 2, 1977, shall be added to any proposed
addition in determining whether the total increase in original floor space would exceed twenty
five percent (25%). (Ord. 10 4414, 11-1 6-20
VARIANCE: A grant of relief by a community from the terms of the floodplain management
regulations. See Section 14-8C for the procedure to apply for a variance and Section 14-4B-2
for the standards to obtain a variance.
VIOLATION: The failure of a structure or other development to be fully compliant with the
City's floodplain management ordinance.
ATTACHMENT 2
FEMA Formal Letter to the City of Iowa City
:o'i,yART}ip V
"=g Federal Emergency Management Agency
Q •� Washington, D.C. 20472
-qxn s�
CERTIFIED MAIL
RETURN RECEIPT REQUESTED
The Honorable Bruce Teague
Mayor, City oflowa City
410 East Washington Street
Iowa City, IA 52240
Dear Mayor Teague:
June 26, 2025
IN REPLY REFER TO:
19P
Community Name
Community No.:
Map Panels Affected:
City oflowa City,
Jolmson County,
Iowa
190171
See FIRM Index
This is to notify you of the final flood hazard determination for Johnson County, Iowa and
Incorporated Areas in compliance with Title 44, Chapter I, Part 67, Section 67.11, Code of
Federal Regulations (CFR). This section requires that notice of final flood hazards shall be sent
to the Chief Executive Officer of the community, all individual appellants, and the State
Coordinating Agency, and shall be published in the Federal Register.
The statutory 90-day appeal period that was initiated for your community when the Department
of Homeland Security's Federal Emergency Management Agency (FEMA) published a notice of
proposed flood hazard determinations for your community in the local newspaper has elapsed.
FEMA did not receive any appeals of the proposed flood hazard determinations or submittals
regarding the Revised Preliminary Flood Insurance Study (FIS) report and Flood Insurance Rate
Map (FIRM) during that time.
Accordingly, the flood hazard determinations for your community are considered final. The
final notice for flood hazard determinations will be published in the Federal Register as soon as
possible. The FIS report and FIRM for your community will become effective on
December 26, 2025. Before the effective date, we will send your community final printed copies
of the FIS report and FIRM. For insurance purposes, the community number and new suffix
code for the panels being revised are indicated on the FIRM and must be used for all new
policies and renewals.
Because the FIS report for your community has been completed, certain additional requirements
must be met under Section 1361 of the National Flood Insurance Act of 1968, as amended,
within 6 months from the date of this letter.
It must be emphasized that all the standards specified in 44 CFR Part 60.3(d) of the National
Flood Insurance Program (NFIP) regulations must be enacted in a legally enforceable document.
2
This includes adoption of the current effective FIS report and FIRM to which the regulations
apply and other modifications made by this map revision. Some of the standards should already
have been enacted by your community in order to establish initial eligibility in the NFIP. Your
community can meet any additional requirements by taking one of the following actions in this
Paragraph of the NFIP regulations:
1. Amending existing regulations to incorporate any additional requirements of 44 CFR Part
60.3(d);
2. Adopting all the standards of 44 CFR Part 60.3(d) into one new, comprehensive set of
regulations; or
3. Showing evidence that regulations have previously been adopted that meet or exceed the
minimum requirements of 44 CFR Part 60.3(d).
Also, prior to the effective date, your community is required, as a condition of continued
eligibility in the NFIP, to adopt or show evidence of adoption of the floodplain management
regulations that meet the standards of 44 CFR Part 60.3(d) of the NFIP regulations by the
effective date of the FIRM. These standards are the minimum requirements and do not
supersede any State or local requirements of a more stringent nature.
Many states and communities have adopted building codes based on the International Codes (I -
Codes); the model I -Codes (2009 and more recent editions) contain flood provisions that either
meet or exceed the minimum requirements of the NFIP for buildings and structures. The model
codes also contain provisions, currently found in an appendix to the International Building Code,
that apply to other types of development and NFIP requirements. In these cases, communities
should request review by the NFIP State Coordinator to ensure that local floodplain management
regulations are coordinated (not duplicative or inconsistent) with the State or Local building
code. FEMA's resource, Reducing Flood Losses through the International Code: Coordinating
Building Codes and Floodplain Management Regulations, 5th Edition (2019), provides some
guidance on this subject and is available at https://www.fema.gov/emergency-managers/risk-
management/building-sci ence/building-codes/flood.
Communities that fail to enact the necessary floodplain management regulations will be
suspended from participation in the NFIP and subj ect to the prohibitions contained in Section
202(a) of the Flood Disaster Protection Act of 1973 (Public Law 93-234) as amended, and 44
CFR Part 59.24.
To assist your community in maintaining the FIRM, we have enclosed a Summary of Map
Actions (SOMA) to document previous Letters of Map Change (LOMC) actions (i.e., Letters of
Map Amendment, Letters of Map Revision) that will be affected when the revised FIRM panels
referenced above become effective. If no LOMCs were issued previously for your community,
you are receiving a SOMA for informational purposes only.
3
Once the FIS report and FIRM are printed and distributed, the digital files containing the flood
hazard data for the entire county can be provided for use in a computer mapping system. These
files can be used in conjunction with other thematic data for floodplain management purposes,
insurance requirements, and many other planning applications. Copies of the digital files of the
FIRM panels may be obtained by calling our FEMA Mapping and Insurance eXchange (FMIX),
toll free, at (877) 336-2627 (877-FEMA MAP) or by visiting the Map Service Center at
https://www.msc.fema.gov. In addition, your community may be eligible for additional credits
under our Community Rating System if you implement your activities using digital
mapping files.
For assistance with your floodplain management ordinance or enacting the floodplain
management regulations, please contact Jason Conn, NFIP State Coordinator for Iowa by
telephone at (515)-782-8104. If you should require any additional information, we suggest that
you contact the Director, Mitigation Division ofFEMA, Region 7, in Kansas City, Missouri at
(816) 283-7004 for assistance. If you have any questions concerning mapping issues in general
or the enclosed SOMA, please call our FMIX at the telephone number shown above. Additional
information and resources you may find helpful regarding the NFIP and floodplain management
can be found on our website at https://www.fema.gov/flood-maps. Copies of these documents
may also be obtained by calling our FMIX.
Sincerely,
David N. Bascom, Acting Director
Engineering and Modeling Division
Risk Analysis, Planning and Information Directorate
Enclosure:
Final SOMA
cc: Community Map Repository
Anne Russett, Senior Planner, City oflowa City
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
SEPTEMBER 3, 2025 —6:00 PM —FORMAL MEETING
E M M A J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: James Davies, Scott Quellhorst, Billie Townsend, Chad Wade
MEMBERS ABSENT: Kaleb Beining, Maggie Elliott, Steve Miller
STAFF PRESENT: Madison Conley, Liz Craig, Sue Dulek, Anne Russett
OTHERS PRESENT:
RECOMMENDATIONS TO COUNCIL:
By a vote of 4-0 the Commission recommends Title 14 Zoning be amended, as illustrated in
attachment one, to update requirements related to floodplain management standards for Iowa
City residents and businesses to have continued eligibility to obtain insurance and participate in
the National Flood Insurance Program.
CALL TO ORDER:
Quellhorst called the meeting to order at 6:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
ZONING CODE TEXT AMENDMENT ITEMS:
CASE NO. REZ25-0013:
Consideration of amendments to Title 14, Zoning related to the City's Floodplain Management
Standards.
Conley stated the purpose of this Zoning Code Amendment is to have Iowa City remain a
participating community in the National Flood Insurance Program in order to receive flood
insurance for the community. To maintain eligibility and compliance within this program, Iowa
City needs to do two things, one, adopt the new Flood Insurance Rate Map and Flood Insurance
Study provided by FEMA, and two, align the local ordinance to the National Flood Insurance
Program standards to ensure continued program compliance. Conley noted the last time these
standards were revised was back in 2010 according to ordinance number 10-44-14, and the
proposed amendments brought forth tonight are geared towards Iowa City's Floodplain
Management Standards, which is found in Title 14-5J of the zoning code.
Conley noted some key terms for the Commission, first is the NFIP, the National Flood Insurance
Program and what it means to be a participating community within the NFIP. The NFIP provides
federally backed flood insurance to property owners and businesses. In exchange for flood
insurance, participating communities like Iowa City must adopt and enforce minimum floodplain
management regulations to reduce flood risk. The NFIP offers coverage for flood damage to
homes, belongings and businesses, and it's managed by FEMA, the Federal Emergency
Management Agency. The minimum standards can be found and defined in the Code of Federal
Regulations. The next key term is the Flood Insurance Rate Map, known as FIRM. Once the
current Flood Insurance Rate Map is adopted by a community that is used to determine the
Planning and Zoning Commission
September 3, 2025
Page 2 of 9
minimum flood plain management building code and flood insurance requirements under the
National Flood Insurance Program. On the physical FIRM they are able to see the special flood
hazard areas which entail approximate zones and the floodway is delineated on it. Flood lenders
as well as certified floodplain managers utilize this FIRM as a tool to determine what structures
may or may not be in a special flood hazard area and it helps determine insurance risk zones,
provides the official data for flood hazard risk and influences decisions about flood insurance and
construction regulations.
Regarding background, Conley stated that in May 1977 Iowa City officially joined the National
Flood Insurance Program, which allowed insurance for the community, specifically flood
insurance and the first effective FIRM for the community. That FIRM was used all the way until
February 16, 2007, at which time the current effective Flood Insurance Rate Map that is utilized
today was created. In addition, all insurance lenders who are looking at flood insurance utilize
this FIRM as well. Then in January 2020 FEMA, as well as the Iowa DNR who helps put together
the information through different types of analyzes, released a preliminary Flood Insurance Rate
Map and unfortunately there was some errors in that map so that pushed back the timeframe for
the community adopting that FIRM as the new effective one. In April 2023 is when the Iowa DNR
and FEMA released the revised preliminary FIRM and that FIRM went through an appeals period
and comment period for about 90 days, and then after that was made final. Therefore, in June
2025 FEMA sent the City an official notice that the FIRM and Flood Insurance Study (FIS) are to
become effective December 26, 2025 which signals staff that as a community they need to have
these FIRMS and materials adopted by that date.
Additionally, as a delegated community, Iowa City is responsible for locally enforcing and
maintaining floodplain regulations. These proposed changes reflect FEMA and Iowa DNRs
guidance and help ensure Iowa City continues to uphold and exceed minimum NFIP standards.
Conley explained that exceeding minimum standards means not only as a community do they
enforce the minimums that are set by the National Flood Insurance Program, they have chosen
to adopt the higher standards to not only to help protect the community from flood risk and
hazard but also because Iowa City is a part of a Community Rating System program. Conley
explained a Community Rating System program is established by FEMA and basically it's a
voluntary program that rewards communities with discounted flood insurance premiums for
implementing floodplain management activities that go above and beyond the minimum
requirements of the National Flood Insurance Program. Iowa City joined this program to receive
discounts on National Flood Insurance Program premiums for residents by implementing
advanced floodplain management activities that go above and beyond minimum requirements.
Some of these requirements in Iowa City's ordinance include elevation and freeboard which
means Iowa City as a community requires residential structures to be elevated at least one foot
above the base flood elevation, above the minimum regulation of the 500 year flood plain, also
known as the 0.2% annual chance flood hazard area. Iowa City regulates not only to the 100
year level, also known as the base flood and as the 1 % annual chance flood event but even
further and regulate to the 500 year.
Next is the substantial damage and substantial improvement which states that for any type of
structure that has been damaged or is going through repairs there's a certain calculation that a
certified floodplain manager utilizes to determine if this structure needs to kick in higher
regulatory standards. For example, in Iowa City if there is a structure that exceeds the cost of
50% of the market value of the structure it would need to come into full compliance with what is
Planning and Zoning Commission
September 3, 2025
Page 3 of 9
in the floodplain management standards. Additionally, Iowa City also included an original floor
area increase of 25% or more will require compliance.
The next standard is the protection of critical facilities, this includes hospitals and jails. Iowa City
has determined that Class 1 Critical Facilities are not allowed in flood hazard areas. Then there's
enclosure design requirements, such as venting and elevation requirements for enclosures
below the base flood elevation and lastly is dry-floodproofing. Conley explained dry-floodproofing
is having a system in place to put barriers that protect the structure from water coming in. Iowa
City requires not only to have a certification from a professional engineer, they also need to have
a plan of action for when the flood actually does happen, to make sure there is a safety measure.
Again, Conley noted these higher standards are utilized as a regulatory tool that gives Iowa City
points in the Community Rating System.
Conley stated that along with the higher standards, staff has a summary of the proposed
amendments (Attachment 1) that was included in the agenda packet. First amendment is
definitions, she noted a lot of the definitions in the current ordinance are based on 2010
ordinance language so the proposed amendments help align these terms with FEMA and Iowa
DNR terminology and help add and clarify certain terms. Then there's development in the
floodplain, currently they have a general development definition with limited examples and staff is
proposing to clarify development activities, such as grading, fill, utilities and refine substantial
damage and improvement criteria. For accessory structures Conley noted there are not many
clear standards on this in the code floodplain section, so staff has established criteria for
detached structures in flood hazard areas, which includes floodproofing or elevation.
Enforcement and violations, the code features general enforcement language, but staff is
proposing to clarify violation handling per FEMA and local expectations. Then for floodway and
encroachment, Iowa City has a limited "no rise" requirement, which basically means they can't
have any development in the floodway because that would increase the waters above the base
flood elevation. That's the current minimum so staff is adding a requirement in the ordinance that
a "no rise" analysis and certificate is required from a professional engineer for any development
in the floodway. Next is the elevation standards, it is already determined that residential
structures in Iowa City must be one foot above the 0.2% flood hazard area and staff is proposing
to reaffirm this by clarifying venting, anchoring and structural compliance for new or improved
buildings. Next is the permitting process and there is a permitting process that exists, but it lacks
detail, so the staff proposal is to formalize documentation, such as elevation certificates, cost
estimates and compliance steps. Then lastly is variance criteria. The current code references
general zoning language, but this proposal adds flood specific variance criteria and a clear code
reference, so it makes sure everything is consistent.
Conley reiterated that Iowa City exceeds the minimum NFIP standards and are a part of the
Community Rating System. She declared the Community Rating System has a total of 10
classes that communities participate in and these are based off a point scale. Each class then is
determined by the amount of points a community receives as credit for floodplain management
activities. There are four activity categories, such as public information, mapping and regulations,
flood damage reduction, warning and response. The higher standards Iowa City has as a
community continue to enforce allow the community to maintain a Class 6 ranking in the
program, which provides the community members with a 20% discount on flood insurance. At
Class level 10 they would not receive any discount and are just a participant in the Community
Rating System program. Class 1, which is the most stringent class, receives a 45% discount.
Planning and Zoning Commission
September 3, 2025
Page 4 of 9
Additionally, the proposed amendments reflect collaboration between Iowa City as a delegated
community and the Iowa Department of Natural Resources, which is the state agency
responsible for reporting to FEMA that Iowa City, as a delegated community, is in compliance
with the minimum requirements established by NFIP. Overall, the adoption of the new Flood
Insurance Rate Maps, the Flood Insurance Study and the proposed amendments will ensure that
Iowa City continues to remain a participating community that is eligible for flood insurance within
the National Flood Insurance Program.
Staff recommends that Title 14 Zoning be amended, as illustrated in attachment one, to update
requirements related to floodplain management standards for Iowa City residents and
businesses to have continued eligibility to obtain insurance and participate in the National Flood
Insurance Program.
For next steps Conley stated upon recommendation from the Planning and Zoning Commission,
a public hearing will be scheduled for consideration by the City Council. The anticipated timeline
includes September 16, where Council will set a public hearing, and then October 7, where
Council has the public hearing and there is the first consideration.
Quellhorst asked with regard to the amendments that staff is proposing, those are not necessary
to meet the minimum federal standard, but the amendments are being proposed to improve or
maintain the City's classification and reduce flood insurance premiums. Conley explained the
amendments that are being proposed are actually things that the community is already doing,
they just aren't written in the ordinance. The Iowa DNR has noted that FEMA requires the City to
have this language written in the ordinance. Utilizing the proposed amendments will not move
up the City to a different class, they are just making sure that the ordinance meets the minimum
requirements established by the NFIP guide. The Iowa DNR comes for a community assistance
visit and checks to see if the ordinance is up to date with the language that FEMA is looking for.
Quellhorst noted this essentially was a circumstance where the regulations are a little bit
ambiguous and so staff is proposing amendments to just bring it in line with current practices.
Wade asked if the 0.2% is FEMA regulated. Conley stated it is not, that's a higher standard. The
0.2% Flood Hazard Area is shown on the Flood Insurance Rate Map, but it is not regulated as a
requirement for cities to regulate to by the NFIP as a minimum, it is something that the City has
chosen to go higher on and regulate to, in addition to the 1%. Wade stated the 0.2% means they
need to be bring grade one foot above that. Conley confirmed that was correct and explained if
there's a new home that wants to be built and the property is located in the 0.2% Flood Hazard
Area, this is saying that the lowest floor will need to be built one foot above whatever the 0.2%
elevation is at that location.
Wade noted a particular building as an example, it seems to fall in that 0.2% area so if there was
any kind of floor expansion or something like that, then would that trigger the requirement that it
would have to be built at that one foot above grade. Conley explained the way that any type of
compliance is triggered is if it qualifies as a substantial improvement. So if they're doing an
addition, and the cost of that project goes 50% above the market value of the structure, then
that's when the higher regulations kick in, and the full structure, including the addition, need to be
brought into compliance and the whole structure needs to be elevated one foot above the 0.2%
Wade noted the Ralston Creek area seems like most of that area falls within that regulation so
Planning and Zoning Commission
September 3, 2025
Page 5 of 9
Iowa Avenue, for example, all those properties would be impacted if they made an improvement,
or if there was a turnover in housing that essentially that new standard would apply. He asked
does that get the City more base points, and how does that benefit the property owner. Conley
clarified that with certain additions they may not have to be brought completely into compliance it
just depends where it falls with the cost analysis. But to answer the question, the City doesn't
technically receive extra points for that, it's just a higher level of protection. The City generally get
points for just having higher thresholds so for example, the 25% expansion of floor area is a
standard that would give extra points. She acknowledged it might be a disservice to the
homeowner or property owner who wants to build however that's why it's important to make sure
the City and community are making homeowners aware of where they are in the Special Flood
Hazard Area, or if they are even in one, and work with them to make sure if they do want to do a
project that their project doesn't cross that threshold that kicks in higher standards.
Russett also wanted to clarify that's an existing standard, since 2010 the City has required new
construction within the 0.2% to be elevated by one foot above that elevation. They have been
enforcing that and implementing that since 2010 and are not proposing to change that. It's been
administered that way, it's just not been clarified in the code.
Conley noted there are other things, like maybe the certifications or something like that, that
needs to be clarified in the code as well. She noted the substantial improvement part of the code
is clear it's just that, for example, documentation such as a cost estimate that is needed in order
to determine what the actual amount of the project will be and since it doesn't clearly state that in
the previous version, then it's hard to sometimes get the cost estimate. The Iowa DNR and
FEMA are making sure that the City and community are receiving the materials needed to
accurately assess or determine if it is actually a substantial improved structure or not.
Wade stated in the booklet it references commercial as 14-5J-7f, how are commercial properties
treated. Conley stated commercial is treated differently, residential structures are not allowed to
be flood proofed at all but commercial has the ability to be flood proofed in a way where it can be
dry-floodproofed. For example, there was a Pancheros that was just built where they used flood
proofing measures such as barriers and also utilized a tech spray around the bottom that went all
the way up to the 0.2% Special Flood Hazard Area. Commercial properties have a little bit more
flexibility to operate in a flood hazard area.
Davies noted this is a good conversation and it helps with understanding how development is
impacted by some of these rules. Just for clarification, the map is not changing. Conley stated
the map is changing and that is one of the big parts of this proposed amendment is that the
community has to adopt the new effective Flood Insurance Rate Map by December 26, 2025.
Davies asked what the changes to the map are. Conley shared an example the map provided by
FEMA Map Service Center, the National Flood Hazard layer. She noted she can't specifically
sum up the changes but noted the floodway has increased in some areas and maybe has
decreased in others, it just depends on the meandering of the stream and the river. However, to
her knowledge there's no giant, crazy changes.
Davies is particularly concerned along Ralston Creek. He acknowledged that most of the
properties along the river are expecting to flood and have adapted their development but
perhaps those along Ralston Creek are not as prepared. Conley noted a decent portion of her
Planning and Zoning Commission
September 3, 2025
Page 6 of 9
daily job is dedicated to flood plain development and permitting and making sure things are
substantially improved and following the code. It appears the areas around Ralston Creek have
generally decreased but there's still both flood hazards and a floodway.
Davies asked for a residential property, like a $300,000 house, that wants to put on an addition
worth $150,000 on build on an infill lot, is this a barrier to development. Conley stated it isn't a
barrier, it is more of a protection measurement. If it was found to maybe appear as a barrier,
there's certain ways with the cost estimate to cut back to make sure that they can get what they
want at 49.9% and not at 50% where those extra regulations would kick in.
Davies asked if there are steps the City or County can take to change that flood map, such as
improvements to Ralston Creek, for instance. Conley noted the Ralston Creek flood levels
shown on the map are predictions based on hydraulic and analysis, so they may not be accurate
in some areas. However, the community has the ability to file for a letter of map change, which
can remove their structure from the area, or ask for that area of the map to be revalidated. She
also noted there is a hazard mitigation plan that has recently been released by Johnson County
that talks about different ways of flood protection. She is not sure if there's any ways that the City
would take steps to reduce the floodway in general, but they can be proactive and just try to
prevent any damage from occurring, if possible.
Townsend asked after the 2008 floods and the raising of Dubuque Street how did that change
the maps. Conley stated after that work it has been updated and now it looks like the structure of
Mayflower itself does not contain any flood hazard area.
Russett added in 2008 that were probably areas that weren't included in a flood hazard area that
flooded, again the analysis that is done is as best as can be done, but there's going to be areas
that aren't in a flood hazard area that may flood in the future.
Townsend asked about the mosquito flats area and if that area is buildable. Russett noted the
City bought many of the properties in that area and they will not be built on but there is still some
privately held lands. Dulek added that the City owned lands cannot be built on because the City
got federal money to purchase.
Townsend asked under 14-5J-8, Special Floodway Provisions, storage of materials and
equipment, it says storage of other materials may be allowed if readily removable from the
floodway within the time available after flood warning, what does that mean. Conley explained if
as a City they know that there might be existing materials that can be easily removed if there is
enough warning time, then they are to be removed prior to the flooding.
Quellhorst asked what is the extent of federal flood insurance assistance that Iowa City receives,
is it hundreds of 1000s, millions, 10s of millions, hundreds of millions. Conley is not sure but
could say it is quite significant to be part of the NFIP because it allows Iowa City to access
certain funding that nonparticipating communities wouldn't be able to.
Davies asked for explanation of what the "no rise" means. Conley explained the "no rise" is
strictly for the floodway and any type of development that is proposed in the floodway cannot
cause a rise in the base flood elevation. So, if someone wanted to do a dam improvement or
something, the City would need to have an engineer conduct a hydraulic analysis and have a
Planning and Zoning Commission
September 3, 2025
Page 7 of 9
professional engineer sign off on a "no rise" certification, also known as a no encroachment
certification, to ensure no rise in the base flood, because otherwise it's going to cause a lot of
issues for all properties that are downstream. Any development, like dredging, mining, grading,
all of that needs to be reviewed if it is occurring in any special flood hazard area.
Davies asked about mobile home impacts. Conley stated mobile homes actually have a specific
section in the code and they are structures that also need to be protected and held to the same
standard, one foot above base flood elevation, or 0.2%. There's a certain amount of provisions
that come along with manufactured housing that floodplain administrators need to ensure are
checked off before some can come in.
Townsend asked about cases like the one in Fairfax with all those illegal wells that they found on
property. Russett noted that is a zoning enforcement issue, they did something illegally.
Conley noted in the ordinance they have linked the municipal infraction section in the violation
section, so it brings readers of this floodplain management standards to that area of the code, so
they understand the City's general enforcement measures.
Townsend asked how things like that would affect the insurance. Conley stated it would reflect
on the entire community as a whole and it would depend on the violation.
Quellhorst opened the public hearing.
Seeing no one come forward, Quellhorst closed the public hearing.
Townsend moves to recommend that Title 14 Zoning be amended, as illustrated in
attachment one, to update requirements related to floodplain management standards for
Iowa City residents and businesses to have continued eligibility to obtain insurance and
participate in the National Flood Insurance Program.
Wade seconded the motion.
Townsend stated it looks like something that needed to be done so it's a good thing to revise and
make sure that it's correct.
Wade agreed and is glad to see the language align with an administrative aspect of it. He did
note the 0.2% sometimes gives him a little heartburn, because being in town for coming up on 48
years, a lot of those areas that are within that 0.2% have never experienced a weather event
that's caused issues, and as a property owner, or somebody that looks at putting up a building, it
does become a cost factor. Perhaps that's a future consideration, but based on what's presented
today, it makes sense to bring it current.
Quellhorst stated he really appreciates staff's work on this as flood prevention is important. The
map was produced by experts so he doesn't have any reason to doubt that that map is current
and accurate. He appreciates that they're codifying existing practice in a way that better protects
the City and will guarantee federal funding in the future.
A vote was taken and the motion passed 4-0.
Planning and Zoning Commission
September 3, 2025
Page 8 of 9
PLANNING AND ZONING INFORMATION:
Russett presented updates from the City Council meeting on Tuesday, the neighborhood open
space ordinance was adopted and the rezonings at the former ACT properties and the former
Pearson property were also adopted.
ADJOURNMENT:
Wade moved to adjourn, Davies seconded and the motion passed 4-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2024-2025
511
6126
914
9118
11120
1214
2119
3/5
517
6/4
6118
712
7116
816
8/27
9/3
BEINING, KALEB
-- --
-- --
-- --
-- --
-- --
-- --
-- --
-- --
-- --
-- --
-- --
X
O
X
X
O
DAVIES, JAMES
-- --
-- --
-- --
-- --
-- --
-- --
-- --
-- --
-- --
-- --
-- --
X
X
X
X
X
CRAIG, SUSAN
X
X
X
X
X
X
X
X
X
X
X
-- --
-- --
-- --
-- --
-- --
ELLIOTT, MAGGIE
X
O/E
X
X
O/E
X
X
X
X
X
X
X
O/E
X
X
O/E
HENSCH, MIKE
X
X
O/E
X
X
X
X
O/E
X
X
X
-- --
-- --
-- --
-- --
-- --
MILLER, STEVE
-- --
-- --
X
X
X
X
X
X
X
X
O/E
X
X
X
X
O/E
PADRON, MARIA
O/E
-- --
-- --
-- --
-- --
-- --
-- --
-- --
-- --
-- --
-- --
-- --
-- --
-- --
-- --
-- --
QUELLHORST, SCOTT
X
X
X
X
O/E
X
X
X
X
X
X
X
X
X
O/E
X
TOWNSEND, BILLIE
X
X
X
X
O/E
X
X
X
X
X
X
X
X
X
X
X
WADE, CHAD
O/E
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
KEY:
X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member
IJ 0-
Prepared by: Madison Conley, Associate Planner, 410 E. Washington Street, Iowa City, IA 52240; 319-356-5132
Ordinance No.
Ordinance amending Title 14, Zoning, related to the City's Floodplain
Management Standards to ensure the community's continued participation
and eligibility in the National Flood Insurance Program (NFIP) (REZ25-
0013).
Whereas, the City has been a participating member in the National Flood Insurance
Program (NFIP) since 1977; and
Whereas, the City's continued participation in the NFIP allows flood insurance eligibility
for community members and continued Community Rating System (CRS) program participation;
and
Whereas, the City is ranked at Class 6 in the CRS program and has achieved this class
by implementing flood damage reduction, flood warning and response, flood mapping and
regulation, and public information activities that exceed NFIP's minimum standards resulting in a
20% discount for community members on federally backed flood insurance; and
Whereas, the City received a formal notice from the Federal Emergency Management
Agency (FEMA) on June 26, 2025 that Iowa City is required, as a condition of continued eligibility
in the NFIP, to adopt or show evidence of adoption of the floodplain management regulations that
meet the standards of 44 Code of Federal Regulations (CFR) Part 60.3 (d) of the NFIP by the
effective date of the Flood Insurance Rates Maps (FIRM); and
Whereas, the proposed amendments adopt the FIRM and the Flood Insurance Study (FIS)
submitted to the City by FEMA on June 26, 2025, ensure the City's continued participation in the
NFIP, and support sound floodplain management practices across the community; and
Whereas, the Iowa City Comprehensive Plan includes a land use goal that encourages
compact, efficient development through a City strategy that guides development away from
sensitive environmental areas, such as floodplains and flood hazard areas; and
Whereas, the Iowa City Comprehensive Plan includes an environmental goal that works
to protect and enhance our watersheds, floodplains, wetlands, and greenways; and
Whereas, the Planning and Zoning Commission reviewed the zoning code
amendments set forth below at the September 3, 2025 meeting and recommended
approval by a vote of 4-0 (Miller, Elliott, Beining absent).
Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa:
Section I. Amendments. The Code of Ordinances of the City of Iowa City, Iowa is hereby amended
as follows:
A. Amend 14-5J-1: Purpose, by adding the following underlined text and deleting the
following text with a strikethrough:
Ordinance No.
Page 2
The purpose of this aArticle is to protect and preserve the rights and privileges and property of
Iowa City and its residents and to protect, preserve and improve the peace, safety, health,
welfare, comfort and convenience of its residents by minimizing flood losses. The provisions of
this aArticle are designed to:
A. Reserve sufficient floodplain area for the conveyance of flood flows so that flood heights
and velocities will not be increased substantially.
B. Restrict or prohibit uses that are dangerous to health, safety or property in times of flood
or that cause excessive increases in flood heights or velocities.
C. Require that uses vulnerable to floods, including public utilities that serve such uses, be
protected against flood damage.
D. Assure that eligibility is maintained for property owners to purchase flood insurance
through the national flood insurance program.'^•a. 10 4414, 11 16 201 n`
B. Amend 14-5J-2: Applicability And Interpretation, by adding the following underlined
text and deleting the following text with a strikethrough:
A. Application Of Provisions:
February 16, 2907. The "jehnsen County, Iowa and RAQ PaRGe study",
@C. Minimum Requirements: The provisions of this aArticle are considered minimum
requirements and will be liberally construed in favor of the governingbedy City of Iowa City and
will not be deemed a limitation or repeal of any other powers granted by the sState statutes.
GD. Abrogation And Greater Restrictions: It is not intended by this aArticle to repeal,
abrogate or impair any existing easements, covenants or deed restrictions. However, where this
aArticle imposes greater restrictions, the provisions of this aArticle shall prevail. Where more
specific provisions herein conflict with other provisions of this title, this aArticle shall prevail.
rn.a 19 4e4414 46 2940i
Ordinance No.
Page 3
C. Amend 14-5J-3: Legal Authority And Findings Of Fact, by adding the following
underlined text and deleting the following text with a strikethrough:
A. Legal Authority: Chapters 455B and 414, sCode of Iowa, as amended, gives cities
authority to adopt regulations governing development and redevelopment within flood hazard
areas, including designation of flood hazard maps.
B. Legislative Findings:
1. The flood hazard areas of Iowa City are subject to periodic inundation which can result
in loss of life and property, health and safety hazards, disruption of commerce and
governmental services, extraordinary public expenditures for flood protection and relief and
impairment of the tax base, all of which adversely affect the peace, safety, health, welfare,
comfort and convenience of its residents.
2. These flood losses, hazards, and related adverse effects are caused by the occupancy
of flood hazard areas by uses vulnerable to flood damages. Such uses create hazardous
conditions as a result of being inadequately elevated or otherwise protected from flooding and
the cumulative effect of obstructions on the floodplain causing increases in flood heights and
velocities.
3. This aArticle relies upon engineering methodology for analyzing flood hazards, which is
consistent with the standards established by the Iowa dDepartment of aNatural FResources or
its assignee.
D. Amend 14.5J-4: Compliance with Provisions; Nonconforming Situations, by adding the
following underlined text and deleting the following text with a strikethrough:
A. Except as provided in subsection B of this section, no structure or land shall hereafter be
used and no structure shall be located, enlarged, converted or structurally altered without full
compliance with the terns of this aArticle.
B. If a structure that is not in compliance with the provisions of this aArticle lawfully existed
prior to May 2, 1977, and has existed continuously without abandonment since that time, then
improvements may be made to the structure, notwithstanding the provisions of this aArticle,
provided such improvements do not constitute a substantial improvement as defined in
eChapter 9, aArticle F, "Floodplain Management Definitions", of this title. However, structures,
uses, or development that are nonconforming with regard to other provisions of this title must
comply with the applicable regulations contained in sChapter 4, aArticle E, "Nonconforming
Situations", of this title. r^•a. ^
E. Amend'14.5J-5: Enforcement, by adding the following underlined text and deleting the
following text with a strikethrough:
A. Enforcement Official Designated: The building official shall administer and enforce the
provisions of this aArticle.
B. Duties And Responsibilities: Duties and responsibilities of the building official include, but
are not necessarily limited to the following:
Ordinance No.
Page 4
1 Review all floodolain development permit applications to assure that the provisions of
this Article will be satisfied.
43. Record and maintain a record of the elevation (in relation to national geedetiG VeFt Gal
datum North American Vertical Datum 1988) of the lowest floor, including basement, of all new
or substantially improved buildings structures or the elevation to which new or substantially
improved structures have been floodproofed.
24. Notify adjacent communities or counties and the Iowa dDepartment of nNatural
rResources, or its assignee, prior to any proposed alteration or relocation of a watercourse -and
submit evidence of such notifications to the Federal Emergency Management Agency.
35. Keep a record of all permits, appeals, variances and other such transactions and
correspondence pertaining to the administration of this aArticle. ,
7. Notify the Federal Insurance Administrator of any annexations or modifications to Iowa
City's boundaries.
8 Maintain the accuracy of Iowa City's Flood Insurance Rate Maps when -
a Development placed within the floodwav results in any of the following:
(1) An increase in the base flood elevations. or
(2) Alteration to the floodwav boundary.
b. Development placed in Zones A AE AH and Al-30 that does not include a
designated floodwav that will cause a rise of more than one foot in the base flood elevation- or
c. Development relocates or alters the channel
d. Within 6 months of the completion of the development the applicant shall submit to
FEMA all scientific and technical data necessary for a Letter of Map Revision
9. Perform site inspections to ensure compliance with the standards of this Article
F. Amend 14-5J-6: Floodplain Development Permit, by adding the following underlined
text and deleting the following text with a strikethrough:
A. Permit Required: A floodplain development permit, issued by the building official, must be
obtained prior to initiation of any development on a parcel of land within a flood hazard area
according to the applicable review and approval procedures contained in eChapter 8, aArticle B,
"Administrative Approval Procedures", of this title. Issuance of a floodplain development permit
does not relieve the property owner from complying with federal, state, or other agency
Ordinance No.
Page 5
regulations, including approval when required from the Iowa dDepartment of aNatural
(Resources.
B. Compliance: Floodplain development permits based on approved plans and applications
authorize only the use, arrangement, and construction set forth in such approved plans and
applications. Prior to use or occupancy of any structure, the applicant will be required to submit
certification by a professional engineer or land surveyor, registered in the state, that the finished
fill, building structure floor elevations, floodprooflng or other flood protection measures were
accomplished in compliance with the provisions of this aArticle. Any use, arrangement or
construction not in compliance with the uses authorized will be deemed a violation of this
aArticle. (QFd 10 441411 16 2010)
D. Penalties for Violation: Violation of any provision of this Chapter will be enforced as a
municipal infraction pursuant to 1-4-2.
G. Amend 14-5J-7: General Floodplain Management Standards, by adding the following
underlined text and deleting the following text with a strikethrough:
A. Whether the land involved is either wholly or partly within the floodway or floodwav
fringe: and
AC. General Construction Requirements: All stfaetufe"evelopment shall be:
1. Adequately Designed and adequately anchored to prevent flotation, collapse or lateral
movement of the structure; and
2. Constructed with materials and utility equipment resistant to flood damage; and
3. Constructed by methods and practices that minimize flood damage.
90. Class 1 Critical Facilities:
1. Class 1 critical facilities may not be located within a flood hazard area.
2. Class 1 critical facilities must be located with a means of vehicular access that will
remain passable during occurrence of the 0.2% flood event.
CE. Residential Buildings:
Ordinance No.
Page 6
1. All new or substantially improved residential structures must have the lowest floor of the
including basement. elevated a minimum of one foot
(1') above the flood hazard elevation. Construction shall be upon compacted fill which shall. at
2. Where existing topography, street grades, or other factors preclude elevating by fill,
alternate methods of elevating, such as piers, may be allowed, subject to approval by the
building official. In such a case, a licensed professional shall certify that the methods used will
be adequate to support the structure as well as withstand the various forces and hazards
associated with flooding.
BF. Nonresidential and Mixed Use Buildings:
1. All new or substantially improved nonresidential lauilding6 structures must have the lowest
floor Of the 9F ginal 6tFUGtWF9 and aRy lateFal add tion, including basement, elevated a
minimum of one foot (1') above the flood hazard elevation or, together with attendant utility
and sanitary systems, be floodproofed to such a level.
23. When floodproofing is utilized, a professional engineer registered in the state shall
GeFtify that the fleedPF99fing methods U69d aFG adequate to w thstand the flood depths,
PF866ures, vales ties, impast and UP' ft forces and nlhoF fantem 99ROG aled with the flood hazard,
and that the GtFUGtLIF8 below the flood hazapd elevat 9R s wateFlight w th wells 6ubStaRt all
Ordinance No.
Page 7
Properly under all conditions, including power failures.
c. The Inspection and Maintenance Plan will ensure that all components will operate
properly under flood conditions by describing inspection and maintenance activities, including
inspection intervals and repair requirements.
€G. All New And Substantially Improved Structures:
1. Fully enclosed areas below the "lowest floor -"that are subject to flooding shall be
designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the
entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a
registered professional engineer to meet or exceed the following minimum approval criteria:
a. There must be a minimum of two (2) openings having a total net area of not less than
one square inch for every square foot of enclosed area subject to flooding. The openings shall
not be located on the same wall.
b. The openings shall be located on exterior walls such that the 1 % flood elevation, or
shallow flood elevation, is above the bottom of the opening, and in all cases the bottom of all
openings shall be no higher than one foot (1') above grade.
c. Openings shall permit the automatic entry and exit of floodwaters.
2. New and substantially improved structures must be designed or modified and
adequately anchored to prevent flotation, collapse or lateral movement of the structure resulting
from hydrodynamic and hydrostatic loads, including the effects of buoyancy.
3. New and substantially improved structures ,
the flood hazard elevation.
€H. Manufactured Housing: A4aaufast -red All new and substantially improved manufactured
housing, including those placed in existing manufactured housing parks, planned developments,
or subdivisions, must be:
1. Anchored to resist flotation, collapse or lateral movement. Anchorage systems may
include, but are not limited to, use of over -the -too or frame ties to around anchors as required by
the City Building Code.
2. Elevated on a permanent foundation such that the lowest floor of the structure is a
minimum of one foot (1) above the flood hazard elevation.
Gl. Utility And Sanitary Systems:
1. All new or replacement on site water supply or sewage waste disposal systems must be
located or designed to avoid impairment to the system or contamination from the system during
flooding.
Ordinance No.
Page 8
2. New or replacement water supply systems and sanitary sewage systems must be
designed to minimize or eliminate infiltration of floodwaters into the system. Water supply
facilities and sanitary sewage systems (other than onsite systems) must be provided with a level
of protection equal to or greater than one foot (1') above the flood hazard elevation.
3. Utilities, such as gas or electrical systems, must be located and constructed to minimize
or eliminate flood damage to the system and the risk associated with such flood damage or
impaired systems.
4. On -site waste disposal and water supply systems shall be located or designed to avoid
impairment to the system or contamination from the system during flooding.
14J. Storage Of Flammable, Explosive Or Injurious Materials: Storage of materials and
equipment that are flammable, explosive or injurious to human, animal or plant life is prohibited
unless elevated a minimum of one foot (1') above the flood hazard elevation. Other material and
equipment must either be similarly elevated or:
1. Not be subject to major flood damage and be anchored to prevent movement due to
floodwaters; or
2. Be readily removable from the area within the time available after flood warning.
1K. Flood Control Structural Works: Flood control structural works, including, but not limited
to, levees and flood walls, must provide, at a minimum, protection from a 0.2% flood event with
a minimum of three feet (3') of design freeboard and must provide for adequate interior
drainage. In addition, flood control structural works must be approved by the Iowa dDepartment
of aNatural RResources or its assignee.
JL.
altered or relocated portion. In addition such alterations or relocations must be approved by the
Iowa Department of Natural Resources.
KM. Subdivisions:
1. Subdivisions and planned developments, including manufactured housing parks and
subdivisions, must be designed to minimize flood damage and must have adequate drainage
provided to reduce exposure to flood damage, and must meet the applicable performance
standards established by the sCity eEngineer. Development associated with subdivision
proposals (including the installation of public utilities) shall meet the applicable performance
standards of this aArticle. Any subdivision, planned development, or manufactured housing park
intended for residential development must provide all lots with a means of vehicular access that
will remain passable during occurrence of the 40.2% annual chance flood event.
2. Proposals for subdivisions shall include the flood hazard elevation data for those areas
located within flood hazard areas.
LN. Residential Accessory Structures: The exemption of detached garages, sheds and
similar structures from the general floodplain management for residential buildings may result in
increased premium rates for insurance coverage of the structure and contents; however, said
detached garages, sheds and similar accessory type structures are exempt from the general
floodplain management for residential buildings when all of the following conditions exist:
Ordinance No.
Page 9
1. The structure shall be designed to have low flood damage potential. It shall not exceed
600 sq. ft. in size. Those portions of the structure located less than one foot (1') above the flood
hazard elevation must be constructed of flood -resistant materials.
42. The structure is not used for human habitation.
21. . The structure shall
be used solely for low flood damage potential purpose such as vehicle parking and limited
storage.
34. The structure is constructed and placed on the building site so as to offer minimum
resistance to the flow of floodwaters.
45. The structure is firmly anchored to
ethw:s#-Atures: resist Floatation, collapse and lateral movement.
66. The service facilities for the structure, such as electrical and heating equipment, are
elevated or floodproofed to at least one foot (1') above the flood hazard elevation.
87. .The structure's walls
include openings that satisfy the provisions of 14-5J-7E-1.
MO. Recreational Vehicles:
1. Recreational vehicles are exempt from the requirements of subsection F of this section
regarding anchoring and elevation of manufactured homes when the following criteria are
satisfied:
a. The recreational vehicle shall be located on the site for less than one hundred eighty
(180) consecutive days; and
b. The recreational vehicle must 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 and is
attached to the site only by quick disconnect type utilities and security devices and has no
permanently attached additions.
2. Recreational vehicles that are located on the site for more than one hundred eighty
(180) consecutive days or are not ready for highway use must satisfy requirements of
subsection F of this section regarding anchoring and elevation of manufactured homes. (Ord.
19 AA,A 11 16 2010)
P. Pioeline River And Stream Crossings: Pipeline river and stream crossings must be buried
in the streambed and banks, or otherwise sufficiently protected to prevent rupture due to
channel degradation and meandering.
H. Amend 14-5J-8: Special Floodway Provisions, by adding the following underlined text
and deleting the following text with a strikethrough:
In addition to the general floodplain standards listed above, uses development within the
floodway must meet the following applicable standards:
A. No use development is permitted in the floodway that would increase the °4% Heed -hazard
base
flood elevation. Prior to issuance of a floodplain development permit the applicant /agent must
obtain a conditional LOMR from FEMA.
Ordinance No.
Page 10
B. All ages development within the floodway must:
1. Be consistent with the need to minimize flood damage; and
2. Use construction methods and practices that will minimize flood damage; and
3. Use construction materials and utility equipment that are resistant to flood damage.
C. No use development is permitted that would affect the capacity or conveyance of the
channel or floodway or any tributary to the main stream, drainage ditch or any other drainage
facility or system.
D. Structures, buildings, recreational vehicles and sanitary and utility systems, if permitted,
must meet the applicable general floodplain management standards and must be constructed
and aligned to present the minimum possible resistance to flood flows.
E. BuWiRg tructures, if permitted, must have low flood damage potential and must not be
used for human habitation.
F. Storage of materials or equipment that are buoyant, flammable, explosive or injurious to
human, animal or plant life is prohibited. Storage of other material may be allowed if readily
removable from the floodway within the time available after flood warning.
G. Watercourse alterations or relocations, including channel changes and modifications,
must be designed to maintain the flood carrying rapacity within the altered or relocated portion.
In addition, such alterations or relocations must be approved by the Iowa dDepartment of
oNatural rResources or its assignee.
H. Any fill or stream bank erosion control projects allowed in the floodway must have some
beneficial purpose and will be limited to the minimum amount necessary.
I. Pipelines that cross rivers or streams must be buried in the streambed and banks or
otherwise sufficiently protected to prevent rupture due to channel degradation and meandering
or due to action of flood flows. Where floodway data has been provided in the flood insurance
study, such data shall be used to define the floodway limits.
J. Where Re fleedway data has been pFav dad, the law@ depaFtmaRt Of RatUFal F8606IF686 GF
I. Amend 14-5J-9: Variances, by adding the following underlined text and deleting the
following text with a strikethrough:
The bBoard of aAdjustment may authorize, upon request, in specific cases, such variances from
the terms of this aArticle that will not be contrary to the public interest where, owing to special
conditions, a literal enforcement of the provisions of this aArticle will result in unnecessary and
undue hardship. To ensure that the spirit of this title is observed and substantial justice done, no
variance to the strict application of any provision of this aArticle shall be granted by the board
unless the applicant demonstrates that all of the following approval criteria are met. In addition,
the applicant must meet all the provisions and general approval criteria for variances as stated
Ordinance No.
Page 11
in eChapter 4, aArticle B, "Minor Modifications, Variances, Special Exceptions, And Provisional
Uses", of this title, except subsection 14-4B-2A4 of this title. See Section 14-8C for the
procedure to apply for a variance and Section 14-4B-2 for the standards to obtain a variance.
A. Approval Criteria:
1. No variance shall be granted for any development within the floodway that would result
in any increase in flood elevation unless approved by the Iowa dDepartment of nNatural
vResources or its assignee.
2. Variances shall only be granted upon a showing of good and sufficient cause, and a
determination that the granting of the variance will not result in increased flood elevation,
additional threats to public safety, extraordinary public expense, create nuisances or cause
fraud on or victimization of the public.
3. Variances shall only be granted upon a determination that the variance is the minimum
necessary, considering the flood hazard, to afford relief.
4. In cases where the variance involves a lower level of flood protection for buildings than
what is ordinarily required by this aArticle, the applicant shall be notified, in writing, over the
signature of the building official, that the issuance of a variance will likely result in increased
premium rates for flood insurance.
5. All variances granted shall have the concurrence or approval of the Iowa dDepartment of
nNatural rResources or its assignee.
B. Factors For Consideration: When considering applications for variances, the 46oard of
aAdjustment will consider all relevant factors specified in other sections of this aArticle in
addition to the following factors:
1. The danger to life and property due to increased flood elevation or velocities caused by
encroachments.
2. The danger that materials maybe swept onto other land or downstream to the injury of
others.
3. The importance of the services provided by the proposed facility to the community, and
the risk of losing said services during a flood event.
4. The risk assumed by emergency personnel if it is necessary to evacuate the
uselstructure during a flood event.
5. After consultation with the historic preservation commission, a determination of whether
compliance with the floodplain regulations would result in a substantial alteration or destruction
of defining architectural characteristics of landmark properties and properties located within
historic or conservation districts.
6. Such other factors that are relevant to the purposes of this aArticle.
C. Conditions Of Approval: Upon consideration of the factors and approval criteria listed in
this section, the bBoard of aAdjustment may attach such conditions and safeguards to the
granting of a variance as it deems necessary to fulfill the purposes and intent of the provisions
of this aArticle.
Ordinance No.
Page 12
J. Amend 14-SJ-10: Amendments, by adding the following underlined text and deleting
the following text with a strikethrough:
The regulations and standards set forth in this aArticle may, from time to time, be amended,
supplemented, changed or repealed. No amendment, supplement, change or modification shall
be undertaken without prior approval of the Iowa dDepartment of nNatural FResources or its
assignee.
K. Amend 14-SJ-11: Warning and Disclaimer of Liability, by adding the following
underlined text and deleting the following text with a strikethrough:
The degree of flood protection required by this aArticle is considered reasonable for regulatory
purposes and is based on engineering and scientific methods of study. Larger floods may occur
on rare occasions. Flood heights may be increased by humanmade or natural causes, such as
ice jams and bridge openings restricted by debris. This aArticle does not imply that areas
outside the regulated areas will be free from flooding or flood damages. This aArticle does not
imply that uses permitted within the regulated areas will be free from flooding or flood damages.
This aArticle shall not create liability on the part of Iowa City or any officer or employee thereof
for any flood damages that result from reliance on this aArticle or any administrative decision
lawfully made hereunder. (Ord. 1Q 4 44 4, 11 16 20111)
L. Amend 14-8B-5: Floodplain Development Permit, by adding the following underlined
text and deleting the following text with a strikethrough:
A. Permit Required: A Floodplain development permit issued by the building official shall be
secured prior to initiation of any development on a tract of land within a flood hazard area.
B. Submittal Requirements: The building official may require the following information:
1. Description of the work to be covered by the permit.
2. Description of the land on which the proposed work is to be done (i.e., lot, block, tract,
street address or similar description) that will readily identify and locate the work to be done.
3. Location and dimensions of all structures.
34. Indication of the use or occupancy for which the proposed work is intended.
45. Elevation of the Heed -hazard -event -base flood and 0.2% annual chance flood event.
Where flood elevation data is not provided in the flood insurance study, the applicant shall contact
the Iowa dDepartment of nNatural rResources to obtain such data.
66. Elevation (in relation to national-geedetie veRisal datum North American Vertical Datum
1988) of the lowest floor, including basement, of buildings structures or of the level to which a
building is to be floodproofed.
67. For buildings structures being improved or rebuilt, the estimated cost of improvements
and market value of the building structure prior to the improvements.
78. Such other information as the adminiskater building official deems reasonably necessary
for the purpose of determining compliance with the requirements of oChapter 5, aArticle J,
"Floodplain Management Standards", of this title.
C. Approval Procedure: The building official shall, within a reasonable time, make a
determination as to whether the proposed floodplain development meets the applicable standards
of GChapter 5, aArticle J, "Floodplain Management Standards", of this title, and shall approve or
Ordinance No.
Page 13
disapprove, in writing, the application. For disapprovals, the applicant will be informed, in writing,
of the specific reasons why the application was disapproved. The building official shall not issue
permits for variances, except as approved by the bBoard of aAdjustment according to the
approval criteria for such variances set forth in sChapter 5, aArticle J of this title. (Ord. 10 44 14,
M. Amend 14-9F-1: Definitions, by adding the following underlined text and deleting the
following text with a strikethrough:
As used in sChapter 5, aArticle J, "Floodplain Management Standards", of this title, the following
definitions shall apply. The general definitions contained in aArticle A of this sChapter shall
apply to all terms used in sChapter 5, aArticle J of this title that are not defined in this section.
APPURTENANT STRUCUTRE: A structure which is on the same parcel of the property as the
Principal structure to be insured and the use of which is incidental to the use of the principal
structure.
BASEMENT: Any enclosed area of a building that has its floor or lowest level below ground
level (subgrade) on all sides (see definition of Lowest Floor).
BASE FLOOD: The following having one (1) percent chance of being equaled or exceeded in
a given vear. (Also commonly referred to as the "100-vear flood").
BASE FLOOD ELEVATION (BFEI: The elevation floodwaters would reach at a particular site
during the occurrence of a base flood event.
CLASS 1 CRITICAL FACILITIES: Facilities that must remain accessible during the 0.2% flood
event because they are the base of operations for emergency responders, are particularly
difficult to evacuate during a flood event, or facilities that provide services essential to the life,
health, and safety of the community. Class 1 critical facilities include police and fire stations,
emergency medical centers, communication centers, hospitals, jails, nursing homes, and other
residential uses for persons with limited mobility and/or dependency upon life sustaining medical
equipment.
CRITICAL FACILITIES: Structures that store public records; museums and libraries; schools;
and other buildings that store rare and/or valuable items and information that sustain the history
and public records of a community. These structures are not expected to remain accessible or
functioning during a flood event, though in many instances their functions must resume as soon
as possible after a flood event. Critical facilities also include public infrastructure such as water
distribution and wastewater treatment facilities, which are expected to remain functioning during
a flood event although they may be temporarily inaccessible or accessible only by watercraft
during a flood event.
DEVELOPMENT: Any humanmade change to improved or unimproved real estate, including,
but not limited to, the placement of manufactured housing, buildings or other structures, mining,
dredging, streambank erosion control measures, storage of equipment or materials, filling,
grading, paving, excavation or drilling operations.
. Development
does not include "minor projects" or "routine maintenance of existing buildings and facilities" as
defined in this section. It also does not include gardening plowing, and similar practices that do
not involve filling or grading.
Ordinance No.
Page 14
ENCLOSED AREA BELOW LOWEST FLOOR: The floor of the lowest enclosed area in a
structure when all the following criteria are met:
EXISTING CONSTRUCTION: Any structure for which the "start of construction' commenced
before May 2. 1977.
construction of streets, and either final site grading or the Pouring of concrete pads) was
completed before May 2. 1977.
construction of streets, and either final site grading or the Pouring of concrete pads.
FLOOD: A general and temporary condition of partial or complete inundation of normally dry
land areas resulting from the overflow of streams or rivers or from the unusual and rapid runoff
of surface waters from any source.
FLOOD CONTROL STRUCTURAL WORKS: Barriers or storage areas constructed to control
floodwater, modify or redirect a channel.
FLOOD ELEVATION: The elevation which floodwaters would reach at a particular site during
the occurrence of a specific frequency flood. For instance, the 1 % flood elevation is the
elevation of floodwaters with a one percent (1 %) likelihood of occurring in any given year. The
0.2% flood elevation is the elevation of floodwaters with a two -tenths percent (0.2%) likelihood
of occurring in any given year. In areas of shallow flooding, there is a one percent (1%) or
greater annual chance of flooding to an elevation specified on the flood insurance rate map.
FLOOD EVENT:
A. 500-Year Flood Event: A flood, the magnitude of which has a two -tenths percent (0.2%)
chance of being equaled or exceeded in any given year or which, on the average, will be
equaled or exceeded at least once every five hundred (500) years.
B. 100-Year Flood Event: A flood, the magnitude of which has a one percent (1 %) chance of
being equaled or exceeded in any given year or which, on the average, will be equaled or
exceeded at least once every one hundred (100) years.
C. 1 % Annual Chance Flood Event: The predicted level of flooding with a one percent (1 %)
chance of being equaled or exceeded in any given year (formerly known as the 100-year flood
event).
Ordinance No.
Page 15
D. 0.2% Annual Chance Flood Event: The predicted level of flooding with a two -tenths
percent (0.2%) chance of being equaled or exceeded in any given year (formerly known as the
500-year flood event).
FLOOD HAZARD AREA: Land that -isshaded and areas that are subiect to flooding that are
identified on the Flood Insurance Rate Mao as "A" "AE", W'' o . On the Pond RR-'FRRGe Fats,
ataal} and "X-shaded".
FLOOD HAZARD ELEVATION: in AE ZORGS, the Sleyat On of the 0.2% good as pief led R the
flood ln6UFaRG8 study 149F jOhRrOR GOURtY, Iowa. 'A AFARS Of ShRIIAIN flOOd Rg, the elevation a
the fleed as lustrated on the fil
A. In zones labeled "AE" and "X-shaded". the elevation of the 0.2% annual chance flood event
as provided by the Flood Insurance Study for Johnson County, Iowa.
B. In zones labeled "A", the elevation of the 0.2% annual chance flood event as determined
by the Iowa Department of Natural Resources.
FLOOD INSURANCE RATE MAP (FIRM): The official map prepared as part of (but published
separately from) the flood insurance study which delineates both the flood hazard areas and the
risk premium zones applicable to the community.
FLOOD INSURANCE STUDY LEIS): A study n tiated, fURded and pub! shad by the federal
were used to prepare the accompanying FIRM.
FLOODPLAIN: Any land area susceptible to being inundated by water as a result of a specific
frequency flood. For instance, the 1 % floodplain is the area of land that, in any given year, has a
one percent (1%) likelihood of flooding. The 0.2% floodplain is the area of land that, in any given
year, has a two -tenths percent (0.2%) likelihood of flooding. In areas of shallow flooding, there is
a one percent (1 %) or greater annual chance of flooding to a specked elevation, but a clearly
defined channel does not exist, and the path of flooding is unpredictable.
FLOODPLAIN MANAGEMENT: An overall program of corrective and preventive measures for
reducing flood damages and for promoting the wise use of floodplains, including, but not limited
to, emergency preparedness plans, flood control works, floodproofing and floodplain
management regulations.
FLOODPROOFING: Any combination of structural and nonstructural additions, changes or
adjustments to structures, including utility and sanitary facilities, which will reduce or eliminate
flood damage to such structures.
FLOODWAY: The channel of a river or stream and those portions of the floodplains adjoining
the channel which are reasonably required to carry and discharge floodwaters or flood flows so
that confinement of floodwaters to the floodway area will not
Ordinance No.
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FLOODWAY FRINGE:
HAZARDOUS MATERIALS: Combustible materials, and flammable liquids and chemicals —
HIGHEST ADJACENT GRADE: The highest natural elevation of the around surface prior to
construction next to the proposed walls of a structure.
HISTORIC STRUCTURE: Any structure that is:
C. Individually listed on a state inventory of historic Places in slates with historic preservation
Programs which have been approved by the Secretary of the Interior or,
D. Individually listed on a local inventory of historic Places in communities with historic
LOWEST FLOOR: The floor of the lowest enclosed area in a building structure, including a
basement, except when all the fellow Rg GF619F a aFe met, the criteria listed in the definition of
Enclosed Area Below Lowest Floor are met.
A- The AnnlnsArl area 6 d86 gRed to flood to equalize hydPOStatiG pres6we dwing floods with
R The RRGIARed AFAa 6 unfinished (not carpeted, drywalled, OtG.) and used solely fqF le
daMagG PGtGRt a! W686, Such as building access, park ng or staragai and
r.. MaGh nary and seNiGe faG 'it 66 (e.g., hot water heater, furnace, B!eGtF Gal service)
nenta nAd in the RRAInsed area am l9oated at leas! eRe feet (1') above lhe flood I;azaFd
elevaiien;-and
D. The flRAF A Rat below grade an all sides.
MANUFACTURED HOUSING: Any structure designed for residential use which is wholly or in
substantial part, made, fabricated, formed or assembled in manufacturing facilities for
installation or assembly and installation on a building site. For the purposes of sChapter 5,
aArticle J, "Floodplain Management Standards", of this title, manufactured housing includes
factory built homes, mobile homes, manufactured homes and modular homes and also includes
park trailers, travel trailers and other similar vehicles placed on a site for greater than one
hundred eighty (180) consecutive days- and not fully licensed and ready for highway use.
Ordinance No.
Page 17
MANUFACTURED HOUSING PARK OR SUBDIVISION: A parcel or contiguous parcels of
land divided into two (2) or more manufactured housing lots for rent or sale.
MINOR PROJECTS: Small development activities (except for filling, grading and excavating)
valued at less than $500.
MIXED -USE STRUCTURE: A structure with areas designed for both residential and
NEW CONSTRUCTION OF NEW BUILDINGS, MANUFACTURED HOUSING PARKS: Those
structures or development that began for which start of construction began on or after May 2,
1977.
NEW MANUFACTURED HOUSING PARK OR SUBDIVISION: A manufactured housing park
completed on or after May 2. 1977.
(including grain bins and silos), industrial buildings, and warehouses.
RECREATIONAL VEHICLE: A vehicle which is:
A. Built on a single chassis;
B. Four hundred (400) 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; and
D. Designed primarily not for use as a permanent dwelling but as a temporary living quarters
for recreational, camping, travel, or seasonal use.
SHALLOW FLOOD HAZARD AREA: Areas of special flood hazards having shallow water
depths and/or unpredictable flow paths between one foot 1' and three feet (T), and with water
surface elevations determined.
SPECIAL FLOOD HAZARD AREA: The land within a community subject to the "base flood".
This land is identified on the community's Flood Insurance Rate Map as Zone A. Al-30, AE, AH.
AO. AR, and/or A99.
START OF CONSTRUCTION: Includes substantial improvement, and means the date the
Ordinance No.
Page 18
dimensions of the structure.
STRUCTURE: Anything constructed or installed on the ground or attached to the ground,
including, but not limited to, buildings, factories, sheds, cabins, manufactured housing, rain
storage facilities, storage tanks and similar.
SUBSTANTIAL DAMAGE: Damage of any origin sustained by a structure where the cost of
restoring the structure to its predamaged condition would equal or exceed fifty percent (50%) of
the assessed-er market value
SUBSTANTIAL IMPROVEMENT: Any improvement to a structure that satisfies either of the
following criteria:
A. Any repair, reconstruction or improvement of a structure, the cost of which equals or
exceeds fifty percent (50%) of the assessed or market value as established by an appraisal paid
for at the owners expense, whichever is greater, of the structure either before the improvement
or repair is started or, 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 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. The
term does not, however, include any project for improvement of a structure to comply with
existing violations of state or local health, sanitary or safety code specifications which are solely
necessary to assure safe conditions for the existing use. The term also does not include any
B. Any addition which increases the original floor area of a building by twenty five percent
(25%) or more. All additions constructed after May 2, 1977, shall be added to any proposed
addition in determining whether the total increase in original floor space would exceed twenty
five percent (25%). (QFd 10 4 41n 11 na 2940)
VIOLATION: The failure of a structure or other development to be fully compliant with the
City's floodplain management ordinance.
Section II. Repealer. All ordinances and parts of ordinances in conflict with the provision of this
Ordinance are hereby repealed.
Section III. Severability. If any section, provision or part of the Ordinance shall be adjudged to be
invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a
whole or any section, provision or part thereof no adjudged invalid or unconstitutional.
Ordinance No.
Page 19
Section IV. Effective Date. This Ordinance shall be effective December 26, 2025.
Passed and approved this day of
Mayor
Attest:
City Clerk
2025.
Approved by�
City AttorneA Office
(Alexandra Bright— 10/02/2025)
First Consideration: October 7, 2025
Vote for passage:
AYES: Alter, Sergus, Moe, Salih, Teague, Weilein
NAYS: None
ABSENT: Narmsen
Second Consideration:
Vote for passage:
AYES:
NAYS:
ABSENT:
Pass and Adopt:
It was moved by , and seconded by _
ordinance as read be adopted, and upon roll call there were:
AYES: NAYS: ABSENT:
Alter
Bergus
Harmsen
Moe
Salih
Teague
Weilein
thatthe
Date published: