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HomeMy WebLinkAboutAmending & Supplementing Chapter 21 Zoning Floodplain Regulations ORDINANCE No. 8116-90 Passed by the Common Council of the City of South Bend,Indiana_ August 27, Iq 90 Attest: ��— City Clerk IRENE K. GAMMON Attest: President of Common Council Presented by me to the Mayor of the City of South Bend, Indiana August 28, 90 19 City Clerk IRENE K. GAMMON Approved and signed by me September 4 1990 Mayor BILL NO. ORDINANCE NO. 87/&- q40 AN ORDINANCE AMENDING AND SUPPLEMENTING CHAPTER 21, ZONING, OF THE MUNICIPAL CODE OF THE CITY OF SOUTH BEND, INDIANA, AS AMENDED, AND HEREBY IS FURTHER AMENDED TO INCORPORATE PROVISIONS RELATIVE TO FLOODPLAIN REGULATIONS. WHEREAS, a study of the flood-prone areas in the City of South Bend, Indiana has been prepared and published by the Federal Emergency Management Agency, and identifies the floodplains, floodways and floodway fringe areas within the City in conjunction with the National Flood Insurance Program; and WHEREAS, it is in the public interest to control land uses so as to minimize or eliminate existing or potential flood hazards within such areas; NOW, THEREFORE, be it ordained by the Common Council of the City of South Bend, Indiana, as follows: SECTION I . That ARTICLE 1, GENERAL PROVISIONS, CHAPTER 21, ZONING, be amended by deleting the following definitions; Subsection 21-1 (a) (46) Federal Insurance Administration. Subsection 21-1 (a) (47) Flood. Subsection 21-1 (a) (48) Flood hazard area. Subsection 21-1 (a) (49) Flood protection grade. Subsection 21-1 (a) (50) Floodplain. Subsection 21-1 (a) (51) Floodproofed building. Subsection 21-1 (a) (52) Floodproofing. Subsection 22-1 (a) (53) Floodway. Subsection 22-1 (a) (54) Floodway fringe. Subsection 22-1 (a) (67) Improvement location permit. Subsection 22-1 (a) (97) Regulatory flood profile. Subsection 22-1 (a) (110) Substantial improvement. SECTION II . That ARTICLE 1, GENERAL PROVISIONS, CHAPTER 21, ZONING, be amended by deleting Subsection 21-4 (b) , Flood hazard areas, in its entirety. ti e Section 21-36. 3 "F-1" Floodway District: Intent; uses, and Section 21-36.4 "F-2" Floodway Fringe District: Intent: permitted uses. SECTION IV. That ARTICLE 2, USE DISTRICT REGULATIONS, CHAPTER 21, ZONING, be amended by renumbering Subsection 21-6 (d) to become 21-6 (c) . SECTION V. That ARTICLE 3, NONCONFORMING USES, CHAPTER 21, ZONING, be amended by deleting the Section 21-37 (e) , in its entirety. SECTION VI . That ARTICLE 6, BOARD OF ZONING APPEALS, CHAPTER 21, ZONING, be amended by deleting Subsection 21-109 (a) (9) in its entirety. SECTION VII . That CHAPTER 21, Zoning, of the MUNICIPAL CODE be amended by adding the following new ARTICLE: ARTICLE 12 FLOODPLAIN REGULATIONS SEC. 21-178. Definitions (a) In addition to the definitions contained in ARTICLE 1 GENERAL PROVISIONS, Section 21-1 Definitions, the following definitions shall apply to the Floodplain Regulations of this ARTICLE: (1) Development means any man-made change to improved or unimproved real estate including but not limited to: a. Construction, reconstruction, or placement of a building or any addition to a building valued at more than $1,000; b. Installing a manufactured home or mobile home on a site; preparing a site for a manufactured home or mobile home, or installing a recreation vehicle or tra i 1 ar nn a ai to fnr mnra than 1 Rn r7ava e. Mining, dredging, filling, grading, excavation, or drilling operations; f. Construction and/or reconstruction of bridges or culverts; g. Storage of materials; or h. Any other activity that might change the direction, height, or velocity of flood or surface waters. Development does not include activities such as the maintenance of existing buildings and facilities such as painting, re-roofing; resurfacing roads; or gardening, plowing, and similar agricultural practices that do not involve filling, grading, excavation, or the construction of permanent buildings. (2) Expansion of a manufactured home or mobile home park or subdivision means the preparation of additional sites by the construction of facilities for servicing the lots on which the manufactured homes or mobile homes are to be affixed, including the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads. (3) Flood means a general and temporary condition of partial or complete inundation of normally dry land areas from the overflow, the unusual and rapid accumulation, or the runoff of surface waters from any source. (4) Floodplain means the channel proper and the areas adjoining any wetland, lake or watercourse which have been or hereafter may be covered by the regulatory flood. The floodplain includes both the floodway and the floodway fringe districts. (5) Flood Protection Grade means the elevation of the regulatory flood plus two feet at any given location in the Special Flood Hazard Area. (6) Lowest Floor means the lowest of the following: a. The basement floor; b. The garage floor, if the garage is the lowest level of the building; c. The first floor of buildings elevated on pilings or constructed on a crawl space with permanent openings; or d. The floor level of any enclosure below an elevated building where the walls of the enclosure provide any resistance to the flow of flood waters unless: 1. The walls are designed to automatically equalize the hydrostatic flood forces on the walls by allowing for the entry and exit of flood waters, through providing a minimum of two openings, in addition to doorways and windows, having a total area of one (1) square foot for every two (2) square feet of enclosed floor area subject to flooding. The bottom of all such openings shall be no higher than one (1) foot above the enclosed area's flan_ a. Built on a single chassis; b. 400 Square feet or less when measured at the largest horizontal projections; c. Designed to be self-propelled or towable by a light duty truck or an automobile; and d. Designed not for use as a permanent dwelling, but as temporary living quarters for recreational camping, travel , or seasonal use. (8) Regulatory Flood means the flood having a one percent probability of being equalled or exceeded in any given year, as calculated by a method and procedure which is acceptable to and approved by the Indiana Natural Resources Commission. (9) Special Flood Hazard Area means those lands within the City of South Bend and St. Joseph County, Indiana that are subject to inundation by the regulatory flood. The Special Flood Hazard Areas are generally identified as such on the Flood Insurance Rate Maps of the City and County prepared and published by the Federal Emergency Management Agency. (10) Substantial Improvement means any reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds 40 percent of the market value of the structure before the "start of construction" of the improvement. This term includes structures which have incurred "substantial damage" regardless of the actual repair work performed. The term does not include improvements of structures to correct existing violations of state or local health, sanitary, or safety code requirements or any alteration of a "historic structure" , provided that the alteration will not preclude the structures continued designation as an "historic structure" . Sec. 21-179 . DUTIES OF THE ADMINISTRATOR. The Zoning Administrator for the City of South Bend is appointed to review all development proposals to insure compliance with this Ordinance, including but not limited to the following duties: (1) Ensure that all development activities within the Special Flood Hazard Areas of the City meet the requirements of this Ordinance. (2) Provide information and assistance to citizens upon request about permit procedures and floodplain construction techniques. (3) Ensure that construction authorization has been granted by the Indiana Natural Resources Commission for all development projects subject to Section 21-182 of this Ordinance, and maintain a record of such authorization, by either a copy of actual permit or letter of recommendation. (4) Maintain a record of the "as built" PI P_csati nn of thra 1 nmmQt f1 nnr of =11 nem =nA/nr (6) Cooperate with state and federal floodplain management agencies to improve regulatory flood and floodway data and to improve the administration of this Ordinance. Submit reports as required for the National Flood Insurance Program. (7) Maintain for public inspection and furnish upon request regulatory flood data, Special Flood Hazard Area maps, copies of Indiana Department of Natural Resources permits and letters of recommendation, federal permit documents, and "as built" elevation and floodproofing data for all buildings constructed subject to this Ordinance. Sec. 21-180. REGULATORY FLOOD ELEVATION. (a) This ordinance's protection standard is the regulatory flood. The best available regulatory flood data is listed below. Whenever a party disagrees with "the best available data" , the party may submit a detailed engineering study, prepared by a Registered Professional Engineer, to replace "the best available data" and submit it to the Department of Natural Resources for review and approval . (b) The Regulatory Flood Elevation for the Special Flood Hazard Areas of South Bend, Indiana shall be as delineated on the 100 year flood profiles in the Flood Insurance Study of the City of South Bend prepared and published by the Federal Emergency Management Agency. (c) The Regulatory Flood Elevation for each Special Flood Hazard Area delineated as an "AH Zone" or "AO Zone" shall be that elevation delineated on the Flood Insurance Rate Maps of the City of South Bend. (d) The Regulatory Flood Elevation for each of the remaining Special Flood Hazard Areas delineated as an "A Zone" on the Flood Insurance Rate Maps of the City of South Bend shall be according to "the best available data" as provided by the Department of Natural Resources. (e) The Regulatory Flood Elevation for the Special Flood Hazard Areas of those parts of the unincorporated area of St. Joseph County, Indiana that are annexed into the City shall be as delineated on the 100 year flood profiles in the Flood Insurance Study of St. Joseph County, Indiana prepared and published by the Federal Emergency Management Agency for St. Joseph County, Indiana. If the Special Flood Hazard Area is delineated as "AH Zone" or "AO Zone, " the elevation will be delineated as "Zone A" on the St. Joseph County, Indiana Insurance Rate Maps. If the Special Flood Hazard Area is delineated as "Zone A" on the St. Joseph County Flood Insurance Rate Maps, the regulatory flood elevation shall be according to "the best available data" as provided by the Department of Natural Resources. Administrator. The Zoning Administrator shall not issue an Improvement Location Permit if the "development" does not meet the requirements of this Ordinance. (1) The application for an Improvement Location Permit shall be accompanied by the following: a. A description of the proposed development. b. Location of the proposed development sufficient to accurately locate property and structure in relation to existing roads and streams. c. A legal description of the property. d. A site development plan showing existing and proposed structure locations and existing and proposed land grades. e. Elevation of lowest floor of all proposed structures. Elevation should be in National Geodetic Vertical Datum of 1929 . (2) Upon receipt of an application for an Improvement Location Permit, the Zoning Administrator shall determine if the site is located within an identified floodway or within the floodplain where the limits of the floodway have not yet been determined. a. If the site is in an identified floodway the Zoning Administrator shall require the applicant to forward the application, along with all pertinent plans and specifications, to the Department of Natural Resources and apply for a permit for construction in a floodway. 1. Under the provisions of IC 13-2-22 a permit from the Natural Resources Commission is required prior to the issuance of a local building permit for any excavation, deposit, construction or obstruction activity located in the floodway. This includes land preparation activities such as filling, grading, clearing and paving etc. undertaken before the actual "start of construction" of the building. 2. No action shall be taken by the Zoning Administrator until a permit has been issued by the Natural Resources Commission granting approval for construction in the floodway. Once a permit has been issued by the Natural Resources Commission, the Zoning Administrator may issue the local Improvement Location Permit, provided the provisions contained in Sections 21-182 and 21-183 of this Ordinance have been met. The Improvement Location Permit cannot be less restrictive than the permit issued by the Natural Resources Commission. (3) If the site is located in an identified floodway fringe, then the Zoning Administrator may issue the local Improvement Location Permit provided the provisions contained in Sections 21-182 and 21-183 of this Ordinance have been met. The key provision is that the lowest floor of any new or substantially improved structure shall be at nr ahem^ them W1 nn, Prn+ea,++4^1v f•,+s.ie Administrator shall require the applicant to forward the application, along with all pertinent plans and specifications, to the Department of Natural Resources for review and comment. a. No action shall be taken by the Zoning Administrator until either a permit for construction in the floodway or a letter of recommendation citing the 100 year flood elevation and the recommended Flood Protection Grade has been received from the Department of Natural Resources. b. Once the Zoning Administrator has received the proper permit or letter of recommendation approving the proposed development, an Improvement Location Permit may be issued provided the conditions of the Improvement Location Permit are not less restrictive than the conditions received from the Department of Natural Resources and the provisions contained in Sections 21-182 and 21-183 of this Ordinance have been met . Sec. 21-182 PREVENTING INCREASED DAMAGES. No development in the Special Flood Hazard Area shall create a damaging or potentially damaging increase in flood heights or velocity or threat to public health and safety. A. Within the floodway identified on the Flood Boundary and Floodway Map or the Flood Insurance Rate Maps, the following standards shall apply: 1. No development shall be allowed which acting alone or in combination with existing or future similar works, will cause any increase in the elevation of the regulatory flood; and 2 . For all projects involving channel modifications or fill , including levees, the City of South Bend shall submit a request to the Federal Emergency Management Agency to revise the regulatory flood data. B. Within all Special Flood Hazard Areas identified as "Zone A" , the following standard shall apply: 1. The total cumulative effect of the proposed development, when combined with all other existing and anticipated development, will not increase the regulatory flood elevation more than one-tenth (0.1) of one foot and will not increase flood damages or potential flood damages. C. Public Health Standards in all Special Flood Hazard Areas; 1. No development in the Special Flood Hazard Area shall include locating or storing chemicals, explosives, buoyant materials, flammable liquids, pollutants, or other hazardous or toxic materials below the Flood Protection Grade, unless such materials are stored in a storage tank or floodproofed building constructed according to the requirements of Section 21-183 of thin ArAi Hamm Sec. 21-183. PROTECTING BUILDINGS. In addition to the damage prevention requirements of Section 21-182, all buildings to be located in the Special Flood Hazard Area shall be protected from flood damage below the Flood Protection Grade. A. This building protection requirement applies to the following situations: 1. Construction or placement of any new building valued at more than $1,000; 2. Structural alterations made to an existing building that increase the market value of the building by more than 40 percent excluding the value of the land; 3. Reconstruction or repairs made to a damaged building that are valued at or more than 40 percent of the market value of the building excluding the value of the land before damage occurred; 4. Installing a manufactured home or mobile home on a new site or a new manufactured home or mobile home on an existing site. This Ordinance does not apply to returning the existing manufactured home or mobile home to the same site it lawfully occupied before it was removed to avoid flood damage; and 5. Installing a recreation vehicle or trailer on a site for more than 180 days. B. This building protection requirement may be met by one of the following methods. The Zoning Administrator shall maintain a record of compliance with these building protection standards as required in Section 21-179 of this Ordinance. 1. A residential or nonresidential building may be constructed on a permanent landfill in accordance with the following: (a) . The fill shall be placed in layers no greater than 1 foot deep before compacting to 95 percent of the maximum density obtainable with the Standard Proctor Test method. (b) . The fill should extend at least ten feet beyond the foundation of the building before sloping below the Flood Protection Grade. (c) . The fill shall be protected against erosion and scour during flooding by vegetative cover, riprap, or bulkheading. If vegetative cover is used, the slopes shall be no steeper than 3 horizontal to 1 vertical . (d) . The fill shall not adversely affect the flow of surface drainage from or onto neighboring properties. (e) . The lowest floor shall be at or above the Flood Protection Grade. (1) . Walls of any enclosure below the elevated floor shall be designed to automatically equalize hydrostatic flood forces on the walls by allowing for the entry and exit of flood waters, through providing a minimum of two openings, in addition to doorways and windows, having a total area of one (1) square foot for every two (2) square feet of enclosed floor area subject to flooding. The bottom of all such openings shall be no higher than one (1) foot above the enclosed area's floor. (2) . Any enclosure below the elevated floor is used for nonresidential purposes and building access. (b) . The foundation and supporting members shall be anchored and aligned in relation to flood flows and adjoining structures so as to minimize exposure to known hydrodynamic forces such as current, waves, ice, and floating debris. (c) . All areas below the Flood Protection Grade shall be constructed of materials resistant to flood damage. The lowest floor and all electrical , heating, ventilating, plumbing, and air conditioning equipment and utility meters shall be located at or above the Flood Protection Grade. Water and sewer pipes, electrical and telephone lines, submersible pumps, and other waterproofed service facilities may be located below the Flood Protection Grade. 3. The manufactured home, mobile home, recreation vehicle, or trailer to be installed or substantially improved on a site for more than 180 days must meet one of the following anchoring requirements: (a) . The manufactured home or mobile home shall be elevated on a permanent foundation such that the lowest floor shall be at or above the Flood Protection Grade and securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement. This requirement applies to all manufactured homes or mobile homes to be placed on a site; (1) . Outside a manufactured home or mobile home park or subdivision; (2) . In a new manufactured home or mobile home park or subdivision; (3) . In an expansion to an existing manufactured home or mobile home park or subdivision; or (4) . In an existing manufactured home or mobile home park or subdivision on which a manufactured home or mobile home has incurred "substantial damage" as a result of a flood. (b) . The manufactured home or mobile home shall be elevated so that the lowest floor of the manufactured home or mobile home chassis is supported by reinforced piers or other foundation elements that are no less than 36 inches in height above grade and be securely anchored to an adequately anchored foundation system to resist f l ntat i nn_ rnl l ar,ma_ ar►ri l cetera l mnnomon+ T),i m (a) . Be on the site for less than 180 consecutive days; (b) . Be fully licensed and ready for highway use, defined as being on its wheels or jacking system, is attached to the site only by quick disconnect type utilities and security devices, and has no permanently attached additions; or (c) . Meet the requirements for "manufact- ured homes or mobile homes" in Subsection 21-183 B 3. 5 . A nonresidential building may be floodproofed to the Flood Protection Grade, in lieu of elevating, if done in accordance with the following: (a) . A Registered Professional Engineer shall certify that the building has been designed so that below the Flood Protection Grade, the structure and attendant utility facilities are watertight and capable of resisting the effects of the regulatory flood. The building design shall take into account flood velocities, duration, rate of rise, hydrostatic pressures, and impacts from debris or ice. (b) . Floodproofing measures shall be operable without human intervention and without an outside source of electricity. Sec. 21-184. OTHER DEVELOPMENT REQUIREMENTS. A. The Area Plan Commission shall review all proposed subdivisions to determine whether the subdivision lies in a flood hazard area. If the Area Plan Commission finds the subdivision to be so located, the Area Plan Commission shall forward plans and materials to the Indiana Department of Natural Resources for review and comment. The Area Plan Commission shall require appropriate changes and modifications in order to assure that: 1. It is consistent with the need to minimize flood damages; 2. All public utilities and facilities, such as sewer, gas, electrical , and water systems are located and constructed to minimize or eliminate flood damage; 3. Adequate drainage is provided so as to reduce exposure to flood hazards; 4. On site waste disposal systems, if provided, will be so located and designed to avoid impairment of them or contamination from them during the occurrence of the regulatory flood. B. Developers shall record the 100 year flood elevation on all subdivision plats containing lands identified elsewhere by ordinance as within a flood hazard area prior to submitting the plats for approval by the Area Plan Commission_ A" and shall have it filed and approved by the St. Joseph County Department of Civil Defense and further shall file it with the Area Plan Commission. Sec. 21-185. VARIANCES. A. The Board of Zoning Appeals may grant a variance to the terms and provisions of this Ordinance provided the applicant demonstrates that in addition to the standards for granting a variance, as contained in IC 36-7-4-918.5, the granting of the requested variance will not increase flood heights, create additional threats to public safety, cause additional public expense, create nuisances, cause fraud or victimization of the public, or conflict with existing laws or ordinances. B. The Board of Zoning Appeals( may issue a variance to the terms and provisions of this Ordinance subject to the following standards and conditions: 1. No variance for a residential use within a floodway subject to Section 21-182 may be granted. 2. Any variance granted in a floodway subject to Section 21-182 will require a permit from the Indiana Department of Natural Resources. 3. Variances to the Building Protection Standards of Section 21-183 may be granted only when a new structure is to be located on a lot of one-half acre or less in size, contiguous to and surrounded by lots with existing structures constructed below the flood protection grade. 4. A variance may be granted for the reconstruction or restoration of any structure individually listed on the Register of Historic Places or the Indiana State Survey of Historic Architectural , Archaeological and Cultural Sites, Structures, Districts, and Objects; 5. All variances shall give the minimum relief necessary and be such that the maximum practical flood protection will be given to the proposed construction; and 6. The Board of Zoning Appeals shall issue a written notice to the recipient of a variance that the proposed construction will be subject to increased risks to life and property and could require payment of excessive flood insurance premiums. Sec. 21-186. DISCLAIMER OF LIABILITY. The degree of flood protection required by this Ordinance is considered reasonable for regulatory purposes and is based on available information derived from engineering and scientific methods of study. Larger floods can and will occur on rare occasions. Therefore, this Ordinance does not create any liability on the part of the City of South Bend, the Indiana Department of Natural Resources, nr the Stag of Tmli aria_ fnr any fl nnri Ammaerm Sec.21-187. VIOLATIONS. Failure to obtain an Improvement Location Permit in the Special Flood Hazard Area or failure to comply with the requirements of a permit or conditions of a variance shall be deemed to be a violation of this Ordinance. All violations shall be considered a common nuisance and be treated as such in accordance with the provisions of the Zoning Code for the City of South Bend. a. A separate offense shall be deemed to occur for each day the violation continues to exist. b. The Zoning Administrator shall inform the owner that any such violation is considered a willful act to increase flood damages and therefore may cause coverage by a Standard Flood Insurance Policy to be suspended. c. Nothing herein shall prevent the City of South Bend, Indiana from taking such other lawful action to prevent or remedy any violations. All costs connected therewith shall accrue to the person or persons responsible. Sec. 21-188. ABROGATION AND GREATER RESTRICTIONS. This Ordinance repeals and replaces other ordinances adopted by the City of South Bend to fulfill the requirements of the National Flood Insurance Program. However, this Ordinance does not repeal the original resolution or ordinance adopted to achieve eligibility in the Program. Nor does this Ordinance repeal , abrogate, or impair any existing easements, covenants, or deed restrictions. Where this Ordinance and other ordinances conflict or overlap, whichever imposes the more stringent restrictions shall take precedence. Sec. 21-189. SEPARABILITY. The provisions and sections of this Ordinance shall be deemed separable and the invalidity of any portion of this Ordinance shall not affect the validity of the remainder. Section VIII. This Ordinance shall be in full force and effect from and after its enactment, approval by the Mayor and publication as required by law. 1 A Member, the` ' moron c;,)- cif City of S1i"h Ben• uncil COMPILERS NOTES: 1. Be careful not to delete Subsection 21-109 (b) which is immediately beneath item (E) of 21-109 (a) (9) . Subsection 21-109 (b) has not been deleted. 1st READING II_ PUBLIC' HEARING $-`V Y-qQ 3 rd READING $-a.1-cQ NOT APPROVED REFERRED PASSED r-a 7-40 as GL& ,4 132-U. 2`t-&-,-• a , AREA PLAN COMMISSION RICHARD S. JOHNSON OF ST. JOSEPH COUNTY, IN Executive Director Room 1140 County-City Building South Bend, Indiana 46601 (219) 284-9571 July 23, 1990 56- 90 The Honorable Common Council City of South Bend County-City Bldg. - 4th Floor South Bend, IN 46601 RE: A proposed ordinance initiated by the Area Plan Commission amending Chapter 21 , Zoning, of the Municipal Code of the City of South Bend, Indiana, as amended, to incorporate new provisions relative to floodplain regulations- APC #1355-90 Dear Council Members: The above referenced ordinance of Initiated by the Area Plan Commission was legally advertised July 5, 1990 and July 7, 1990. The Area Plan Commission at its public hearing on July 17, 1990, took the following action: Upon a motion by Sean Coleman, being seconded by Ed Pollock and unanimously carried, the proposed ordinance initiated by the Area Plan Commission amending Chapter 21, Zoning, of the Municipal Code of the City of South Bend, Indiana, as amended, to incorporate new provisions relative to floodplain regulations is sent to the Common Council with a favorable recommendation, as amended. PLEASE NOTE that the Ordinance has been amended by the petitioner and is different than that used for the Common Council 's first reading. The amended Ordinance was the Ordinance legally advertised and heard by the Area Plan Commission. The deliberations of the Area Plan Commission and points considered in arriving at the above decision are shown in the minutes of the public hearing, and will be forwarded to you at a later date to be made a part of this report. Attached, for your consideration in the review of this matter, is a copy of the Area Plan Commission's Staff Report. Sincerely, Richard S. Johnson RSJ:sr Attachment Serving: South Bend, Lakeville, New Carlisle, North Liberty, Roseland & St. Joseph County, IN 1 , STAFF REPORT July 9, 1990 Initiated by The Area Plan Commission 1355-90 City of South Bend REOUESTED ACTION: This ordinance amends Chapter 21 , Zoning, of the Municipal Code of the City of South Bend, Indiana, as amended, to incorporate new provisions relative to floodplain regulations. In 1989 the Federal Emergency Management Agency revised the National Flood Insurance Program. The revisions change the criteria applicable to the placement or substantial improvement of manufactured homes in flood hazard areas. This ordinance, therefore, amends all pertinent Sections of the Zoning Code as they pertain to flood plains, floodways, or flood areas in the City of South Bend to incorporate the new regulations. e Date Filed Application No. 1355-90 Date received by the Area Plan Commission We the undersigned make application to the Common Council of the City of South Bend, Indiana to amend the zoning ordinance as herein requested. 1) The property affected is located at : All property designated as flood-prone by Federal Emergency Management Agency 2) This amendment is requested to allow the following use: This amendment is requested to bring South Bend into compliance with recent changes in the National Flood Insurance Program. AREA PLAN COMMISSION PETITION PREPARED BY: Area Plan Commission 11th Floor, County-City Building South Bend, IN 46601