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No use shall be permitted which will adversely affect the <br /> capacity of channels or floodways of any tributary to the <br /> drainage facility or system. <br /> (2) Special Uses. Other uses are permitted only upon <br /> application to the Zoning Administrator and the issuance <br /> of a Special Use Permit as provided in Section 320-28 , <br /> Subd. D of this Ordinance and subject to the following <br /> provisions ; <br /> a. Residences. Where existing streets, utilities, and <br /> small lot sizes preclude the use of fill, other <br /> methods of elevating the first floor (including <br /> basements) above the regulatory flood protection <br /> elevation may be authorized provided that the <br /> residence is flood proofed in accordance with the <br /> State Building Code. <br /> b. No floor or portion of a residence below the <br /> regulatory flood protection elevation may be used <br /> for human occupancy. <br /> c. Other Structures. Commercial, manufacturing, and <br /> industrial structures shall ordinarily be elevated <br /> on fill so that their first floor (including basement) <br /> is above the regulatory flood protection elevation <br /> but may in special circumstances be flood proofed in <br /> accordances with the State Building Code. Structures <br /> that are not elevated to above the regulatory flood <br /> protection elevation shall be flood proofed to FP-1 <br /> FP-2 classification as defined by the State Building <br /> Code. Structures flood proofed to FP-3 or FP-4 <br /> classification shall not be permitted. <br /> (3) Standards for Flood Fringe Uses. <br /> a. Residential Uses. Residences that do not have <br /> vehicular access at or above an elevation not more <br /> than two feet below the regulatory flood protection <br /> elevation shall not be permitted unless granted a <br /> Variance by the City Council . In granting a Variance <br /> the City shall specify limitations on the period of use <br /> or occupancy of the residence. <br /> b. Commercial Uses. Accessory land uses, such as yards , <br /> railroad tracks, and parking lots may be at elevations <br /> lower than the Regulatory Flood Protection Elevation. <br /> However, a permit for such facilities to be used by <br /> the general public shall not be granted, in the <br /> absence of a flood warning system that provides adequate <br /> time for evacuation if the area is inundated to a <br /> depth greater than two feet or subjectto flood <br /> velocities greater than four feet per second upon <br /> the occurrence of the regional flood. <br />