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Subdivision Subdivision regulations apply when any land is divided into smaller par. eels for the purposes of development or resale, They are not used as fre- quently as zoning regulations for floodplain land because they do not regulate the design specifications for location and construction of struc- tures or for development of the land around them. The requirements for floodplain land must, however, be met and the final plats approved prior to any subdividing. Subdivision regulations usually pro- hibit subdividing portions of a pro- posed development that would be subject to flooding. Those lands could be subdivided if the flood hazards were satisfactorily addressed by filling in the flood fringe or other appropriate measures. Filling in the floodway is prohibited. A subdivider can be required to install adequate drainage facilities and to design sewer and water sys- tems to minimize damage by flood- ing and to minimize contamination of flood waters by sewer lines or con- tamination of domestic water by flood waters. The subdivision review process can include consideration of the appro- priateness of new subdivisions in the dam failure flood zone downstream of any dam(s) affecting the commun- ity. The review process can also incorporate consideration of safety measures such as warning systems and evacuation plans. Development below a dam is beyond the control of the dam owner, and a dam will sometimes attract development as residents view it as "protection" from flooding. State agencies cannot restrict sub- division activity or zoning downstream of a dam based on potential dam failure. If people and their property downstream are subject to hazard-- even if those people move in after the dam has been built--the dam owner ;s responsible for damages and cannot require state or local government to minimize the respon- sibility through subdivision, zoning, or other means. Owners of dams can protest at the hearings of the several commissions which approve developments that occur below their dams. In several cases, the dam owners have received relief from subdivision, zoning, and requirements of the approving authorities. It is the dam owners' responsibility, however, to be diligent in regard to development that would affect their dams, 26 Planned Unit Development Planned Unit Development (PUD) reguiations may be separate regula- tions-~or they may be part of zoning regulations, subdivision regulations, or both. PUDs are based on the pre- mise that a community can offer some flexibility in its zoning and subdivision standards in exchange for a developer's adherence to a master plan previously approved by the community. Therefore, the PUD approval process involves a com- bination in fact or in concept of zon- ing and subdivision review. One potential advantage of the PUD concept is the opportunity that is offered to the community and the developer to relocate proposed structures to reduce flood hazards whiie still maintaining the basic intent of the master plan. The developer has more freedom to plan the kind of development he wants while avoiding flood hazards because he is not necessarily constrained by the same zoning setbacks, height restrictions, lot sizes, or subdivision requirements that a more traditional development must follow, More options for addressing flood hazards are available than through strict interpretation of zoning and/or sub- division regulations; the option of avoiding the floodplain entirely may become more appealing in a PUD, PUD regulations apply, however, only to those areas of the community that are zoned and developed as PUDs. Building Codes Building codes are not commonly used for regulation of fioodplains. Building codes establish minimum standards for building design and construction to protect the integrity of structures and the safety of their occupants. These codes apply only to new buildings or substantial improvements to existing buildings. They usually establish minimum elevations for flood protection and, sometimes, structural flood proofing requirements. One major drawback of building codes is the way in which they are enforced. The review by building officials comes either late in the zon- ing and subdivision processes or after them. At that point it is expen- sive and difficult to redesign entire developments.