County Government » Ordinances » Flood Plain Ordinance

Article V. Criteria For Building Construction Approval

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Section 5.1 General

Improvement Location Permits are required in order to determine whether all new building construction or substantial improvements are:

  1. Reasonably safe from flooding.
  2. Located in an identified Floodway, Floodplain, or other flood hazard area.
  3. Are located in accordance with Zoning ordinance, Subdivision ordinance, and Floodplain ordinance building setbacks.
  4. 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.
  5. Constructed by methods and practices that minimize flood damage.
  6. Constructed with electrical, heating, ventilation, plumbing and air conditioning equipment and other service facilities that are designed and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding.
  7. Approved by County Health Department for Well, Septic and other permits.

Section 5.2 Basic Permit Information

At a minimum, the Improvement Location Permit (ILP) shall include the following:

  1. Name and address of applicant
  2. Name and address of owner of land on which the proposed development/construction is to occur.
  3. Name and address of contractor performing the work.
  4. A description of site location sufficient to locate the project.
  5. A sketch plan of the site showing the exact size and location of the proposed building construction as well as any existing buildings or structures on the site.

Section 5.3 Elevated, Flood Proofed, & Flood Resistant Construction Information

Depending on the type of structure involved, the following information shall also be included in the application for work within the Floodplain Area:

  1. Elevated Structures:
    For structures to be elevated three feet above the Base Flood Elevation, provide the following:

    1. A plan showing the size of the proposed structure and its relation to the lot boundary and where it is to be constructed on the lot.

    2. A determination of elevations of the Base Flood, existing ground, proposed finished ground and lowest floor, certified by a Registered Professional Engineer or Surveyor on a FEMA Elevation Certificate.

    3. Plans showing the method of elevating the proposed structure including details of proposed fills, pile structures, retaining walls, foundations, erosion protection measures, etc. When required by the Floodplain Administrator or Building Official, a Registered Professional Engineer or Architect shall prepare these plans.

    4. Plans showing the methods used to protect utilities (including sewer, water, telephone, electric, gas, etc.) from flooding to three feet above the Base Flood Elevation at the building site.

  2. Flood Proofed Structures:
    For structures (nonresidential structures only) to be dry flood proofed to three feet above the Base Flood Elevation, provide the following:

    1. Plans showing details of all flood proofing measures, prepared by a Registered Professional Engineer, and showing the size of the proposed structure and its relation to the lot boundary and where it is to be constructed on the lot.

    2. A determination of elevations (elevation certificate) of the Base Flood, existing ground, proposed finished ground, lowest floor, and flood proofing limits; certified by a Registered Professional Engineer or Surveyor.

    3. A Flood Proofing Certificate (e.g., FEMA 81-65, as revised by FEMA) shall be prepared by the Registered Professional Engineer who prepared the plans in item (1) above, stating the structure in question, together with associated utility and sanitary facilities, is designed so that:

      1. Below an elevation equal to the Base Flood Elevation plus three feet, the structure is water tight with walls substantially impermeable to the passage of water; and

      2. The structure will withstand the hydrostatic, hydrodynamic, buoyant, impact, and other forces resulting from the flood depths, velocities, pressures, and other factors associated with the Base Flood.

  3. Flood Resistant Construction:
    For appurtenant structures, and those fully enclosed areas of elevated structures that are located below the Base Flood Elevation (BFE), which are used solely for parking of vehicles and/or as storage area, which is to be constructed of flood resistant materials, provide the following:

    1. Plans showing details of all flood resistant materials and flood resistant construction, prepared by a Registered Professional Engineer or Architect, and showing the size of the proposed structure and its relation to the lot boundary and where it is to be constructed on the lot. The plans shall show that:

      1. Flood resistant materials, as detailed in FEMA Technical Bulletin 2-93 (FIA-TB-2), are used in the construction of the structure from the lowest structural element to three feet above the Base Flood Elevation; and that all utilities are located at least three feet above the Base Flood Elevation; and

      2. Confirm that hydrostatic flood forces on exterior walls are equalized by allowing for automatic entry and exit of floodwaters. Designs for meeting this requirement shall be certified by a Registered Professional Engineer or Architect, or meet or exceed the following minimum criteria:

        1. A minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided.

        2. The bottom of all openings shall be no higher than one foot above grade.

        3. Openings may be equipped with screens, louvers, valves or other coverings or devices provided that they permit the automatic entry and exit of floodwaters.

    2. A post-construction elevation report or certificate, based on finished construction, prepared by a licensed Professional Surveyor. The report/certificate shall certify that the structure and appurtenant utilities are:

      1. Constructed with flood resistant materials, as detailed in FEMA Technical Bulletin 2-93 (FIA-TB-2), from the lowest structural element to three feet above the Base Flood Elevation; and that all utilities are located at least three feet above the Base Flood Elevation; and

      2. Confirm that hydrostatic flood forces on exterior walls are equalized by allowing for automatic entry and exit of floodwaters, or meet or exceed the following minimum criteria:

        1. A minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided.

        2. The bottom of all openings shall be no higher than one foot above grade.

        3. Openings may be equipped with screens, louvers, valves or other coverings or devices provided that they permit the automatic entry and exit of floodwaters.