(A) Application requirements. Application for a floodplain development permit shall be made to the Floodplain Administrator prior to any development activities. The following items shall be presented to the Floodplain Administrator to apply for a floodplain development permit:
(1) A plot plan drawn to scale which shall include, but shall not be limited to, the following specific details of the proposed floodplain development:
(a) The nature, location, dimensions, and elevations of the area of development/disturbance; existing and proposed structures, utility systems, grading/pavement areas, fill materials, storage areas, drainage facilities, and other development;
(b) The boundary of any special flood hazard area, as determined in § 151.07, as delineated on the FIRM or other flood map, or a statement that the entire lot is within the special flood hazard area;
(c) Flood zones including X and Shaded X designation of the proposed development area as determined on the FIRM or other flood map as determined in § 151.07;
(d) The boundary of the floodway(s) or non-encroachment area(s) as determined in § 151.07;
(f) The old and new location of any watercourse that will be altered or relocated as a result of proposed development;
(g) The boundary and designation date of the Coastal Barrier Resource System (CBRS) area or Otherwise Protected Areas (OPAs), if applicable; and
(h) The certification of the plot plan by a registered land surveyor or professional engineer.
(2) Proposed elevation, and method thereof, of all development, including, but not limited to:
(1) Elevation in relation to NAVD 1988 or approved datum applicable at time of construction of the proposed reference level (including basement) of all structures;
(b) Elevation in relation to NAVD 1988 or approved datum applicable at time of construction to which any non-residential structure in A, AE, AH, AO, A99, Shaded X or X Zones will be floodproofed; and
(c) Elevation in relation to NAVD 1988 or approved datum applicable at time of construction to which any proposed utility systems will be elevated or floodproofed.
(3) If floodproofing, a floodproofing certificate (FEMA Form 086-0-34) with supporting data, an operational plan, and an inspection and maintenance plan that include, but are not limited to, installation, exercise, and maintenance of floodproofing measures.
(4) A foundation plan, drawn to scale, which shall include details of the proposed foundation system to ensure all provisions of this chapter are met. These details include but are not limited to:
(a) The proposed method of elevation, if applicable (i.e., fill, solid foundation perimeter walls, solid backfilled foundation, open foundation on columns/posts/piers/piles/shear walls);
(b) Openings to facilitate automatic equalization of hydrostatic flood forces on walls in accordance with § 151.26(D)(4) when solid foundation perimeter walls are used in A, AE, AH, AO, A99, Shaded X or X Zones; and
1. V Zone certification with accompanying plans and specifications verifying the engineered structure and any breakaway wall designs. In addition, prior to the certificate of compliance/occupancy issuance, a registered professional engineer or architect shall certify the finished construction is compliant with the design, specifications and plans for VE Zone construction;
2. Plans for open wood latticework or insect screening, if applicable; and
3. Plans for non-structural fill, if applicable. If non-structural fill is proposed, it must be demonstrated through coastal engineering analysis that the proposed fill would not result in any increase in the BFE or otherwise cause adverse impacts by wave ramping and deflection on to the subject structure or adjacent properties.
(5) Usage details of any enclosed areas below the lowest floor;
(6) Plans and/or details for the protection of public utilities and facilities such as sewer, gas, electrical, and water systems to be located and constructed to minimize flood damage;
(7) Certification that all other local, state and federal permits required prior to floodplain development permit issuance have been received;
(8) Documentation for placement of recreational vehicles and/or temporary structures, when applicable, to ensure that the provisions of §§ 151.26(D), (F) and (G) are met;
(9) A description of proposed watercourse alteration or relocation, when applicable, including an engineering report on the effects of the proposed project on the flood-carrying capacity of the watercourse and the effects to properties located both upstream and downstream; and a map (if not shown on plot plan) showing the location of the proposed watercourse alteration or relocation.
(B) Permit requirements. The floodplain development permit shall include, but not be limited to:
(1) A complete description of all the development to be permitted under the floodplain development permit (e.g. house, garage, pool, septic, bulkhead, cabana, pier, bridge, mining, dredging, filling, grading, paving, excavation or drilling operations, or storage of equipment or materials, etc.);
(3) The regulatory flood protection elevation required for the reference level and all attendant utilities;
(4) The regulatory flood protection elevation required for the protection of all public utilities;
(5) All certification submittal requirements with timelines;
(6) The flood openings requirements, if in Zones A, AE, AH, AO, A99, Shaded X or X Zone;
(7) Limitations of below-RFPE enclosure uses (parking, building access and limited storage only);
(8) A statement, if in Zone VE, that there shall be no alteration of sand dunes which would increase potential flood damage;
(9) A statement, if in Zone VE, that there shall be no fill used for structural support;
(10) A statement that all materials below RFPE must be flood-resistant materials.
(C) Certification requirements.
(1) Elevation certificates for AH, AO, VE, Shaded X and X Zones.
(a) An elevation certificate is required prior to the actual start of any new construction. It shall be the duty of the permit holder to submit to the Floodplain Administrator a certification of the elevation reference level in relation to NAVD 1988 or other approved datum applicable at time of construction. The Floodplain Administrator shall review the certificate data submitted. Deficiencies detected by such review shall be corrected by the permit holder prior to the beginning of construction. Failure to submit the certification or failure to make required corrections shall be cause to deny a floodplain development permit. In shaded X and X Zones, a survey or other approved FEMA form prepared by a licensed professional may be used to demonstrate the natural grade of the parcel exceeds the RFPE, of eight feet instead of an elevation certificate.
(b) An under-construction elevation certificate is required, for the AE, AO, and VE Zones only, prior to completion of the framing inspection by the town. It shall be the duty of the permit holder to submit to the Floodplain Administrator or his or her designee a certification of the under-construction elevation of the reference level in relation to NAVD 1988. The under-construction certificate shall be submitted at the time a framing inspection is scheduled with the Town Building Inspector. The Floodplain Administrator or his or her designee shall review the certificate and report any deficiencies to the permit holder immediately and such deficiencies shall be corrected immediately prior to further work being permitted to proceed. Failure to submit the under-construction elevation certificate or failure to make required corrections shall be cause to issue a stop-work order for the project.
(c) A final finished construction elevation certificate (FEMA Form 086-0-33) is required after construction is completed and prior to certificate of compliance/occupancy issuance. It shall be the duty of the permit holder to submit to the Floodplain Administrator a certification of final as-built construction of the elevation of the reference level and all attendant utilities. The Floodplain Administrator shall review the certificate data submitted. Deficiencies detected by such review shall be corrected by the permit holder immediately and prior to certificate of compliance/occupancy issuance. In some instances, another certification may be required to certify corrected as-built construction. Failure to submit the certification or failure to make required corrections shall be cause to withhold the issuance of a certificate of compliance/occupancy. The finished construction elevation certificate certifier shall provide at least two photographs showing the front and rear of the building taken within 90 days from the date of certification. The photographs must be taken with views confirming the building description and diagram number provided in Section A of the finished construction elevation certificate. To the extent possible, these photographs should show the entire building including foundation. If the building has split-level or multi-level areas, provide at least two additional photographs showing side views of the building. In addition, when applicable, provide a photograph of the foundation showing a representative example of the flood openings or vents. All photographs must be in color and measure at least three inches by three inches. Digital photographs are acceptable. In Shaded X and X Zones, an as built survey or other approved FEMA form prepared by a licensed professional may be used to demonstrate the natural grade of the parcel exceeds the RFPE of eight feet instead of an elevation certificate.
(2) Floodproofing certificate.
(a) If non-residential floodproofing is used to meet the regulatory flood protection elevation requirements, a floodproofing certificate (FEMA Form 086-0-34), with supporting data, an operational plan, and an inspection and maintenance plan are required prior to the actual start of any new construction. It shall be the duty of the permit holder to submit to the Floodplain Administrator a certification of the floodproofed design elevation of the reference level and all attendant utilities, in relation to NAVD 1988 or other approved datum applicable at lime of construction. Floodproofing certification shall be prepared by or under the direct supervision of a professional engineer or architect and certified by same. The Floodplain Administrator shall review the certificate data, the operational plan, and the inspection and maintenance plan. Deficiencies detected by such review shall be corrected by the applicant prior to permit approval. Failure to submit the certification or failure to make required corrections shall be cause to deny a floodplain development permit. Failure to construct in accordance with the certified design shall be cause to withhold the issuance of a certificate of compliance/occupancy.
(b) A final finished construction floodproofing certificate (FEMA Form 086-0-34), with supporting data, an operational plan, and an inspection and maintenance plan are required prior to the issuance of a certificate of compliance/occupancy. It shall be the duty of the permit holder to submit to the Floodplain Administrator a certification of the floodproofed design elevation of the reference level and all attendant utilities, in relation to NAVD 1988 or other approved datum applicable at time of construction. Floodproofing certificate shall be prepared by or under the direct supervision of a professional engineer or architect and certified by same. The Floodplain Administrator shall review the certificate data, the operational plan, and the inspection and maintenance plan. Deficiencies detected by such review shall be corrected by the applicant prior to certificate of occupancy. Failure to submit the certification or failure to make required corrections shall be cause to deny a floodplain development permit. Failure to construct in accordance with the certified design shall be cause to deny a certificate of compliance/occupancy.
(3) If a manufactured home is placed within A, AE, AH, AO, A99, Shaded X and X Zones and the elevation of the chassis is more than 36 inches in height above grade, an engineered foundation certification is required in accordance with the provisions of § 151.26(C)(2).
(4) If a watercourse is to be altered or relocated, a description of the extent of watercourse alteration or relocation; a professional engineer's certified report on the effects of the proposed project on the flood-carrying capacity of the watercourse and the effects to properties located both upstream and downstream; and a map showing the location of the proposed watercourse alteration or relocation shall all be submitted by the permit applicant prior to issuance of a floodplain development permit.
(5) Certification exemptions. The following structures, if located within A, AE, AH, AO, A99, Shaded X and X Zones are exempt from the elevation/floodproofing certification requirements specified in divisions (C)(1) and (2) above:
(1) Recreational vehicles meeting requirements of § 151.26(F)(1);
(2) Temporary structures meeting requirements of § 151.26(G); and
(3) Accessory structures that are 150 square feet or less and meeting requirements of § 151.26(H).
(6) A V Zone certification with accompanying design plans and specifications is required prior to issuance of a floodplain development permit within coastal high hazard areas. It shall be the duty of the permit applicant to submit to the Floodplain Administrator said certification to ensure the design standards of this chapter are met. A registered professional engineer or architect shall develop or review the structural design, plans, and specifications for construction and certify that the design and methods of construction to be used are in accordance with accepted standards of practice for meeting the provisions of this chapter. This certification is not a substitute for an elevation certificate. In addition, prior to the certificate of compliance/occupancy issuance, a registered professional engineer or architect shall certify the finished construction is compliant with the design, specifications and plans for VE Zone construction.
(7) A signed, completed non-conversion agreement (see Appendix A of this chapter) is required prior to the issuance of a flood development permit. This agreement shall be completed by the property owner of record (if different than the permit holder) and shall be recorded with the County Register of Deeds. A copy of the recorded agreement shall be provided to the Town Building Inspector prior to the issuance of the building permit. Failure to submit the certification shall be cause denial of a permit. This non-conversion agreement shall be required for all new construction and substantial improvements which feature an enclosure below the RFPE and with walls greater than four feet in height that may be converted after occupancy of the structure.
(8) Release of restrictive covenant. If a property which is bound by a non-conversion agreement is modified to remove enclosed areas below RFPE, then the owner may request release of restrictive covenant after staff inspection and submittal of confirming documentation. The release is located in Appendix B of this chapter.
(9) Acknowledgment forms for construction shall be signed and completed by property owners at the time construction permits are issued by the Town Building Inspector. These acknowledgment forms indicate the specific flood zone designation for the subject property, outline the construction standards for elevation of the structure to the regulatory flood elevation and explain the use restrictions associated with the property. Acknowledgment forms are attached to Ordinance 17-23, passed June 10, 2020.
(D) Determinations for existing buildings and structures. Applications for building permits to improve buildings and structures, including alterations, movement, relocation, enlargement, replacement, repair, change of occupancy, additions, rehabilitations, renovations, substantial improvements, repairs of substantial damage, and any other improvement of or work on such buildings and structures, the Floodplain Administrator, in coordination with the Building Official, shall:
(1) Estimate the market value, current tax value or require the applicant to obtain an appraisal of the market value prepared by a qualified independent appraiser, of the building or structure before the start of the proposed construction; in the case of repair, the market value of the building or structure shall be the market value before the damage occurred and before any repairs are made;
(2) Compare the cost to perform the improvement, the cost to repair a damaged building to its pre-damaged condition, or the combined costs of improvements and repairs, if applicable, to the market value of the building or structure;
(3) Determine and document whether the proposed work constitutes substantial improvement or repair of substantial damage; and
(4) Notify the applicant if it is determined that the work constitutes substantial improvement or repair of substantial damage and that compliance with the flood-resistant construction requirements of the State Building Code and this chapter is required.
(Ord. 06-15, passed 7-26-06; Am. Ord. 17-23, passed 6-10-20)