(A) Application requirements. Application for a floodplain development permit must be made to the Floodplain Administrator prior to any development activities located within special flood hazard areas. To apply for a floodplain development permit, the following items must be presented to the Floodplain Administrator:
(1) A plot plan, drawn to scale, which must include, but will 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 the special flood hazard area, as delineated on the FIRM or other flood map as determined in § 150.031, or a statement that the entire lot is within the special flood hazard area;
(c) Flood zone(s) designation of the proposed development area as determined on the FIRM or other flood map as determined in § 150.031;
(d) The boundary of the floodway(s) or non-encroachment area(s) as determined in § 150.031;
(f) The old and new location of any watercourse that will be altered or relocated as a result of proposed development; and
(g) The boundary and designation date of the coastal barrier resource system (CBRS) area or otherwise protected areas (OPAs), if applicable.
(2) Proposed elevation, and method thereof, of all development within a special flood hazard area, including, but not limited to:
(a) Elevation in relation to NAVD 1988 of the proposed reference level (including basement) of all structures;
(b) Elevation in relation to NAVD 1988 to which any nonresidential structure in Zones A, AE, AH, AO, A99 will be floodproofed; and
(c) Elevation in relation to NAVD 1988 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 will 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 wall, solid backfilled foundation, open foundation on columns/posts/piers/piles/shear walls); and
(b) Openings to facilitate automatic equalization of hydrostatic flood forces on walls in accordance with § 150.066(D)(3), when solid foundation perimeter walls are used in Zones A, AE, AH, AO, and A99.
(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 § 150.066(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 must include, but will 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.).
(2) The special flood hazard area determination for the proposed development in accordance with available data specified in § 150.031;
(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) A statement that no fill material or other development will encroach into the floodway or non-encroachment area of any watercourse, unless the requirements of § 150.070 have been met;
(7) The flood openings requirements if in Zones A, AE, AH, AO, A99;
(8) Limitations of below BFE enclosure uses, if applicable (i.e., parking, building access and limited storage only); and
(9) A statement, that all materials below BFE/RFPE must be flood-resistant materials.
(C) Certification requirements.
(1) Elevation certificates.
(a) An elevation certificate (FEMA Form 086-0-33) is required after the reference level is established. Within seven calendar days of establishment of the reference level elevation, it shall be the duty of the permit holder to submit to the Floodplain Administrator a certification of the elevation of the reference level, in relation to NAVD 1988. Any work done within the seven day calendar period and prior to submission of the certification shall be at the permit holder's risk. 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 further work being permitted to proceed. Failure to submit the certification or failure to make required corrections shall be cause to issue a stop-work order for the project.
(b) 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 will 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 will review the certificate data submitted. Deficiencies detected by the review must 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 will be cause to withhold the issuance of a certificate of compliance/occupancy. The finished construction elevation certificate certifier must 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 division (C)(1)(a). 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.
(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. Floodproofing certification must be prepared by or under the direct supervision of a professional engineer or architect, and certified by same. The Floodplain Administrator must review the certificate data, the operational plan, and the inspection and maintenance plan. Deficiencies detected by the review shall be corrected by the applicant prior to permit approval. Failure to submit the certification or failure to make required corrections will be cause to deny a floodplain development permit. Failure to construct in accordance with the certified design will 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 will 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. The floodproofing certificate will be prepared by or under the direct supervision of a professional engineer or architect, and certified by same. The Floodplain Administrator will review the certificate data, the operational plan, and the inspection and maintenance plan. Deficiencies detected by the review must be corrected by the applicant prior to the issuance of a certificate of compliance/occupancy. Failure to submit the certification or failure to make required corrections will be cause to deny a floodplain development permit. Failure to construct in accordance with the certified design will be cause to deny a certificate of compliance/occupancy.
(3) If a manufactured home is placed within Zones A, AE, AH, AO or A99, 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 § 150.066(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, must all be submitted by the permit applicant prior to issuance of a floodplain development permit.
(5) Certification exemptions. The following structures, if located within Zones A, AE, AH, AO or A99, are exempt from the elevation/floodproofing certification requirements specified in divisions (C)(1) and (C)(2) above:
(a) Recreational vehicles meeting the requirements of § 150.066(F)(1);
(b) Temporary structures meeting the requirements of § 150.066(G); and
(c) Accessory structures, which have footprints of 150 square feet or less, or are minimal investments of $5,000 or less, meeting the requirements of § 150.066(H).
(D) Determinations for existing buildings and structures. For applications for building permits to improve buildings and structures, including alterations, movement, 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, will:
(1) Estimate the market 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 construction of the proposed work; 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 North Carolina Building Code and this chapter is required.
(Ord. passed 7-15-2003; Ord. 2019-09, passed 9-12-2019; Ord. 2020-02, passed 6-11-2020)