For applications for building permits to improve buildings and structures, including alterations, movement, enlargement, replacement, repair, change of occupancy, additions, rehabilitations, renovations and any other improvement of or work on such buildings and structures, the Floodplain Administrator, in coordination with the applicable community officials and staff, shall:
(A) 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 only, not of land and building, 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;
(B) 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;
(C) Determine and document whether the proposed work constitutes substantial improvement or repair of substantial damage; the determination requires evaluation of previous permits issued for improvements and repairs as specified in § 151.51 of this chapter;
(D) Utilize FEMA’s Substantial Improvement/Substantial Damage Desk Reference when making any determination on substantial improvement and/or substantial damage;
(E) The substantial improvement regulations apply to all of the work that is proposed as the improvement, even if multiple permits are issued. Therefore, the determination of the cost of the improvement should consider all costs of all phases of the work before issuance of the first permit; and
(F) Notify the applicant that if it is determined that the work constitutes substantial improvement or repair of substantial damage and that compliance with the flood, this chapter is required.
(Ord. 2020-12-1, passed 12-14-2020)