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, r f Melanie Curtis From: Melanie Curtis Sent: Monday, September 30, 2013 2:17 PM To: 'KC Chermak' Subject: 2785 Shadywood Rd Attachments: 2785 Shadywood_2 FEMA.JPG; 2785 Shadywood_1.pdf; 2785 Shadywood FEMA.pdf KC I am going to be out of the office for the rest of the afternoon and all day tomorrow. AND I haven't responded to your floodplain concerns.... I will try to do so here without being too hurried/random. — (good luck....) Apparently this is not an easy question to answer. I'm trying... Since we last talked, I found the attached info and spoke to my contact at the DNR, floodplain expert Ceil Strauss, who expressed concerns that you were actually meeting the '�substantial improvemenY' requirements... (See sections 78-1136 &78-1111(22) below). The pieces regarding proof and calculating cumulative improvements including labor and materials, etc, in section 78-1136(3) are difficult to prove and meet... According to Ceil, if your home was located in the mapped floodplain area on FEMA's FIRM maps (see the attached FEMA map with aerial photo) your calculation of the substantial improvement would be greatly scrutinized and could have very big financial implications with respect to flood insurance, insurability, and premiums ($$$ is based on the lowest floor). The attached PDF labeled 2785 Shadywood_1.pdf is a map I made by overlaying the FEMA 100-year flood layer (red hatched area) with an aerial photo. I think the house is out... agree? However, if you are not in the mapped floodplain area you're really looking at being in conformance with our Shoreland regs (section 78-1280 below). As long as you're not increasing/expanding the nonconformity (i.e. increasing or expanding the substandard setback on the one side, or making the crawlspace/basement more out of conformance or larger, etc..._) I believe you can expand the house in conforming ways—as we discussed. I believe your house is out of the mapped floodplain area, and want to show you the information I used to make this determination. We should probably discuss this before you rip the roof off... Also, FEMA— FIRM info From the City's Shoreland Regulations Sec. 78-1280. - Minimum lowest floor elevations. All structures located within the Shoreland Overlay District which are subject to the floodplain regulations of article VIII of this chapter shall be placed at an elevation consistent with the requirements of that article. The regulatory flood protection elevation shall be established as set forth in section 78-1111. All structures constructed within the Shoreland Overlay District shall have their lowest floor, including basement, placed at an elevation no lower than the regulatory flood protection elevation. Where the regulatory floodplain elevation cannot reasonably be determined, the minimum elevation at which the lowest floor, including basement, may be placed shall be determined as follows: (1) For lakes, by placing the lowest floor at a level at least three feet above the highest known water level, or three feet above the ordinary high water level, whichever is higher. (2) For rivers and streams, by placing the lowest floor at least three feet above the flood of record. (Ord. No. 101 2nd series, § 1(10.56(16)(D)), 2-24-1992) 1