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HomeMy WebLinkAboutre: floodplain info , 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 �' From the City's Floodplain Regulations Sec. 78-1111. - Definitions. Unless specifically defined below, words or phrases used in this article shall be interpreted so as to give them the same meaning as they have in common usage and so as to give this article its most reasonable application. (11) Lake Minnetonka means the naturally occurring lake shown on all the official maps referenced in this chapter, including all bays, channels, inlets, lagoons, marshland and other water-connected portions, whether naturally occurring or artificially created: a. Defined ordinary high water elevation, 929.4 feet MSL. b. Defined floodplain boundary, 100-year flood, 931.5 feet MSL as established by the Minnehaha Creek Watershed District (MCWD). (12) Lowest floor means the lowest floor of the lowest enclosed area (including basement). An unfinished or flood resistant enclosure, used solely for parking of vehicles, building access, or storage in an area other than a basement area, is not considered a building's lowest ftoor. (19) Regulatory flood protection elevation means an elevation no lower than one foot above the elevation of the regional flood plus any increases in flood elevation caused by encroachments on the flood plain that result from designation of a floodway. a. The regulatory flood protection elevation within the floodway and flood fringe districts, except for Lake Minnetonka, shall be established by adding 1.0 foot to the base flood water surface elevations within floodway listed in the floodway data table contained in the flood insurance study. Regulatory flood protection elevations between cross sections shall be interpolated. b. The regulatory flood protection elevation for Lake Minnetonka shall be 932.5 MSL. c. The regulatory flood protection elevation within the general floodplain district shall be calculated by a qualified registered professional engineer in accordance with procedures set forth in this article. (22) Substantial improvement means, within any consecutive 365-day period, any reconstruction, rehabilitation (including normal maintenance and repair), repair after damage, addition, or other improvement of a structure, the cost of which equals or exceeds 50 percent of the market value of the structure before the "start of construction" of the improvement. This term includes structures that have incurred "substantial damage," regardless of the actual repair work performed. The term does not, however, include either: a. Any project for improvement of a structure to correct existing violations of state or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions. b. Any alteration of an "historic structure," provided that the alteration will not preclude the structure's continued designation as an "historic structure." For the purpose of this article, "historic structure" shall be as defined in Code of Federal Regulations, Part 59.1. Sec. 78-1136. - Nonconforming uses. A structure or the use of a structure or premises which was lawful before the passage or amendment of this article but which is not in conformity with the provisions of this article may be continued subject to the 2 ' following conditions. Historic structures, as defined in section 78-1111(a)(22)(b) of this article, shall be subject to the provisions of sections 78-1136(1)—(5) of this article. (1) No such use shall be expanded, changed, enlarged, or altered in a way that increases its nonconformity. (2) Any structural alteration or addition to a nonconforming structure or nonconforming use which would result in increasing the flood damage potential of that structure or use shall be protected to the regulatory flood protection elevation in accordance with any of the elevation on fill or flood proofing techniques (i.e., FP-1 thru FP-4 floodproofing classifications) allowable in the State Building Code, except as further restricted in (3) and (6) below. (3) The cost of any structural alterations or additions to any nonconforming structure over the life of the structure shall not exceed 50 percent of the market value of the structure unless the conditions of this section are satisfied. The cost of all structural alterations and additions constructed since the adoption of the community's initial flood plain controls must be calculated into today's current cost which will include all costs such as construction materials and a reasonable cost placed on all manpower or labor. If the current cost of all previous and proposed alterations and additions exceeds 50 percent of the current market value of the structure, then the structure must meet the standards of division 4 or 5 of this article for new structures depending upon whether the structure is in the floodway or flood fringe district, respectively. (4) If any nonconforming use is discontinued for 12 consecutive months, any future use of the building premises shall conform to this article. The assessor shall notify the planning director in writing of instances of nonconforming uses that have been discontinued for a period of 12 months. (5) If any nonconforming use or structure is substantially damaged, as defined in section 78-1111(a)(21) of this article, it shall not be reconstructed except in conformity with the provisions of this article. The applicable provisions for establishing new uses or new structures in divisions 4, 5 or 6 will apply depending upon whether the use or structure is in the floodway, flood fringe or general flood plain district, respectively. (6) If a substantial improvement occurs, as defined in section 78-1111(a)(22) of this article, from any combination of a building addition to the outside dimensions of the existing building or a rehabilitation, reconstruction, alteration, or other improvement to the inside dimensions of an existing nonconforming building, then the building addition (as required by section 78-1136(2) above) and the existing nonconforming building must meet the requirements of divisions 4 or 5 of this article for new structures, depending upon whether the structure is in the floodway or flood fringe district, respectively. Melanie Curtis Planning &Zoning Coordinator City of Orono 2750 Kelley Parkway Orono, MN 55356 Direct Dial: 952.249.4627 Fax: 952.249.4616 Planning &Zoning Office 952.249.4620 Email: mcurtisCcilci.orono.mn.us Website: www.ci.orono.mn.us 3 � • • • . � � � � � � . � ..� - - - - - - - - - - �-� � � � a -� i � i � i a i � a � a a ���i�� ,��♦�i� � � �,� �.._ � �, �� ' i � � i � a i i � � i �-�� i � � � � • � , ��i � � � � � � a � � � � � � � � a � ii �:' � a � � � � i � � � � ia � � i � � i � � � 1 .. � • . i i � i � � i � i i i � � � a � i � i - i i � � i � a � � i � � i a � � � � � '�°� � � �` � a � a � a � � i a � a � � � a i i i � � a i i i a i i i i 1 i � � � i i . # � i * � � � i i i i i i � � a a a t� � . a i � � � � a � i � � � � � � � � �� � ��I 'i� � �,i � � �� � � � � � � � � � i � � i � � �. 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