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1. Can I build in the floodplain?

Floodplains are divided into the floodway and flood fringe. Most development activities are not allowed in the floodway, or along the center of the river or creek. In the flood fringe area, buildings and other improvements are allowed, if built to certain standards. These standards include very specific building requirements such as raising the first floor elevation above the 100-year flood elevation and not adding fill.

2. Can I make home repairs or improvements in the floodplain?

Yes, improvements can be made. However, if the costs of the repairs or improvements, added to any repairs or improvements completed in the preceding 10 years, exceed 50% of the market value, the improvements would be defined as a "substantial improvement." If this occurs, the structure must be modified to meet flood codes

3. What is substantial improvement and what does it mean?

Substantial improvement is any reconstruction, rehabilitation, addition, or improvement of a structure taking place during a 10-year period in which the cumulative percentage of improvements equals or exceeds 50% of the market value of the structure before the improvement or repair is started. If a building is substantially improved, the building must be brought into compliance with the floodplain regulations, which means the lowest floor, including the basement, must be elevated above the base flood elevation.

4. What is substantial damage?

Substantial damage means damage of any origin sustained by a structure whereby the cost of restoring the structure to its before damage condition would equal or exceed 50% of the market value of the structure before the damage occurred. The cost of the repairs must include all costs necessary to fully repair the structure to its "before damage" condition and must include labor costs and profit.

5. What types of flood hazard zones are shown on a Flood Insurance Rate Map?

There are 3 basic types of flood hazard zones shown on a flood insurance map:

• Zones that start with an "A" (A, AE, AH, AO) are 100-year floodplains that are determined by a Flood Insurance Study. In most instances, base flood elevations (the elevation of the predicted flood level) are derived from detailed hydraulic modeling.


• Zone X shows area outside the 100-year floodplain, with shaded Zone X being areas within the 500-year floodplain.


• Finally, floodways are located in the immediate vicinity of the stream and depict areas of high flood hazard.