Flood Plain building questions

[bowdendr]

Not sure if this is in the correct place, but... I have a friend that purchased a good 5 acre building lot, and then an additional 20 acres behind it that is in the 100 year flood plain. The 5 acres is not in the flood plain. He want to know if it would be possible to build a storage barn anywhere on those 20 acres in the flood plain. Is it possible to use fill dirt t raise the area enough to get it out of the flood plain?

[Cole]

Thats a tough one.

75. Does elevating a structure on posts or pilings remove a building from the Special Flood Hazard Area (SFHA)?

Elevating a structure on posts or pilings does not remove a building from the SFHA. If the ground around the supporting posts or pilings is within the floodplain, the building is still at risk. The structure is considered to be within the floodplain, and flood insurance will be required as a condition of receipt of Federal or Federally related financing for the structure. The reason for this, even in cases where the flood velocity is minimal, is that the hydrostatic effects of flooding can lead to the failure of the structure's posts or pilings foundation. The effects of ground saturation can lead to decreased load bearing capacity of the soil supporting the posts or pilings, which can lead to partial or full collapse of the structure. Even small areas of ponding will be subject to the hydrodynamic effects of flooding; no pond or lake is completely free of water movement or wave action. This movement of water can erode the ground around the posts or pilings and may eventually cause collapse of the structure.[/b]

[bowdendr]

Looks like he should build the barn on the 5 acres. Thanks for the reply!!

[VALENT]

It depends on whether he needs flood insurance on the barn. Also, it depends on type of floodplain he is in. Some places allow fill dirt or elevation with no problem- however, it does not change the flood plain as far as insurance goes.

[bowdendr]

Well, i doubt he will get insurance for the barn since it will not cost that much for him to build, and he wont need financing for it. I would think he would be more concerned about whether he is allowed to put the fill dirt there. I have been trying to figure out what if any permits are needed for this in his county (greene county ohio), but have not found any info yet.
But, what you are saying, Valant, is that he could potentially raise the area with fill to build the barn, and it should be okay, but If he were to Insure it, they would still consider it in the flood plain??
Thanks,
Dave

[VALENT]

Yep, probably the easiest way to find out what he is supposed to do it is build the barn and the correct authorities will run to find him. Seriously, though, Just call the county courthouse and ask to speak to the county flood-(something) coordinator. Tell them exactly the situation and they will tell you if a permit is needed and whether that specific area allows any type of change in fill etc. There are different flood zones and big differences in what is allowed and not allowed.
Whether he insures it or not it would still be in the flood plain. But if he doesn't insure it, it may not matter. Talk to the specific county.

[Cole]

BTW- the whole flood plain stuff is confusing to everybody, unless you are an enviromental lawyer.

[bowdendr]

Thanks guys, i am glad that I am not the only one confused by this. I will let you know what we find out, and whether he builds it or not :)

[VALENT]

Cole, tell me about it. I am building my house in a flood plain and you should have seen this dog jumping through hoops. But, the backyard sure is nice.

[Sweep]

oops