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Q – What is a
flood zone?
A – Flood zones are
established for the entire Town of Branford by the Federal
Emergency Management Agency (FEMA). They range from areas
subject to flooding in a 100 year storm to areas subject to
minimal flooding. Maps prepared by FEMA showing the flood
zones in Branford are available for inspection at Town Hall.
Q – What is a
100 year flood?
A – A 100 year flood
is a storm event that has a 1% chance of occurring in any
year. As this is a calculated statistical return, a 100 year
storm may occur more than once in one year or not at all for
more than 100 years.
Q – Are there
different 100 year flood zones?
A – Yes. FEMA has
established many zones for Branford. There are two
categories – stillwater zones or A zones and wave action
zones or V zones. Each different zone has a different 100
year flood elevation.
Q – What are
the 100 year flood elevations based upon?
A - They are based
upon a datum of mean sea level. This means that elevation 0
is the approximate half way elevation between high and low
tide. Town topographic(contour) mapping is on the same
vertical datum as the FEMA maps.
Q – Are there
other agencies which may have jurisdiction over activities
in the floodplain?
A – Yes. U.S. Army
Corps of Engineers, Ct. Department of Environmental
Protection, Branford Building Department, Inland Wetlands
Commission and Planning and Zoning may also have
jurisdiction over these areas. You should contact these
agencies as appropriate to insure compliance with all
applicable regulations.
Q – Another
term used is “floodway”. What is this?
A – Branford has two
different types of flood events that govern the floodplain –
tidal and river flooding. Floodways refer to areas along the
Branford River (typically the main channel plus an
additional area on each side) which must be kept clear so
that the flow of the Branford River is not blocked. No
improvements of any kind are allowed within the floodway
which could impede the river flow.
Q – Am I
required to have flood insurance?
A – Theoretically,
every property in the 100 year floodplain should have flood
insurance. Flood insurance may be appropriate for many other
properties in town outside the 100 year floodplain as well.
Practically, the requirement is enforced by mortgaging
institutions which are then audited by federal regulators to
insure that all properties are covered. The mortgaging
institution has sole discretion in requiring flood
insurance. The Town of Branford is not involved in these
determinations.
Q – When is a
floodplain permit required?
A – A floodplain
permit is required for work on any structure or site within
the 100 year floodplain.
Q – I want to
improve my residence, but I’m in a 100 year floodplain. What
should I do?
A – Several steps
are necessary, but the first is to determine the lowest
floor elevation, including basement, of the structure. If
you have an Elevation Certificate produced by a licensed
land surveyor, this information is on that form. If not, you
should have a licensed land surveyor determine these
elevations for you.
Q – My first
floor and basement are above the 100 year flood elevation.
What must I do to meet the requirements of the ordinance?
A – A floodplain
permit is required and you may proceed with your project as
long as you do not create any living space or additional
floors below the 100 year flood elevation.
Q – My first
floor is above the 100 year flood plain elevation, but my
basement is below. What must I do to meet the requirements
of the ordinance?
A – The first step
is to determine if your project is a “substantial
improvement”
Q – What is a
“substantial improvement”?
A – A “substantial
improvement” is defined as any improvements or alterations
of a structure where the total value of all work exceeds 50%
of the market value of the structure alone (land
value is not included) in any one year period.
Undertaking “substantial improvement” requires that you must
make the structure fully compliant with the Floodplain
Management Ordinance. The value of the structure alone
can be obtained from the Assessor’s Office field card for
the property, an appraisal you may have had done for the
property or by engaging a real estate agent or appraiser for
an opinion of the structure’s market value.
Q – How is
“any one year period” defined?
A – All work must be
completed and then a one year period must transpire before
any additional permits for work are issued. This time period
is only important if it is desired to keep the work from
becoming a “substantial improvement”.
Q – I plan to
do the work myself. Is the value of my labor exempt?
A – No. The value of
the improvements is determined by the fair market value of
the work as if done by a contractor – all materials, labor,
etc must be included.
Q – My project
is not a substantial improvement. What must I do to meet the
requirements of the ordinance?
A – A floodplain
permit is required and you may proceed with your project as
long as it does not become a substantial improvement.
Q – My project
is a substantial improvement. My first floor is above the
100 year floodplain elevation, but my basement is below.
What must I do to meet the requirements of the ordinance?
A – You must make
your structure fully compliant with the floodplain
ordinance. Depending on the site specifics, this could
involve minor or major work. Minor work could involve moving
all utilities, including furnace, above the base flood
elevation and installing flood ports in the basement walls.
Major work could involve filling in the basement or other
alterations. Please call and make an appointment to discuss
the specifics of your project and how to make it fit the
ordinance.
Q – My project
does not fit any of these categories. What should I do?
A - Please call and
make an appointment to discuss the specifics of your project
and how to make it fit the ordinance. We will be happy to
discuss the options and give you additional information.
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