HomeMy WebLinkAboutAgenda - 09-05-2017 - 8-m - Unified Development Ordinance (UDO) and Zoning Atlas Amendment Outline – Flood Damage Prevention Regulations and Special Flood Hazard Area (SFHA) Overlay District 1
ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: September 5, 2017
Action Agenda
Item No. 8-m
SUBJECT: Unified Development Ordinance (UDO) and Zoning Atlas Amendment Outline —
Flood Damage Prevention Regulations and Special Flood Hazard Area (SFHA)
Overlay District
DEPARTMENT: Planning and Inspections
ATTACHMENT(S): INFORMATION CONTACT:
1. Comprehensive Plan and Unified Michael D. Harvey, Planner III, (919) 245-2597
Development Ordinance (UDO) Craig Benedict, Director, (919) 245-2575
Amendment Outline Form 2017-03
2. Annual Outreach Letter on Flood Issues
PURPOSE: To consider and approve process components and schedule for an upcoming
government-initiated Unified Development Ordinance (UDO) and Zoning Atlas amendments
updating existing flood damage prevention regulations and eliminating the Special Flood Hazard
Area (SFHA) Overlay District.
BACKGROUND: Orange County has been a member of the National Flood Insurance Program
(NFIP) since approximately 1976.
The NFIP offers flood insurance to homeowners, renters, and business owners if their
community participates, specifically through the adoption and enforcement of regulations
designed to mitigate/reduce flood risk, in the program including adoption of flood maps denoting
areas where flooding is a possibility. Through the enforcement of flood damage prevention
regulations, the County requires incorporation of design standards (i.e. elevation of structures
and utilities, installation of flood vents, prohibition of specific activities, etc.) in an effort to reduce
the risk of loss during a flood. For more background information please refer to Attachment 1.
Recent changes by the Federal government in flood damage prevention standards, including
development of new flood maps, require the County to modify existing regulation(s) in order to
continue to be eligible for participation within the NFIP.
On direction from the County's Attorney in 2007, staff incorporated available flood mapping data
onto the County Zoning Atlas creating the Special Flood Hazard Area (SFHA) overlay district.
As there are modifications/updates to Federal Emergency Management Agency (FEMA) flood
map data, the County is required to initiate a Zoning Atlas amendment incorporating same. This
requires the holding and advertising of both a Planning Board meeting and a BOCC public
hearing where the maps amendment(s) are being reviewed (i.e. notification of impacted property
owners, notification of property owners within 1,000 ft. of the zoning change, posting of
impacted properties with signs advertising the meetings, and legal advertisements). Depending
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on the scope and timing of the FEMA map change(s), there may be significant and unplanned
budgetary impacts, as well as significant time commitments, to incorporate said modifications.
In consultation with current County Attorney's staff, Planning staff is recommending the
elimination of the SFHA overlay district and adoption of the flood maps by reference in the UDO.
As there are future changes/updates in flood mapping data, staff would complete a UDO text
amendment incorporating reference to this new data, but would not have to complete a
corresponding zoning atlas amendment. The move would reduce required budgetary outlays to
cover notification of an atlas amendment to affected property owners. It should be noted the
majority of surrounding communities handle updates to flood map data in a similar fashion (i.e. a
text amendment adopting the new maps by reference).
Please note as part of the floodplain management program, the Planning Department engages
in a public awareness campaign keeping local property owners informed of flood issues as well
as the various services offered by the County. This includes an annual letter sent to
approximately 1,900 property owners whose property is encumbered by floodplain. This is part
of a comprehensive floodplain management outreach program for which the County receives
credit under the Community Rating System (CRS) resulting in a reduction in flood insurance
premiums for local property owners. An example of this annual outreach letter is contained in
Attachment 2.
The elimination of the SFHA overlay district will not impact or alter existing outreach efforts
conducted by the Department to keep property owners aware of flood issues and the various
services offered to address compliance with flood regulations.
This item is intended for presentation/action by the BOCC at the November 2017 Quarterly
Public Hearing. Local communities are required to adopt these changes (i.e. flood damage
prevention standards and flood mapping data) by November 17, 2017. Planning staff has
already discussed the issue with the County Manager, Deputy Manager, Attorney, and the
Clerk's office. A request to move the public hearing to an earlier date in November of 2017 is
pending.
At the writing of this abstract, it is anticipated the Planning Board will make a recommendation
on the proposed amendments at its October 4, 2017 regular meeting, which will then be
presented at the November Quarterly Public Hearing.
FINANCIAL IMPACT: There is no cost associated with receiving this introduction and providing
feedback to staff.
SOCIAL JUSTICE IMPACT: The following Orange County Social Justice Goal is applicable to
this agenda item:
• GOAL: ESTABLISH SUSTAINABLE AND EQUITABLE LAND-USE AND
ENVIRONMENTAL POLICIES
The fair treatment and meaningful involvement of people of all races, cultures, incomes
and educational levels with respect to the development and enforcement of
environmental laws, regulations, policies, and decisions. Fair treatment means that no
group of people should bear a disproportionate share of the negative environmental
consequences resulting from industrial, governmental and commercial operations or
policies.
RECOMMENDATION(S): The Manager recommends the Board approve the attached
Amendment Outline form and direct staff to proceed accordingly.
Attachment 1 3
COMPREHENSIVE PLAN / FUTURE LAND USE MAP
AND
UNIFIED DEVELOPMENT ORDINANCE (UDO)
AMENDMENT OUTLINE
UDO /Zoning-2017-03
Revise and update existing flood damage prevention regulations consistent with new
Federal minimum standards, including adoption of new Flood Insurance Rate Map
(FIRM) data.
A. AMENDMENT TYPE
Map Amendments
n Future Land Use Map:
From:
To:
n Zoning Map: Elimination of the Special Flood Hazard Area (SFHA) Overlay
District. Planning staff will reference the adoption of new flood mapping data
within the Unified Development Ordinance (UDO).
From:
To:
n Other:
Text Amendments
n Comprehensive Plan Text:
Section(s):
M UDO Text:
MUDO General Text Changes
LUDO Development Standards
fUDO Development Approval Processes
Section(s): Section(s):
1. 1.1.3 Flood Damage Prevention Authority;
2. 1.1.6 Applicability and Jurisdiction;
3. 1.1.8 Regulation of Farming and Bona Fide Farm Activities;
4. 1.1.19 Disclaimer of Liability— Flood Regulations;
5. 1.2.2 Interpretation of Zoning District Boundaries;
6. 1.10 Floodplain Administrator;
7. 2.6 Floodplain Development Permit
8. 2.10 Variances
9. 4.3 Special Flood Hazard Overlay District
10. Article 6 Development Standards
11. 6.6 Additional Standards for Overlay Districts— Special
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Flood Hazard Area Overlay
12. 6.13 Stream Buffers
13. Article 7 Subdivisions
14. Article 8 Non-conformities
15. Article 9 Enforcement ; and
16. Article 10 Definitions
n Other:
B. RATIONALE
1. Purpose/Mission
In accordance with the provisions of Section 2.8 Zoning Atlas and Unified
Development Ordinance Amendments of the UDO, the Planning Director has
initiated text amendments to revise and update existing flood damage prevention
regulations as well as a zoning atlas amendment to eliminate the Special Flood
Hazard Area (SFHA) Overlay District.
The proposal involves updating existing standards to ensure consistency with the
new Federal minimum model flood damage prevention ordinance as well as adopting
new flood mapping data by reference in the UDO.
2. Analysis
As required under Section 2.8.5 of the UDO, the Planning Director is required to:
`cause an analysis to be made of the application and, based upon that analysis,
prepare a recommendation for consideration by the Planning Board and the Board of
County Commissioners'.
In 1968 Congress created the National Flood Insurance Program (NFIP) to help
provide a means for property owners to financially protect themselves from the
possible damage of structures resulting from flood events. The program is intended
to supplement typical homeowner insurance policies, which do not cover damage to
structures resulting from a flood. The NFIP offers flood insurance in communities
that participate, specifically through the adoption and enforcement of regulations
designed to mitigate/reduce flood risk commonly referred to as flood damage
prevention regulations, in the program.
Part of the `regulations' local communities are required to adopt are Flood Insurance
Rate Maps (FIRM) denoting areas susceptible to flooding. Participating communities
use these maps to verify the anticipated `elevation' of flood waters during a storm
event and work with property owners to ensure structures are not located in areas
where flooding is a possibility. FIRM maps are modified over time to reflect changes,
both increases and decreases, in anticipated flood levels. Participating communities
are required to adopt these new maps once they are certified to continue to be
eligible for participation in the NFIP.
Orange County has been a member of the NFIP since approximately 1976.
The County's original FIRMs became effective on March 16, 1981, with the last
Form Revised 09-29-16
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update being completed on February 2, 2007. After a 3 year process, the County
was informed in early July of 2017, new FIRM maps have been certified by the
Federal government and are required to be adopted by local communities no later
than November 17, 2017.
Based on advice received from the County's Attorney in 2007, staff incorporated
FIRM data onto the County Zoning Atlas creating the Special Flood Hazard Area
(SFHA) overlay district. At the time staff expressed concerned over the fluid nature
of FIRM data, which can be modified through the completion of an engineering study
reviewed at the State and Federal level. While Planning staff is somewhat involved
in this process, the timeline for review and action is dictated by others. Changes
resulting from this review require re-adoption of flood mapping data at the local level,
translating to the holding of a public hearing to amend the boundary of the SFHA
overlay district.
In consultation with current representatives of the County Attorney's office, it has
been determined it would be prudent to eliminate the SFHA overlay district and adopt
the FIRM maps by reference in the UDO. As there are changes in flood mapping
data, staff would still be required complete a UDO text amendment incorporating the
new FIRM maps but would not have to complete an atlas amendment. It should be
noted this is how the majority of surrounding communities handle references/changes
to FIRM data.
Copies of the pending flood map data are available at the County Planning office or
by visiting the North Carolina Flood Risk Information System (FRIS) webpage
at: http://fris.nc.gov/fris/Home.aspx?ST=NC.
3. Comprehensive Plan Linkage (i.e. Principles, Goals and Objectives)
Chapter 2 Planning Principles of the Comprehensive Plan:
• Principle 2 — Sustainable Growth and Development: Growth and development
within the county should occur in a pattern, location, and density that is
sustainable over the long-term.
Chapter 5 Land Use Element of the Comprehensive Plan:
• Land Use Goal 1 — Fiscally and environmentally responsible, sustainable
growth consistent with the provision of adequate services and facilities and a
high quality of life.
• Land Use Goal 2 — Land uses that are appropriate to on-site environmental
conditions and features and that protect natural resources, cultural resources,
and community character.
• Land Use Goal 4 — Land development regulations, guidelines, techniques,
and/or incentives that promote the integrated achievement of all
Comprehensive Plan goals.
4. New Statutes and Rules
Federal revised minimum model flood damage prevention ordinance and new
floodplain maps.
Form Revised 09-29-16
6
C. PROCESS
a. TIMEFRAME/MILESTONES/DEADLINES
a. BOCC Authorization to Proceed
September 5, 2017
b. Quarterly Public Hearing
November of 2017 (date to be determined)
c. BOCC Updates/Checkpoints
September 6, 2017 Planning Board Ordinance Review Committee (ORC)
meeting (BOCC receives agenda materials)
October 4, 2017 — Planning Board Recommendation (BOCC receives agenda
materials)
d. Development Advisory Committee (DAC)
September 21, 2017
e. Legal Sufficiency Determination
To be determined
f. Other
b. PUBLIC INVOLVEMENT PROGRAM
Mission/Scope: Public Hearing process consistent with NC State Statutes and
Orange County ordinance requirements
a. Planning Board Review:
September 6, 2017 — Ordinance Review Committee (ORC)
October 4, 2017 — Recommendation
b. Advisory Boards:
c. Local Government Review:
d. Notice Requirements
Legal advertisement for the public hearing shall be in accordance with the
provisions of the UDO.
Form Revised 09-29-16
7
e. Outreach:
❑ General Public:
❑ Small Area Plan Workgroup:
n Other:
c. FISCAL IMPACT
Consideration and approval will not create the need for additional funding for the
provision of County services. Costs for the required legal advertisement will be paid
from FY2017-18 Departmental funds budgeted for this purpose. Existing Planning
staff included in the Departmental staffing budget will accomplish the work required
to process this amendment.
D. AMENDMENT IMPLICATIONS
The updating of existing flood damage prevention standards and the new FIRM data will
ensure consistency with the new Federal minimum model flood damage prevention
ordinance and allow us to maintain our membership in the NFIP program.
E. SPECIFIC AMENDMENT LANGUAGE
To be provided at a future date.
Primary Staff Contact:
Michael D. Harvey
Current Planning Supervisor
(919) 245-2597
mharvey @orangecountync.gov
Form Revised 09-29-16
Attachment 2 8
PLANNING & INSPECTIONS DEPARTMENT
Craig N. Benedict, AICP, Director
Current Planning 131 W. Margaret Lane
(919) 245-2575 Suite 201
(919) 644-3002 (FAX) ORANGE COUNTY P. O. Box 8181
www.orangecountync.gov NORTH CAROLINA Hillsborough, NC 27278
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July 14, 2017
RE: Participation in the National Flood Insurance Program — Services offered
by the Orange County Planning Department
YOU ARE RECEIVING THIS LETTER BECAUSE:
1. Your property is located within a Special Flood Hazard Area (SFHA)
OR
2. You are a surveyor, insurance agent, developer, real estate agent, or
banker that does business in Orange County and work with property that
could be encumbered by SFHA
BACKGROUND: Orange County has been a member of the National Flood Insurance
Program (NFIP) since approximately 1976.
In 1968 Congress created the NFIP to help provide a means for property owners to
financially protect themselves from the possible damage of structures resulting from
flood events. The program is intended to supplement typical homeowner insurance
policies, which do not cover damage to structures resulting from a flood. The NFIP
offers flood insurance to homeowners, renters, and business owners if their community
participates, specifically through the adoption and enforcement of regulations designed
to mitigate/reduce flood risk, in the program.
Part of the `regulations' at our disposal are Flood Insurance Rate Maps (FIRM) denoting
those areas of the County that are susceptible to flooding. The County utilizes these
maps to verify the anticipated 'elevation' of flood waters during a storm event and works
with property owners to ensure structures are not located in areas where flooding is a
possibility. Through the enforcement of our flood damage prevention regulations, the
County requires incorporation of design standards (i.e. elevation of structures and
utilities, installation of flood vents, prohibition of specific activities, etc.) all in an effort to
reduce the risk of loss during a flood.
Our original FIRM became effective on March 16, 1981, with the latest becoming
effective on February 2, 2007.
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Please note the County is in the process, coordinating with State and Federal FEMA
representatives, of preparing for an update to these FIRM maps. Additional information
on the adoption of these maps will be made available at the appropriate time.
Copies of the pending flood map data are available at the County Planning office or by
visiting the North Carolina Flood Risk Information System (FRIS) webpage at:
http://fris.nc.gov/fris/Home.aspx?ST=NC. Planning staff will be more than happy to
meet individually with any interested property owner to continue to review the current
and future status of your property with respect to the implementation of the new FIRM
maps. Please contact staff at (919) 245-2575 for assistance.
In accordance with our responsibilities as a member of the NFIP, Orange County has
adopted its own flood regulations, currently embodied within the Orange County Unified
Development Ordinance (UDO). These regulations, now part of the Special Flood
Hazard Overlay District are located within Section(s) 4.3 Special Flood Hazard Area
(SFHA) and 6.6.1 Additional Standards for Overlay Districts — SFHA of the UDO. This
document can be found utilizing the following link:
http://orangecountync.gov/planning/Ordinances.asp.
WHAT DOES THIS MEAN? Being located in or near identified SFHAs does not
inherently mean you cannot develop your property. There are steps you can take to
mitigate your risk and, at the same time, ensure compliance with applicable flood
regulations.
This letter is being sent as a courtesy to remind you of the service(s) the Planning
Department provides with respect to understanding, and abiding by, local flood
regulations as well as providing some proactive tips in addressing flood issues on your
property.
COUNTY SERVICES: The County has made available a variety of documents on
existing flood data as well as guidelines and flood protection methods for you to review
in several convenient locations including:
• The Orange County Public Library— Hillsborough Branch on Margaret Lane,
• The County Planning office located on the second floor of the West Campus
Office building at 131 W. Margaret Lane in downtown Hillsborough, and
• On the County Planning Department website utilizing the following link:
http://orangecountync.gov/planning/floodplain information.asp.
If you are thinking about engaging in land disturbing activity on your property for any
reason (i.e. building a new structure, grading, removing trees, etc.) you should first
consult the Planning Department to understand what issues, if any, the project may
create.
Staff will be more than happy to schedule a formal meeting with you, on site, to discuss
specific flood issues associated with your property and identify opportunities to correct
or prevent flood damage.
A breakdown of the services we offer, with respect to understanding and identifying
flood issues on your property, include:
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1. PROVISION OF MAPPING SERVICES / PREPARATION OF SITE
ASSESSMENT(S):
County planning staff can assist you determine where floodplains are located
on your property and provide basic mapping services to delineate them.
While this service does not take the place of procuring a professionally
prepared site plan where a surveyor formally delineates floodplains on your
property, staff can provide vital information such as the depth of anticipated
flood waters and the location of any structure with respect to its proximity to
identified floodplains.
As a free service the Planning Department can prepare an environmental
assessment of your property. This assessment, which utilizes Orange County
Geographic Information Service (GIS) data, is intended to identify
environmental conditions that may restrict the overall development of
property.
Data provided on these assessments include, but are not limited to:
a. The location of flood plain / special flood hazard areas / floodways
on your property including the provision of the necessary
information found on the Flood Insurance Rate Map (FIRM) needed
to complete a flood insurance policy,
b. Determining and denoting required floodplain buffers on your
property,
c. Identifying the location of streams and/or other protected water
features including previously mapped wetlands. This includes
identifying/denoting required stream buffers.
Stream buffers is a generic term for the required buffer around
various water features (i.e. streams, hydrologically connected water
bodies, floodplains, wetlands, etc.) intended to be left in a natural
state as part of our water quality guidelines/pollution protection
measures as well as the preservation of the features natural
drainage function,
d. Identifying the required base flood elevation requirements for the
property based on local land use regulations,
e. Determining the depth of flooding on your property (i.e. how deep
flood waters can be anticipated to be) in order to provide you with a
better concept of the property's potential flood hazard,
f. Identifying the location of existing structures with respect to their
distance from identified SFHA's as well as their elevation using
existing contour data,
g. Required minimum setbacks for structures from property lines,
h. Impervious surface limits for the property,
i. Erosion Control and Stormwater management land disturbance
thresholds, specifically focusing on identifying if an erosion control
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permit or a stormwater management plan will be required based on
the anticipated/proposed level of land disturbance,
j. The presence of conservation or utility easements impacting the
location of structure and/or utility systems (i.e. well and septic), and
k. Soil types on a property.
Staff is also able to provide electronic copies of flood maps and other similar
data denoting flood prone areas on your property as part of this service.
During the preparation of this map staff identifies any and all regulations
impacting the overall development of the property and provides direction on
how you can address compliance.
Please remember to always check with the Planning Department before you
initiate construction or land disturbing activities, or deposit fill material, on
your property in order to avoid unnecessary problems with respect to
compliance established regulations.
You do not need to schedule an appointment to obtain a site assessment,
which any staff person can complete during normal business hours at our
main office located on the second floor of the West Campus Office building
located at 131 West Margaret Lane in downtown Hillsborough.
2. ASSISTANCE WITH FLOOD REGULATIONS:
The Planning Department is able to provide assistance, with respect to
existing flood regulations and FIRM data, on the following:
a. Base Flood Elevations as denoted on the most recent FIRM,
b. 100 and 500 year floodplain maps,
c. Archived FIRM maps and flood data,
d. Cross section elevations at selected locations,
e. Approximate location of parcel lines,
f. Zoning and watershed overlay designations,
g. 2 foot topographic contour lines,
h. Approximate location(s) of structure(s) utilizing aerial photographic
data,
i. Any FIRM adjustment approved through the Letter of Map
Amendment (LOMA) or Letter of Map revision (LOMR) process,
and
j. Elevation Certificates for certain parcels.
As previously indicated herein the County has made available a variety of
documents on existing flood data and local guidelines. Staff will be more than
happy to schedule a formal meeting to review any issues, concerns, or
questions you may have regarding our flood program.
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3. ADDITIONAL SERVICES:
In addition to the mapping services and review of applicable floodplain
management regulatory standards as detailed above, staff is also available to
assist with the following:
a. Completion of complementary site visits to review your specific
situation.
Staff can make themselves available, during normal business
hours, to complete a site visit of your property in order to identify
current opportunities and constraints related to flood issues on your
property.
Please note staff likes to complete a site visit before compiling
documentation outlining options with respect to protecting your
property.
b. Preparation of documents detailing specific advice/options on ways
to protect your property (i.e. retrofitting/flood proofing of structures,
drainage improvements, etc.), and
c. Review of any and all available financial assistance programs to
assist with development/redevelopment activities.
BEING PROACTIVE - WHAT CAN YOU DO: Here are some simple tips for reducing
potential negative impacts from flooding:
I. STORMWATER MAINTENANCE:
There are easy, proactive, steps property owners can take to address and
even abate potential flooding risks. Here are some steps local property
owners can take to not only help themselves but others within identified
floodplain areas:
a. Do not dump or throw anything into ditches or streams. Dumping
grass clippings, leaves, trash, yard debris, etc. can accumulate and
plug ditches, culverts, and channels thereby increasing the risk of
flooding during storm events as rain water will have nowhere to go.
b. The dumping of this material will also put you in violation of several
County regulations and subject you to enforcement action.
c. You are encouraged to keep any ditch on your property clear of brush
and debris to avoid unnecessary flooding during a storm event.
If you witness dumping of materials into a stream please report the problem to
the Planning Department at: (919) 245-2575.
II. FLOOD PREPARADNESS AND SAFETY:
You should prepare an emergency checklist to address simple steps that can
be taken to mitigate the impacts of a flood on your property. These `steps'
include:
•
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• Shutting off the gas and electricity to any structure that has a history of
being flooded.
• Moving valuable contents out of'harms way'.
There are also some basic safety tips you should keep in mind during flood
conditions:
a. Prepare, in advance, a survival kit with bottled water, food, and
medical supplies (i.e. prescription medication, basic first-aid items,
etc.). Your survival kit should have sufficient stockpiles to last you for
a minimum of 72 hours after a storm event.
b. Have a battery, or crank handled, emergency weather radio available
to listen for news/information on storm events and conditions in the
area.
c. Do not walk or drive through 'flowing' water or flooded areas.
Drowning is the number one cause of flood deaths, mostly during flash
floods. Current can be deceptive and remember that six inches of
moving water can knock you off your feet or impact your car.
If you walk in standing water, use a pole of stick to ensure the area is
still passable.
d. Avoid driving through a flooded area. More people drown in their cars
than anywhere else. Do not drive around road barriers as they may
signal a bridge or roadway that has been washed out.
If you have an emergency please contact the Orange County Sheriffs
office or Emergency Services for assistance by dialing 911 before
driving.
e. Be alert for gas leaks and report them immediately to your utility
provider.
If you suspect a gas leak remember to always use a flashlight to
inspect damage, do not use open flame devises (i.e. match, candles,
lanterns, flare, etc.), and remember to extinguish all tobacco products
(i.e. cigar, cigarettes, etc.) prior to going into an area where you
suspect a gas leak.
Also be cautious when inspecting damage in an enclosed space if you
suspect a gas leak. Ensure the area is properly ventilated prior to
entering.
f. Stay away from power and electrical lines: The second highest cause
of death resulting from a flood event is electrocution. Electrical current
can travel through water. Report downed power lines immediately to
your local power company and Orange County Emergency Services.
g. Be on the lookout for animals, especially snakes. Small animals, who
have been flooded out of their homes, may seek refuge in yours. Use a
pole or a stick to turn things over to check for animals to avoid hurting
them or yourself.
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• Shutting off the gas and electricity to any structure that has a history of
being flooded.
• Moving valuable contents out of`harms way'.
There are also some basic safety tips you should keep in mind during flood
conditions:
a. Prepare, in advance, a survival kit with bottled water, food, and
medical supplies (i.e. prescription medication, basic first-aid items,
etc.). Your survival kit should have sufficient stockpiles to last you for
a minimum of 72 hours after a storm event.
b. Have a battery, or crank handled, emergency weather radio available
to listen for news/information on storm events and conditions in the
area.
c. Do not walk or drive through 'flowing' water or flooded areas.
Drowning is the number one cause of flood deaths, mostly during flash
floods. Current can be deceptive and remember that six inches of
moving water can knock you off your feet or impact your car.
If you walk in standing water, use a pole of stick to ensure the area is
still passable.
d. Avoid driving through a flooded area. More people drown in their cars
• than anywhere else. Do not drive around road barriers as they may
signal a bridge or roadway that has been washed out.
If you have an emergency please contact the Orange County Sheriffs
office or Emergency Services for assistance by dialing 911 before
driving.
e. Be alert for gas leaks and report them immediately to your utility
provider.
If you suspect a gas leak remember to always use a flashlight to
inspect damage, do not use open flame devises (i.e. match, candles,
lanterns, flare, etc.), and remember to extinguish all tobacco products
(i.e. cigar, cigarettes, etc.) prior to going into an area where you
suspect a gas leak.
Also be cautious when inspecting damage in an enclosed space if you
suspect a gas leak. Ensure the area is properly ventilated prior to
entering.
f. Stay away from power and electrical lines: The second highest cause
of death resulting from a flood event is electrocution. Electrical current
can travel through water. Report downed power lines immediately to
your local power company and Orange County Emergency Services.
g. Be on the lookout for animals, especially snakes. Small animals, who
have been flooded out of their homes, may seek refuge in yours. Use a
pole or a stick to turn things over to check for animals to avoid hurting
them or yourself.
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h. Remember that after a flood the ground, and possibly floors of your
residence, are covered with debris which can include broken bottles,
glass, nails, and other similar hazards. Floors and stairs can also be
very slippery. Walk in areas that have been inundated by flood waters
with care to avoid injury.
III. FLOOD PROOFING:
As previously indicated there are several different ways to protect a building
from flood damage, most notably locating structures outside of identified
floodplains and stream buffers as well as ensuring the structure(s) are
properly elevated above established flood elevations. There are also various
options with respect to `flood proofing' or addressing the impacts of existing
structures including. Some basic options include:
• Retrofitting crawl spaces underneath a structure by relocating existing
utilities (i.e. water heater, furnace, air conditioner, electric box) to some
other location within the structure that is compliance with established
flood regulations and installing hydrostatic vents.
Hydrostatic pressure from floodwaters is a major cause of damage to
structure(s) and can result in the catastrophic failure of the foundation.
These vents allow floodwaters to move freely into and out of a crawl
space thereby equalizing the water pressure on the walls.
You will need to determine the location and number of vents necessary
for the structure. Bear in mind hydrostatic vents cannot be higher than
1 foot above natural grade and the total vented area cannot be less
than one square inch for every square foot of crawl space wall subject
to flooding.
Also bear in mind vents cannot be modified to remain closed. In order
for the vent to function property it must be allowed to open and close
based on water flow. You will have to maintain the vents by keeping
them clear of debris to ensure they function properly.
• A second option would involve elevating the residence above
established base flood elevation thresholds. While this option can be
expensive it is an effective means of addressing flooding problems.
As previously indicates staff is more than happy to review various
opportunities with you in protecting your property from damage as a result of
flooding.
IV. FLOOD INSURANCE:
All property owners are encouraged to secure flood insurance regardless of
the presence of flood plain on your property. Please bear in mind
homeowners insurance policies do not cover damage to a structure resulting
from flooding.
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If you do not have flood insurance talk with your insurance agent and get
more information on securing a policy. This insurance is backed by the
Federal Government and is available to everyone.
If you already have flood insurance, it is wise to double check that the building
coverage is adequate and to make sure you have content coverage (i.e.
coverage for materials within the residence) as well.
Do not wait for the next major storm/hurricane to purchase flood insurance.
There is a THIRTY (30) DAY waiting period before the policy takes effect.
For more information on flood insurance, including rates and required
documentation, please contact your local insurance agent to review and
discuss options is more detail.
The Department looks 'forward to providing you with additional assistance and
information with respect to addressing flooding issues or questions on your property.
Please contact staff at (919) 245-2575 for assistance.
Sincerely,
C.
Michael D. Harvey ATC'P, FM, CZO
Current Planning Supervisor
• Orange County
CC: Craig Benedict, Planning Director
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19
Top Tc n Facts
Every insurance agent needs to know about the National Flood insurance Program (NFIP)
1. You can sell federaliy-backed flood insurance to any resident or property owner In a community
0 Almost every that participates In the NFIP
building in a it doesn't matter if the property is in the floodplain or not.Almost everyone In the community
participating qualifies for flood insurance coverage and nearly every community throughout the United States
community can be participates.Encourage policyholders to insure to value and to buy contents coverage.
covered by flood 2. We offer an easy-to-write,low-cost flood insurance policy for people in low-to-moderate flood
insurance. risk areas.
C.) There is an easy • One option combines structure and contents coverage in one.it's perfect for people located in B,C,
and X zones where 20-25%of all flood insurance claims occur.Annual premiums range from$112
to-write flood to$352 for homeowners,and begin at Just$500 for businesses.
insurance p o I i c y • Contents-only coverage is available for renters and owners of eligible properties.
for low-to-moderate
flood risk areas. 3. Coverage Is available for both the structure and its contents.
Single family residences can be covered for up to$250,000 on the structure and$100,000 on the
• Coverage is contents,
available for both • Commercial structures can be insured to a limit of$500,000 for the building and$500,000 for the
structure and contents.
contents. 4. Flood insurance is easy to rate with software for your personal computer.
O Easy-to-use • Several companies have developed flood insurance rating software to save you time,money,and
rating software is office space.
available. • For a free list of rating products,access the FEMA web site at http//www.fema.gov/business/nflp/
software.shtm.
• Credit cards are 5. Credit cards are accepted.
accepted. • Flood insurance premiums are easier to pay using major credit cards. Check with your WYO
0 Provisional rating Company,
makes closings 6. Provisional rating makes It easier for you to sell flood insurance.
easier, • Provisional rating makes coverage available before the elevation certificate Is complete.
fa Contact the 7. You can obtain elevation information from many sources—at little or no cost to your client.
community • More than 1,000 communities participate in the NFIP's Community Rating System(CRS). They
building permit maintain elevation Information on structures in A and/or V zones.Contact the local building permit
office for elevation official for assistance.And,policyholders in CRS communities earn premium discounts!
information. 9. NFIP policies cover many basement elements.
• Basement coverage includes cleanup expense and items such as furnaces,water heaters,washers
0 N Fl P ipolicies cover and dryers,air conditioners,freezers,utility connections,and pumps.
many basement • Basement coverage does not include the contents of a finished basement and improvements,such
elements. as finished walls,floors,and ceilings.
0 Federal disaster 9. Uninsured flood victims will most likely have to buy flood Insurance as a condition of a
loans and grants federally-backed disaster loan or grant.
will require the • Federal disaster assistance declarations are awarded in less than 50%of flooding Incidents.
no rc h ase of fi o o cf The annual premium for an NFIP policy is less expensive than interest on Federal disaster loans.
insurance.
Wouldn't it be better for your clients to be Insured before the loss occurs?
10. Buy nowl There is a 30-day waiting period.
CT' Buy now! There is • If the Initial purchase of flood insurance is In connection with the making,increasing,extending or
a 30-day waiting renewing of a loan,there Is no waiting period.
period. • If the initial purchase of flood insurance is made during the 13-month period following the issuance
of a revised flood map for a community,there is one-day waiting period.
For more information,call the National Flood Insurance Program toll free at
1.800-427-0661 TIM)1-800427-5593
http://wwwfoma.gov or http://wwwfloodsmart.gov F-068(07/06)