Cover Mississippi Emergency Management Agency Quick Guide 2006 Office of Mitigation / FPM Bureau P.O. Box 5644 - Pearl, MS 39208 - (601)933-6884 TABLE OF CONTENTS 1 .......... About This Guide 2 .......... Introduction 3 .......... Flood Insurance is Your Best Protection 4 .......... Community Responsibilities 5 .......... Understanding the Riverine Floodplain 6 .......... Understanding the Floodway 7 .......... The Flood Insurance Rate Map (Riverine) 8 .......... The Countywide Flood Insurance Rate Map 9 .......... Use the Riverine Flood Profile to Determine BFEs 10 ......... Understanding the Coastal Floodplain 11 ......... The Flood Insurance Rate Map (Coastal) 12 ......... Approximate Flood Zones or Unnumbered A Zones 13 ......... Flood Map Revisions 14 ......... Activities Requiring Permits 15 ......... Safe Uses of the Floodplain 16 ......... Is Your Building Site Higher Than the BFE? 17 ......... What is Meant by Pre-FIRM and Post-FIRM? 18 ......... Nature Doesn’t Read Maps 19 ......... Think Carefully Before You Seek a Variance 20 ......... Some Key Permit Review Steps 21 ......... Carefully Complete the Permit Application 22 ......... Freeboard: Go the Extra Foot! 23 ......... What is the Elevation Certificate and How is it Used? 24 ......... Completing the Elevation Certificate 25 ......... Paperwork is Important for You and Your Community 26 ......... Floodplain Fill Can Make Things Worse 27 ......... The Floodway “No Rise/Impact” Certificate 28 ......... How to Elevate Your Floodplain Structure 29 ......... Basements are Unsafe 30 ......... Manufactured Homes Deserve Special Attention 31 ......... Enclosures Below the BFE (A Zone Only) 32 ......... Typical Elevation Methods for Coastal Sructures 33 ......... The V Zone Certificate 34 ......... Coastal Structures Must Resist Wind and Water Forces 35 ......... Enclosures Below V Zone Structures 36 ......... Utility Service for Structures 37 ......... Accessory (Appurtenant) Structures 38 ......... Recreational Vehicles 39 ......... Agricultural Structures 40 ......... Planning to Improve Your Floodplain Building? 41 ......... What About After Damages? 42 ......... Elevating a Pre-FIRM Building 43 ......... Levees & Floodwalls Can Protect a Pre-FIRM Structure 44 ......... Some Flood Mitigation Projects are More Costly 45 ......... Useful Resources and Common Acronyms 46 ......... Want to Learn More? MISSISSIPPI QUICK GUIDE Page 1 About This Guide The Floodplain Management Quick Guide was originally prepared by our friends and neighbors in Missouri, Alabama, and Illinois. These states have graciously allowed it to be edited and modified for use in Mississippi. Copyright laws do not apply. The development of this Quick Guide was supported by funding from our partners at the Federal Emergency Management Agency (FEMA). The contents may not necessarily reflect the views and policies of the Federal government. Questions and comments can be directed to the Office of Mitigation in the Mississippi Emergency Management Agency (MEMA) at We encourage any comments and suggestions forimprovements to this Guide. The "Mississippi Floodplain Management Desk Reference for community Administrators" and other publications on floodplain manangement are available from MEMA, and other documents are available from FEMA. Please contact us if you h ave questions or need further assistance. MISSISSIPPI QUICK GUIDE Page 2 Introductions The Mississippi Emergency Management Agency is pleased to provide this Quick Guide to you, the citizen whose home o r business is located within the State’s floodplain as an information tool. We regulate the floodplain to: - Protect people and property - Ensure that Federal flood insurance and disaster assistance are available - Save tax dollars - Reduce future flood losses Floods have been, and continue to be, the most destructive natural disaster in terms of economic loss to the citizens of Mississippi. Since 1978, Mississippi flood insurance policy holders have received over $2.7 Billion in claims payments. With more than 5.2 million acres in floodplain (over 15% of the State’s total), Mississippi has the 5 largest floodplain in the United States. We currently rank 8th in the number of structures that have flooded repeatedly. We can no longer afford the “destruction-rebuild cycle” in which we find ourselves today. MISSISSIPPI QUICK GUIDE Page 3 Flood Insurance is Your Best Protection Who needs flood insurance? EVERYONE! Every homeower, business owner, and renter in one of Mississippi’s more than 274 communities participating in the National Flood Insurance Program may purchase a flood insurance policy - regardless of the location of the structure. Unfortunately, it’s usually after a flood that most people discover that their property insurance does not cover flood damages. Every building is located within a flood zone - some zones are high risk, some are low risk. Approximately 25% of all flood damages occur in low risk zones, commonly described as “outside the mapped flood zone. MEMA and the Association of Floodplain Managers of Mississippi (AFMM) urges you to protect your financial future by getting a flood insurance policy. To purchase a policy, call you insurance agent. To get the name of an agent in your community, call the NFIP’s toll free number 1-888-FLOOD29. MISSISSIPPI QUICK GUIDE Page 4 Community Responsibilities Community Responsibilities To participate in the National Flood Insurance Program, your community agrees to: - Adopt and enforce a flood damage prevention ordinance - Require permits for all types of development in the floodplain (see page 14) - Require Elevation Certificates to document compliance (see pages 23 and 24) - Require new or improved residential structures and manufactured homes to be elevated to or above the BFE - Conduct field inspections and cite any violations to the community’s Flood Damage Prevention Ordinance - Require non-residential structures to be elevated or floodproofed - Assure that building sites are reasonably safe from flooding - Carefully consider requests for variance - Advise FEMA when updates to flood maps are needed MISSISSIPPI QUICK GUIDE Page 5 Understanding the Riverine Floodplain << image depicting a Special Flood Hazard Area within the 100-Year Floodplain >> Terms and Definitions: The Special Flood Hazard Area (SFHA) is the portion of the floodplain subject to inundation by the base flood and/or flood related erosion hazards. SFHAs are shown on FHBMs or FIRMs as Zones A, AE, A1-30, AH, AO, AR, V, VE, and V1-30. See page 6 to learn more about the floodway, the area of floodplain where floodwaters usully flow faster and deeper. See page 10 to learn more about the coastal floodplain. For floodplains with Base Flood Elevations, check the Flood Insurance Study (FIS) to find the Flood Profile which shows water surface elevations for the different frequency floods (see page 9). MISSISSIPPI QUICK GUIDE Page 6 Understanding the Floodway << image depicting a Special Flood Hazard Area and the Floodway >> Terms and Definitions: The Floodway is the channel of a river or other water course and the adjacent land areas that must be reserved in order to pass the base flood discharge without increasing flood depths. Computer models of the floodplain are used to simulate “encroachment” or fill in the flood fringe in order to predict where and how much the base flood elevation would increase if the floodplain is allowed to be filled. Before a local permit can be issued for proposed development in the floodway, a “No Rise/No Impact” certification form must be submitted (see page 27). You may need a qualified engineer to make sure your proposed project won’t increase or decrease flooding. MISSISSIPPI QUICK GUIDE Page 7 The Flood Insurance Rate Map (Riverine) << image depicting the Riverine -- text from the image: >> 1. Base Flood Elevation (BFE). Water surface elvation of the base flood at specific locations (cross-sections). 2. Elevation Reference Marks (RM). Points for which ground elevation data have been established and recorded on the FIRM or in the Flood Insurance Study. FLOOD HAZARD ZONES. 3. Zone A, Zones A1-A-30, and Zone AE are subject to flooding by the base or 100-year flood (1% annual chance), and are considered to be high-risk areas. 4. Zone B (or shaded Zone X) is subject to flooding by the 500-year flood (0.2% annual chance), and is a moderate risk area. 5. Zone C (or ZoneX) is all other areas, considered to be low-risk. NOTE: This FIRM does not show a floodway. (see page 8) << end of image>> FEMA prepares Flood Insurance Rate Maps (FIRMs) to show areas that are at a high risk of flooding after intense or major storms. Many FIRMs show the flood elevation (how high the water may rise), called the Base Flood Elevation. MISSISSIPPI QUICK GUIDE Page 8 The Countywide Flood Insuranace Rate Map Many newer FIRMs combine counties and incorporated municipalities, so matching across boundaries isn’t a problem. << image depicting Adams County Unincorporated Areas 280209 >> Text associated with the image: 1. Zone X (unshaded) is all other areas (formerly C Zone) 2. Zone X (shaded) shows areas affected by the 500-year flood (formerly B Zone) 3. The Floodway is the Zone AE is the "cross-hatched" area 4. Zone AE is the 100-year (1%-annual-chance) floodplain The floodway is the area where most conveyance and high velocity flows occur. MISSISSIPPI QUICK GUIDE Page 9 Use the Riverine Flood Profile to Determine BFEs << image depicting a graph of Stream Distance in Fee Above Confluence and Elevation in Feet (NGVD). The graph charts the 500-year Flood, the 100-Year Flood, the 50-Year Flood, the 10-Year Flood, the Stream Bed, and the Cross Section Location >> Text associated with the image: Flood profiles can be used to determine the BFE at a specific site. Profiles also show estimated water surface elevations for floods other than the 100-year flood. 1. On the Flood Insurance Rate Map, locate your site by measuring the distance along the center line of the stream channel from a cross section, for example, Cross-Section E or Cross-Section F. 2. Scale that distance on the Flood Profile and read up to the profile of interest, then across to determine the elevation. (Answer: 223 feet) MISSISSIPPI QUICK GUIDE Page 10 Understanding the Coastal Floodplain << image depicting V Zone and Coastal AE Zone; Shoreline, Sand Beach, Buildings, Overland Wind Fetch Vegetated Region, Limit of 100-Year Flooding and Waves ... Coastal graphics from Coastal Construction Manual (FEMA 55CD). >> Text next to the image: Terms and Definitions: The Coastal High Hazard Area (V Zone) is the area of the special flood hazard that extends from off-shore to the inland limit of a primary frontal dune along an open coast and any other area subject to high velocity wave action from storms or seismic sources. The area is designated on the FIRM as Zone V, VE, or V1-30. The term Coastal AE Zone means the portion of the SFHA landward of the V Zone or landward of a shoreline that does not have a mapped V Zone. The principle sources of flooding are not riverine, but are associated with astronomical tides, storm surge, seiches, or tsunamis. Coastal AE Zones may be subject towave effects, velocity flows, erosion,scour, or combinations of these forces and may be treated as V Zones. MISSISSIPPI QUICK GUIDE Page 11 The Flood Insurance Rate Map (Coastal) << image depicting UNDEVELOPED COASTAL BARRIERS; Identifice 1983, Identified 1990, and Otherwise Protected Areas >> Text next to the image: 1. Zone A, Zones A1-A30, and Zone AE are subject to flooding by the base or 100-year flood (1% annual chance), and waves less thatn 3 feet. 2. Zone B (or shaded Zone X) is subject to flooding by the 500-year flood (0.2% annual chance). 3. Zone C (or Zone X) is all other areas. 4. Zone V, Zones V1-V30, and Zone VE are where waves are expected to be 3 feet or more. 5. BASE FLOOD ELEVATION (BFE). Water surface elevation (in feet above datum). In undeveloped Coastal Barrier Resource Areas (COBRA),NFIP insurance is not available for new or substantially improved structures built after November 16, 1990. MISSISSIPPI QUICK GUIDE Page 12 Approximate Flood Zone or Unnumbered Zone A << image of a street map and a topographic map >> Text associated with the images: Topographic maps can be used to estimate the Base Flood Elevation (BFE). Approximate flood zones are drawn based on existing information, not engineering studies. FEMA checked with the U.S. Army Corps of Engineers, the U.S. Geological Survey, the State, local offices, and historic records. When existing information was lacking, an approximate analysis was performed. If you need help in determining the BFE, check with your community permit office. FEMA publication Managing Floodplain Deveolpment in Approximate Zone A Areas (FEMA 265) is useful for engineers. MISSISSIPPI QUICK GUIDE Page 13 Letters of Map Change (LOMC) There Are Three Primary Types of Letters of Map Change (LOMC) Issued by FEMA . 1. Letter of Map Amendment (LOMA) is an official amendment to an effective FIRM that may be issued when a property owner provides additional technical information, such as ground elevation relative to the SFHA and the building. Lenders may waive the flood insurance requirement if the LOMA documents a structure is on ground above the mapped floodplain. 2. Letter of Map Revision (LOMR) is an official revision to an effective FIRM that may be issued to change flood insurance risk zones, floodplain and boundary delineations, BFEs and/or other map features. Lenders may waive the flood insurance requirement if the approved map revision shows structures to be outside the SFHA. 3. Letter of Map Revision Based on Fill (LOMR-F) is an official revision to an effective FIRM that is issued to document FEMA’s determination that a structure or parcel of land has been elevated by fill above BFE, and therefore is no longer in the SFHA. Lenders may waive the flood insurance requirement if the LOMR-F shows a structure on fill is above the BFE. Important information Check FEMA's Flood Hazard Mapping web site for more information about map revisions concerning homeowners,engineers, and surveyors. Information: www.fema.gov/business/nfip/forms Fomrs: www.fema.gov/hazard/map/lomc MISSISSIPPI QUICK GUIDE Page 14 Some of the Activities Requiring Permits: - New construction - Additions to existing structures - Substantially improving existing structures - Placing manufactured (mobile) homes - Subdivision development - Temporary buildings and accessory structures - Agricultural buildings - Parking or storage of recreational vehicles - Storing materials, including gas/liquid tanks - Roades, bridges, and culverts - Fill, grading, excavation, mining, and dredging - Stream alteration YOU NEED PERMITS FOR ALL OF THESE ACTIVITIES. MISSISSIPPI QUICK GUIDE Page 15 Safe Uses of the Floodplain << image of subdivsion in/near 100-year floodplaing >> NOT RECOMMENDED: All land subdivided into lots, some homesites and lots partially or entireley in the floodplain. << image of subdivsion in/near 100-year floodplaing >> RECOMMENDED: All land sudivided into lots, some lots partially in the floodplain, setbacks to keep homesites on high ground. << image of subdivsion in/near 100-year floodplaing >> RECOMMENDED: Floodplain land put into public/common open space, net density remains, lot sizes reduced and homesites on high ground. Let the floodplain do its job - if possible, keep it natural open space. Other low damage uses include recreational areas, playgrounds, reforestation, parking, gardens, pasture, accessory structures, and created wetlands. MISSISSIPPI QUICK GUIDE Page 16 Is Your Building Site Higher Than the BFE? << image depicting a home, the BFE, Sealed signature on an Elevation Certificate, and LOMA >> If your land is shown on the maps as “in” the floodplain, but your building site is higher than the BFE... get a surveyor or engineer to to complete a FEMA elevation certificate (EC). Submit the EC with an application to FEMA and a LOMA may be issued (see page 13). This is the only way to remove the requirements to purchase flood insurance. Keep the certificate with your deed, it will help future buyers. MISSISSIPPI QUICK GUIDE Page 17 What is Meant by Pre-FIRM and Post-FIRM? << image depicting the BFE, Pre-FIRM Building (Older Buildings usually are not elevated) and a Post-FIRM building (Newer buildings are elevated) >> A building is Pre-FIRM if it was built on or before December 31, 1974 or before the effective date of your community’s first Flood Insurance Rate Map (FIRM). If it was built after December 31, 1974 or the effective date of the first FIRM (whichever is later), it is Post-FIRM. Improvements or repairs to a Pre-FIRM building may require permits (see pages 40 and 41). MISSISSIPPI QUICK GUIDE Page 18 Nature Doesn’t Read Maps! << image depicting house at the 500-year elevation, 100-year elevation and 10-year elevation >> Important Information: Many people don’t understand just how risky the floodplain can be. There is a 26% chance that a home in the SFHA will flood during a 30 year mortgage period. The chance that a major fire will occur during the same period is only 9%! CAUTION! Nature doesn’t read maps! Major storms and flash floods can cause flooding that rises higher than the BFE. Consider Safety - protect your home or business by building higher. See page 22 to see how this will save you money on your Flood insurance. MISSISSIPPI QUICK GUIDE Page 19 Think Carefully Before You Seek a Variance << image depicting BFE, Lowest Floor of a House below BFE,Post-FIRM building, not elevated; Insurance $2,00+/year! >> Very specific conditions must be satisfied to justify a variance: - Good and sufficient cause - Unique site conditions - Hardship related to property use (not the person) - If in a floodway, no increase in flood level A variance that allows construction below the BFE does not waive the lender flood insurance requirement. Flood insurance will be very expensive - perhaps more than $2,000 per year (see page 22)! Think carefully about seeking a variance to build below the Base Flood Elevation. Not only will your property be more likely to get damaged, but insurance will be very costly. If your community has a pattern of granting variances inconsistent with the local ordinance, sanctions can be imposed - costing you even more! MISSISSIPPI QUICK GUIDE Page 20 Some Key Steps in Permit Review The Permit Reviewer has to Check Many Things. Some of the Key Questions are: - Is the site in the mapped floodplain? - Is the site in the mapped floodway or a V Zone? - Have all state and Federal permits been obtained? - Does the site plan show the Base Flood Elevation? - Is substantial improvement of an older building being proposed? - Is an addition proposed? - Will new structures and utilities be properly elevated? - Will the manufactured home be properly elevated? - Do the plans show an appropriate and safe foundation? - Has the owner submitted an Elevation Certificate? MISSISSIPPI QUICK GUIDE Page 21 Carefully Complete the Permit Application << image of a completed Floodplain Development Permit (partial) Form along with a topo map of the area >> Good information will lead to better construction and less exposure to furture flood damage. MISSISSIPPI QUICK GUIDE Page 22 Freeboard: Go the Extra Foot Want to save some money and have peace of mind at the same time? Then add Freeboard to build higher than the minimum elevation requirement! Freeboard is a factor of safety, usually one or two feet above BFE. << image of a graph depicting Annual Flood Insurance Cost to Lowest Floor Relative to BFE. Line A depicts House A on polings, Post-FIRM in V Zone, $250,000 insurance on the building, and $85,000 insurance on contents; Line B depicts House B on vented crawlspace, Post-FIRM in A Zone with BFE, $100,000 insurance on the building and $40,000 insurance on contents; Line C depicts House C MFH on reinforced pilings, Post-FIRM in A zone with BFE, $40,000 insurance on unit, and $20,000 insurance on contents. Submit to FEMA if 2 or more feet below BFE >> Important Information: NOTE: Flood Insurance rates and various fees change from time to time. Rather than specific costs for insurance, this figure gives a feel for how much difference just a foot or two can make. Building owners will save insurance money if they elevate above BFE. But more impressive is how the cost of insurance can more than double if the building is only one foot below BFE. REMEMBER! The community may be able to grant a variance , but the owner will probably still be required to buy flood insurance. Imagine trying to sell a house if the bank requires insurance that costs over $2,000 a year! MISSISSIPPI QUICK GUIDE Page 23 What is the Elevation Certificate and How is it Used? - The Elevation Certificate (EC) is a FEMA form, download a copy from http://www.fema.gov/business/nfip/forms.shtm. - The EC must be completed and sealed by a registered surveyor or engineer when the floodplain has BFEs. - A community official may complete the EC for sites in approximate flood zones. - It can be used to show that sites are natural ground above Base Flood Elevation (see page 16). - It is used to verify that buildings are elevated properly (see page 24). - Insurance agents use the EC to write flood insurance policies. - By itself, the EC cannot be used to waive the requirement to purchase flood insurance. See page 13 to learn about Letters of Map Amendment (LOMA). MISSISSIPPI QUICK GUIDE Page 24 Completing the Elevation Certificate << image depicting completed Section C - Building Elevation Information (Survey Required) of the Elevation Certificate); image of a house and attached garage where the electrical box has been wired from the ceiling and the hot water heater has been placed on a elevated platform>> Elevation Certificate (partial) - In this example, the BFE is 285. The slab-on-grade house was elevated on fill 1' above the BFE and the vented garage is 2.5' below BFE. You will get a blank Elevation Certificate form when you get your permit. You must have a surveyor or engineer fill it out and seal it. The Elevation Certificate includes diagrams for eight building types. Several points must be surveyed. MISSISSIPPI QUICK GUIDE Page 25 Paperwork is Important for You and Your Community << image depicting Lowest Floor must be surveyed before you are issued an Elevation Certificate; Text in the image: "Lowest Floor means the lowest floor of the lowest enclosed area (including basement). An unfinished or flood resistant enclosure (that is not a basement) is not the lowest floor if the enclosure is built as required in the local ordinance (see pages 31 and 35), whic includes limited uses. >> If you get a permit to build in the floodplain, you will given an Elevation Certificate form. As soon as your Lowest Floor is set, get the form filled out and sealed by a surveyor or engineer. This form is IMPORTANT! It proves that you built correctly, and it can be used to get the lowest cost flood insurance. MISSISSIPPI QUICK GUIDE Page 26 Floodplain Fill Can Make Things Worse << image depicting the Natural Floodplain and the same floodplain obstructed with fill >> Make sure your floodplain fill project won’t harm your neighbors. Floodway fill is allowed ONLY if an engineering evaluation demonstrates that “no impact” in flood level will occur (see page 27). MISSISSIPPI QUICK GUIDE Page 27 The Floodway “No-Rise / No-Impact” Certificate - Floodways can be dangerous because water may flow very fast. - A LOMR is required unless there is no increase or decrease to the floodway or flood elevations. - The “No-Rise / No-Impact” certificate must be signed, sealed, and dated. - An engineer must evaluate the hydraulic / hydrologic impact of proposed development. << image of a Form: Floodway "No-Rise/No-Impact" Certification >> The engineering analysis must be based on technical data from the effective flood study. Save time and money - don’t build in the Floodway! MISSISSIPPI QUICK GUIDE Page 28 How to Elevate Your Floodplain Structure << image depicting two houses; 'Elevated on Foundation Walls" has the following: Service equipment such as utilities and electrical circuits, above flood level; Opeinings on each wall allow water to flow in and drain out; and Enclosed area used only for parking, access or limited storage. "Elevate on Fill" has service eqiupment such as utilities and electrical circuits >> CAUTION! Enclosures (including crawlspaces) have some special requirements, see page 31. NOTE: When the walking surface of the lowest floor is at the minimum elevation, under floor utilities are not allowed. When developing in the V Zone, structures must meet different requirements ( see page 32). MISSISSIPPI QUICK GUIDE Page 29 Basements Are Unsafe << image depicting a house on the floodplain with a subgrade basement as the lowest floor >> Terms and Definitions: A basement is any portion of a structure that has its floor subgrade (below ground level) on all sides. Basements below BFE are not allowed in new development and flood insurance coverage is very limited in existing basements for a good reason. It only takes an inch of water over the sill and the entire basement fills up! Excavating a basement into fill doesn’t always make it safe because saturated groundwater can damage the walls. MISSISSIPPI QUICK GUIDE Page 30 Manufactured Homes Deserve Special Attention << image One depicting cut-out view of fastening a manufactured home. Notes on the image point out ares where home is secured to frame anchors which are secured to helical ground anchors. image Two shows a cut-out view of what appears to be an anchor. The accompanying text states: "Experience shows that manufactured homes are easily damamge. As little as one foot of water can cause substanial damamge. Dry stacked blocks are not acceptable - they will NOT withstand a flood." Also pointed out on this image are concrete Filled Block, #5 Metal Dowels, 3- #4 Reinforced each way and Concrete Footer Below Frost Line with an 8 inch minium height.>> Manufactured homes must be anchored to resist flotation, collapse, or lateral movement by being tied down in accordance with the Rules and Regulations for the State Uniform Standards Code for the Factory-Built Homes Law, Regulation MH-4, §25-41-1, MS Code, 1972, annotated April 20, 2001. MISSISSIPPI QUICK GUIDE Page 31 Enclosures Below BFE (A Zone Only) << image depicting a crawlspace building with at least two flood openings on different sides that are no more than 1 foot above ground >> Solid perimeter wall foundations can enclose flood-prone space. A crawlspace is a good way to elevate just a couple of feet. In all cases the following are required: openings/vents, elevated utilities,flood resistant material, and limitation on use. MISSISSIPPI QUICK GUIDE Page 32 Typical Elevation Methods for Coastal Construction << image depicting tow homes; one elevated on pilings and the other elevated on columns. The one elevated on pilings shows woor or metal piles installed to proper depth. The one elevated on columns shows reinforeced masonry or concrete columns on spread footers>> See details on page 34 In V Zones, design requirements will be determined by your architect or engineer based on your site, including how your structure will be elevated and how deep the foundation elements will extend. Your community will require a V Zone Building and Performance Certificate (see page 33). MISSISSIPPI QUICK GUIDE Page 33 The V Zone Certificate << image of a form; Mississippi V Zone Building Design and Performance Certificate (Partial), Section 2: Elevation Information >> A registered professional engineer or architect must review and/or prepare your building design, as well as complete the V Zone certification for any new construction, substantial improvement, or the repair of a substantially damaged structure. RESOURCES: Coastal Construction Manual (FEMA 55CD), June 2000; Homebuilders Guide to Coastal Construction (FEMA 499), March 2005; Recommended Residential Construction for the Gulf Coast (FEMA 550), 2006. MISSISSIPPI QUICK GUIDE Page 34 Coastal Structures Must Resist Wind and Water Forces << image depicting how coastal buildins must be built to hold together during storms with straps and clips attached to the pilings.>> Coastal buildings may be exposed to both hurricane winds and floodwaters, so they must be built to hold together during storms. The details above are some examples of wind and water resistant construction. Your architect or engineer will determine the types of conections required for the roof, building, and foundation. MISSISSIPPI QUICK GUID Page 35 Enclosures Below V Zone Structures << image of breakaway walls, floor joists, floor support beams and vertical foundation members >> Avoid building an enclosure under your V Zone structure. If you must enclose a small area, your community will require: - Walls must be designed to collapse or “breakaway” under storm and flood conditions - Flood resistant materials - Utility wires and pipes should not go through or be attached to breakaway walls - Enclosed area is to be used only for parking, building access, or storage - No bathrooms, utility rooms, or electric service below BFE - Size limited to 299 square feet (higher regulatory standard) and greater insurance savings Important Information: Do not modify an enclosure below an elevated V Zone building! Not only is it a violation of your community’s regulations, but your flood insurance will be very expensive. The floor of the enclosure will become the “bottom floor” or “lowest floor” for insurance and floodplain management purposes (see page 22). MISSISSIPPI QUICK GUIDE Page 36 Utility Service for Structures << image depicting the BFE and the placement of a Heat Pump or A/C on Platform, Fuel or propane Tank Anchored on Platform, and Fuel of Propane Tank Anchored to Prevent Flotation >> Important Information: Fuel and propane tanks may cause explosions and pollution risks during flood conditions. Even shallow water can create large buoyant force on tanks, so extra care must be taken to ensure that all tanks are anchored Mississippi State Specific Guidance: Containers of 2,000 gallons of water capacity or less shall not be mounted with the outside bottom of the container shell more than five (5) feet above the surface of the ground. (NFPA # 58, Section 6.6.3.1(f)) Whether inside an attached garage or outside the building, all utilities, appliances, and equipment must be elevated above the BFE or protected against flood damage. Utilities include plumbing, electrical, gas lines, fuel tanks, and heating and air conditioning equipment. MISSISSIPPI QUICK GUIDE Page 37 Accessory (Appurtenant) Structures << image of outbuilding with flood openings below the BFE line at the base of the structure and Elevated Utilities above the BFE >> - Cannot be modified for a different use in the future - Used only for parking or storage - Flood openings / vents - Built of flood resistant materials - Elevated utilities - Not habitable - Document floor elevation Terms and Definitions: Accessory (Appurtenant) Structure means a structure that is located on the same parcel of land as a principle structure and whose use is incidental to the use of the principle structure. Accessory structures should be no more than a minimal initial investment, maynot be used for human habitation, and must be designed to minimize flood damage. Examples: detached garages, carports, storage sheds, pole barns, and hay sheds. Even small building are “development” and premits or variances with noted conditions are required. They must be elevated, anchored, and built to withstand flood damage. CAUTION! Remember, Everything inside is likely to get wet when floding occurs. MISSISSIPPI QUICK GUIDE Page 38 Recreational Vehicles << image of a Recreational Vehicle (RV) >> In a flood hazard area, an RV must: - Be licensed and titled as an RV or park model (not as a permanent residence) - Be built on a single chassis - Have inflated tires and be self-propelled or towable by light truck - Have no attached deck, porch, or shed - Be used for temporary recreational camping, travel, or seasonal use (no more than 180 days) - Be less than 400 sq ft in area (measured at largest horizontal projection) - Have quick-disconnect sewage, water, and electrical connectors Important Information: Camping near the water? Ask the Campground or RV Park operator about flood warnings and plans for safe evacuations. RVs that do not meet these conditions must be installed and elevated like a manufactured home, including a permanent foundation and tie-down (see page 30) MISSISSIPPI QUICK GUIDE Page 39 Agricultural Structures << image of an out building >> Variances are allowed for: - Pole frame buildings - Steel grain bins - Steel frame corn cribs - General purpose feeding barns open on one side Variances are NOT allowed for: - Livestock confinement buildings - Poultry houses - Dairy Operations - Other similar livestock operations Important Information: Farm houses are NOT agricultural structures. Mississippi State Specific Guidance: Non-elevated agricutural structures must be considered on a site-specific basis and may be permitted only by variance. Applicants must show that sites are in “wide, expansive floodplain areas” and no other alternative location outside of the floodplain exists. The best flood protection is to elevate agricultural structures, but certain types can be approved by variance if they are “wet floodproofed”. MISSISSIPPI QUICK GUIDE Page 40 Planning to Improve Your Floodplain Structure? << image of two houses; one "Before Improvements Building Market Value = $40,500" and the other shows the house elevated on crawlspace "After Improvements Cost of IMprovements = $38,000" >> Important Information: Floodplain buildings can be improved or altered, but special rules may apply! If the cost of an addition to a Pre-FIRM structure is less than 50% of it’s market value, only the addition is required to be built above the BFE. Check with your local permit office. The cost to correct previously cited violations of state or local health, sanitary, or safety codes to provide safe living conditions can be excluded. Alteration of a registered historic structure is allowed, as long as it will continue to meet the criteria for listing as a registered historic structure. Terms and Definitions: Substantial Improvement means any reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds 50% of the market value of the structure before the start of construction of the improvement. This term includes structures which have incurred Substantial Damage, regardless of the actual repair work performed (see page 41). MISSISSIPPI QUICK GUIDE Page 41 What About After Damage? A permit is required to repair substantial damage from any cause - Fire, flood, wind, or even a truck running into a building. Check with your permit office to be sure. You will be asked to provided a detailed cost estimate for repairs. For more information about elevating an existing building on crawlspace see page 42. MISSISSIPPI QUICK GUIDE Page 42 Elevating a Pre-FIRM Structure << image of how elevating an structure >> This one way to elevate an existing building to comply with floodplain regulations. The state and FEMA can help with more information and options. MISSISSIPPI QUICK GUIDE Page 43 Small Levees and Floodwalls Can Protect Pre-FIRM Structures << image of a structure with an earthen levee and a concrete floodwall; also shows the sump and pump for internal drainage and the sewer backflow valve >> In areas where flood waters are not expected to be deep, sometimes individual building can be protected by earthen leeves or concrete floodwalls. You must get a permit for those protection measures, and extra care must be taken if the site is in a floodway (see pages 26 and 27). A levee or floodwall cannot be used to protect a new or substantially improved structure, or one that is repaired after substantial damage. IMPORTANT! These protective measures WILL NOT reduce your flood insurance premium! MISSISSIPPI QUICK GUIDE Page 44 Mitigation Projects Some projects are more costly than others - but can provide more protection After floods, some communities demolish and re-build structures that were severely damaged. Structures have been lifted up on higher foundations, and others have been moved to safer high ground. When participating in a community sponsored, FEMA funded mitigation Project, the policyholder may assign ICC benefits to the community to integrate into the project. The community then becomes responsible for submitting all of the appropriate paperwork. MISSISSIPPI QUICK GUIDE Page 45 Useful Resources Common Acronyms ARC - American Red Cross BFE - Base Flood Elevation EC - Elevation Certificate FEMA - Federal Emergency Management Agency FHBM - Flood Hazard Boundary Map FIRM - Flood Insurance Rate Map ICC - Increased Cost of Compliance MEMA - Mississippi Emergency Management Agency NFIP - National Flood Insurance Program SFHA - Special Flood Hazard Area Internet Links Family Disaster Planning http://www.redcross.org/services/disaster Repairing Your Flooded Home, ARC and FEMA http://www.fema.gov/rebuild/recover/resources.shtm MEMA Floodplain Management http://www.msema.org NFIP Publications http://www.fema.gov/business/nfip/libfacts.shtm MISSISSIPPI QUICK GUIDE Page 46 Want to Learn More? - For flood information and permitting, call your community’s building permit office, planning department, or the NFIP Bureau Director at (601) 933-6884. - Information is available from MEMA on the internet at http://www.msema.org. - For information about flood reduction programs, call the State Hazard Mitigation Officer at (601) 933-6884. - To order FEMA flood maps, learn more about flood maps, and the Status of Map Change Requests call FEMA’s Map Service Center at 1(800) 358-9616 or order online at http://www.msc.fema.gov/. - Order printed copies of FEMA publication from the FEMA Distribution Center at 1(800) 480-2520. - FEMA’s has publications online; many are posted in Portable Document Format (.PDF). For more information visit http://www.fema.gov. - To learn about flood insurance, call your insurance agent. Most insurance companies can write an NFIP policy for you. If you need more help, call the National Flood Insurnace Program’s toll free number, 1(800) CALL FLOOD, ext.445, to get the name of an agent in your area who does write flood insurance. - To get the best flood insurance rates, call a local surveyor to complete an Elevation Certificate.