Is it possible for a property owner to avoid triggering the City’s Substantial Improvement Ordinance requirements by phasing their improvements?
No, a property owner may not construct improvements to their single family house in phases with the intention of avoiding compliance with FEMA requirements.

The City encourages all building projects in the flood zone, even those that are not FEMA substantial improvements, to comply with FEMA regulations and City ordinance. Structures in compliance with FEMA regulations keep people safer, improve the City’s emergency preparedness and disaster resilience.

All projects completed less that 36 months prior to an application for a building permit are counted toward the cost of the improvement project when deciding whether it is a substantial improvement. If 36 months have elapsed between the issuance of the ‘certificate of occupancy’ for a prior project and the date of application for a new project, then only the new project is counted when determining whether it is a substantial improvement.

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1. I’m adding on to my house which is in the flood zone. What rules do I have to follow?
2. What is a Substantial Improvement?
3. What is a Base Flood?
4. What is the Base Flood Elevation (BFE)?
5. If I want to build a new house or substantial improvement in the flood zone, can the crawl space floor be below the BFE?
6. What does wet-flood-proofed mean?
7. What are flood resistant materials?
8. If I want to build a new house or substantial improvement in the flood zone, can the crawl space floor be below the lowest adjacent grade of the soil surrounding the building?
9. For a new accessory building, can the floor be below BFE?
10. If I want to make a substantial improvement to my house in the flood zone, do I have to raise the house if the bottom of my floor joists are below BFE?
11. Is it possible for a property owner to avoid triggering the City’s Substantial Improvement Ordinance requirements by phasing their improvements?
12. Can the floor of a garage which is attached to the main house be constructed below the base flood elevation?
13. When determining whether a project is a FEMA substantial improvement do I add the value of improvement projects to my house and my detached garage?
14. When determining whether a project is a FEMA substantial improvement how do decide the house value if part was built pre-FIRM and part was built post-FIRM?
15. Where is the City’s Flood Management Protection Ordinance online?
16. Who do I call if these FAQs don’t answer my questions?