Zoning/ Flood Plain Question Ohio

[CurlyDave]

This is a long shot, but how much power do you really need in that building?

I would check what a solar installation costs. It might be expensive for the amount of power you actually get, but being able to tell these guys to go pound sand might be very satisfying. (And less costly than moving the building)

 

[LBrown59]

Do you allready have electric on the property to some other building suc has a house or garage.?

OK, so I have not updated my barn project...here's why.
I went to the Building Dept. before I started building to check on what I needed to do. They said I do NOT need them since I live in a township and am building an AG building. I would need them for electric and to get that permit when I was ready. I then got zoning approval from my township. I also got a "house number/address" that I needed to get the electric started.

I recently went to get my electric inspection. They now say not only can't I get electric but that they won't inspect a building that I am not even allowed to build where I built it!! It is in a zone A (100 year)flood plain. Well I knew this when I built...it is the only spot I have and the building was designed to resist flooding...it is only a barn after all. The building dept gave me no direction on how to resolve this issue. I went back to zoning and they still say it is no problem having the building there. The electric company already put the line 700' off the road underground to a transformer only 75' from my barn. But I can't get the electric hooked up without approval from the builinding dept. I don't want a generator since that limits security lighting, security systems, heating, etc.

I checked Ohio revised code and I am not subject to any building code since it is an AG building. But I think that flood provisions may override this. Maybe I have a personal interest but I would think it is appropriate for the building or zoning depts to tell me this when I went seeking their advice and approvals. i.e. "Hey, Bud. Lets see if you're in a flood zone before I turn ya loose."

I have now read much of FEMA/NIFP papers and they do not specifically exempt AG buildings but do seem to exempt "accessory buildings" that will not be lived in. But again the local people do not agree. I actually talked to FEMA and the Amry Corps of Engineers and both seem to think I am not being treated correctly in the spirit of the law if not the letter of the law. But they don't hook up my electric!

Has anyone come across this or have "special flood knowledge." I think If I can show that my barn floor is above BFE(base flood elevation) I can then get approval. But I really don't want to hire a surveyer, an engineer, and an attorney if I can help it. They will cost more than a good diesel generator! Any ideas/help/knowledge would be great.

Peter

 

[jdmar]

More great ideas...
There are no neighbors involved so far...and zoning says I can have it so they would have little say anyway.

I am too far to run electric from my house...but I may have to put up an elevated 4ft by 4ft "polebarn" with 200 amp service then tag off later.
Solar would cost a lot, especially since I want 24/365 power for light/security/heat. And I still want the building approved (not just electric) for when/if I sell in the future. But I am very much considering solar heat as my primary source.

"2manyrocks"--Great point on asking them specifiacally what hurdle I need to jump. Problems is I can't get that clearly stated. The most recent time I tried they now say "whatever you want" with depth of the buried electric from transformer to barn. He said "If it floods you'll loose power anyway, it's just up to you how much damage you want to accept." But iI need the elevation cerificate before it will be inspected.

So today I have an engineering/surveying company coming out for $500-600 to get an elevation certificate, and maybe start a LOMA (FEMA's Letter of Map Ammendment)if needed. I just hope my floor is high enough that I don't need a variance or a LOMA. Either of those would take a lot more time (likely 3+ months I am told). I am on "project hold" and can't work on the building until this gets settled.

I hope to have some infor either later today or at least this week. Again I appreciate all the ideas and help. As usuall TBNrs have more solutions answers than the rest of the world!

Peter

 

[Ford850]

When you get your Elevation Certificate done you should get the LOMA if the elevations look like it (LOMA) would be approved. FEMA now has a process called E-LOMA for surveyors to submit them on a website. Once a surveyor does it once and passes the audit process, they are completed instantly. So what used to take a couple of months now takes a day. Also, a LOMA is a legal document that stays with the property. It adds value when/if you ever want to sell. Honestly if your LAG is above the BFE, you'd be foolish not to get the LOMA. One more note, FEMA does not charge for a LOMA.

 

[jdmar]

When you get your Elevation Certificate done you should get the LOMA if the elevations look like it (LOMA) would be approved. FEMA now has a process called E-LOMA for surveyors to submit them on a website. Once a surveyor does it once and passes the audit process, they are completed instantly. So what used to take a couple of months now takes a day. Also, a LOMA is a legal document that stays with the property. It adds value when/if you ever want to sell. Honestly if your LAG is above the BFE, you'd be foolish not to get the LOMA. One more note, FEMA does not charge for a LOMA.

See what I mean by outstanding advice on TBN. I never heard this. Thanks a million Ford850!
Peter

 

[gotrocks]

Bureaucrats and politicians, none of them have to show a profit to keep their doors open.

Several years past I heard about the "100 year flood plane".
A company was turned down a request to build in our city.

A few years after that; we had a flood. I watched the rescue squad load an invalid into a flat bottom boat and evacuate her.

Then a couple of years after that the local power company moved into a new office building across the same street where the "boat was floated."

Guess it all goes back to the Golden Rule.
Them that has the GOLD makes the RULES.
I realize this is no help in your situation, but I do hope you can get some cooperation and let "them" (whoever they are) see the light when the switch is on.

 

[Small farm guy]

The bottom line is that you can build in a floodplain as long as the building floor is above the base flood elevation (BFE).

Oh! (Hee hee hee) I need some sleep. Where I grew up, BFE was an entirely different place!

 

[Sportsman762]

I live in NE ohio also in the Muskingum watershed that is part of the huntington district. A good portion of my land is in the flood plain. The Corps. of engineers has more or less told us that we can put a fence on the property and that is the only thing we can build. Any buildings in the flood plain have to be portable. They have raised a stink in the neighboring town recently. One house that was on the flood plain and had been grandfathered in had a detached garage from the same era. The district told them that when the place changed hands the garage had to be demolished because it was on floodplain. They tried for years to tear down my neighbors house because it is on the flood plain despite it having been built at the turn of the century and should be grandfathered in. They are quite serious about building on floodplain land. There is a very good chance that if we live in the same district that they will make you tear down anything you could build. If i want to even dig dirt in the flood plain i have to have it approved first. Wish you luck.

 

[hovenkampk]

OK, so I have not updated my barn project...here's why.
I went to the Building Dept. before I started building to check on what I needed to do. They said I do NOT need them since I live in a township and am building an AG building. I would need them for electric and to get that permit when I was ready. I then got zoning approval from my township. I also got a "house number/address" that I needed to get the electric started.

I recently went to get my electric inspection. They now say not only can't I get electric but that they won't inspect a building that I am not even allowed to build where I built it!! It is in a zone A (100 year)flood plain. Well I knew this when I built...it is the only spot I have and the building was designed to resist flooding...it is only a barn after all. The building dept gave me no direction on how to resolve this issue. I went back to zoning and they still say it is no problem having the building there. The electric company already put the line 700' off the road underground to a transformer only 75' from my barn. But I can't get the electric hooked up without approval from the builinding dept. I don't want a generator since that limits security lighting, security systems, heating, etc.

I checked Ohio revised code and I am not subject to any building code since it is an AG building. But I think that flood provisions may override this. Maybe I have a personal interest but I would think it is appropriate for the building or zoning depts to tell me this when I went seeking their advice and approvals. i.e. "Hey, Bud. Lets see if you're in a flood zone before I turn ya loose."

I have now read much of FEMA/NIFP papers and they do not specifically exempt AG buildings but do seem to exempt "accessory buildings" that will not be lived in. But again the local people do not agree. I actually talked to FEMA and the Amry Corps of Engineers and both seem to think I am not being treated correctly in the spirit of the law if not the letter of the law. But they don't hook up my electric!

Has anyone come across this or have "special flood knowledge." I think If I can show that my barn floor is above BFE(base flood elevation) I can then get approval. But I really don't want to hire a surveyer, an engineer, and an attorney if I can help it. They will cost more than a good diesel generator! Any ideas/help/knowledge would be great.

Peter

Peter Go back to your township ask to speak to the township attorney. He will be able to help you. You may have to pay for his time. I serve on a twp. in mi. and i know this can be difficult. Ken

 

[jdmar]

Well, I got my Elevation Certificate today. It took a while since there was no good BFE near me. But they finally got it and my barn floor is 3' and .24" above the BFE. I only need 2' above so I should be good. Tomorrow I will try to go down to the building dept. and see if I can get my electrical permit and get this thing done. I hope I have no other hoops to jump through...this one added $600 to the barn cost...but is worth it if I am above board and legal. Thanks for all the advice. I will let you know how it goes.
Peter