Anyone ever built a garage in a flood zone?

[iagsxr]

My town has had one five hundred year and one hundred year flood in the last 8 1/2 years, plus many smaller flash flooding events.

When my flood adjuster was at my car wash last year he said we should forget the term "100 year" beause that's like everyday for him

You're putting a lot of effort in a bad idea

 

[finn]

There is an exemption , but you have to research it yourself. My property is not only in a FEMA flood zone ,it is in a FEMA floodway and the site for my new garage was less than 100 ft. from the Connecticut River. I went through everything you're dealing with now. However in my case resolving the issue was quite simple, with no thanks to all those "helpful" Local, State and Federal agencies.
My distrust of government caused me to research the Statutes covering the enforcement of FEMA regulations. When the Town building inspector called to inform me , due to flood zone regulations, he could not issue my requested permit, I informed him of the results of my research.

Giving him the benefit of doubt, he was genuinely surprised, or at least he appeared to be, he stammered for a moment, then said ,he would check with the Town's Legal dept., and get back to me.

The inspector called me the next day ,he apologized for the "misunderstanding" said my permit would be in the mail and gave me verbal authorization to begin construction

FEMA regulations, are just that, regulations they are not duly enacted Laws of the United States and cannot be enforced ex post facto. My home was built prior to 1978, therefore, in my State, Massachusetts, my property is subject to the regulations in effect when I acquired the property in 1972. of course I had to find that out myself. I hope it's just as easy for you.

My garage went up in October, and now with the snow on the ground, my toys have a new home

Who’s the smart one here?

 

[Valk]

FEMA maps are very low resolution and use very simplified models that determine the magnitude of a "100 year flood". The likelyhood that the FEMA maps have the correct elevation at your property is probably pretty low. It's probably close, but in these situations, a foot could be quite a difference in outcome.

I'd get an elevation survey, and see where you are from there. Depending on where you live, the USGS does very in depth regression modeling that will do a much better job of outlining the 100 year flood event in your area.

In short, get a survey, and see whether you are anywhere near FEMA's floodplain, and then go from there.

 

[reader2580]

My town has had one five hundred year and one hundred year flood in the last 8 1/2 years, plus many smaller flash flooding events.

When my flood adjuster was at my car wash last year he said we should forget the term "100 year" beause that's like everyday for him

You're putting a lot of effort in a bad idea

I’ve spent maybe two hours on the idea so it isn’t like I have put a lot of effort into this.

I have put way more effort into dealing with my mortgage company on the flood insurance for my house than on this project. The house isn’t in the flood zone and they agreed before I got my mortgage that I would not need flood insurance on the house. I got a letter stating I need to buy flood insurance for the house, but I think it finally got settled.

 

[getbent4x4]

Generally the places that use flood lands are parks and junkyards. neither really care about what they have on the land.

 

[Dustball]

For those people needing more info, original thread about this nearly two years ago- https://www.garagejournal.com/forum/showthread.php?t=320978

 

[reader2580]

The city encouraged me to get a survey done to see if my property is really in the flood zone. I found out the survey is $700 to $800 which is the cost of one year of flood insurance for my garage.

I just got a call from the survey company (on a Saturday no less!) and he says my entire property is at least two feet above the base flood elevation and should not be in the flood zone. He will be filing for a LOMA from FEMA which will eliminate my flood insurance requirement.

I expect it will be about five years before I can afford to build my garage, but at least now I can build it where it makes sense instead of shoehorning it into a bad location. I will plan to build the floor up off the ground a few feet so if there ever is a water issue it shouldn't be affected.