Source: https://www.ecode360.com/26905394
Timestamp: 2020-08-15 11:16:02
Document Index: 525348230

Matched Legal Cases: ['§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 4001', '§ 16', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238', '§ 238']

Charles County, MD Flood Damage Control
Ch 238 Art I Application Review Requirements
§ 238-1 Building permit applications.
§ 238-2 Applications for construction in flood hazard areas.
§ 238-3 Subdivision applications.
§ 238-4 (Reserved)
Ch 238 Art II Floodplain Management
§ 238-5 General provisions.
§ 238-6 Definitions.
§ 238-7 Administration.
§ 238-8 Requirements in flood hazard areas.
§ 238-9 Requirements in flood hazard areas (A Zones) that are not coastal high-hazard or Coastal A Zones.
§ 238-10 Requirements in coastal high-hazard areas (V Zones) and Coastal A Zones.
§ 238-11 Variances.
§ 238-12 Enforcement.
§ 238-13 Subsequent amendments.
Chapter 238 Flood Damage Control
Article I Application Review Requirements
Article II Floodplain Management
[Adopted 2-27-1973 by Res. No. 73-7]
The Building Inspector for Charles County, Maryland, when reviewing applications for building permits, including the plans and specifications for the proposed construction, will review all building permit applications to determine if the proposed construction is consistent with the need to minimize flood damage.
The Building Inspector shall review all building permit applications to determine if the site of the proposed construction is reasonably safe from flooding and to make recommendations for construction in all locations which have flood hazards.
The Building Inspector, in reviewing all applications for construction in flood hazard locations within Charles County, shall require that any such proposed construction must:
Be designed and anchored to prevent the flotation collapse or lateral movement of the structure or portions of the structure due to flooding.
Provide adequate drainage in order to reduce exposure to flood hazards.
Locate public utilities and facilities on the site in such a manner as to be elevated and constructed to minimize or eliminate flood damage, such utilities and facilities to include sewer, gas, electrical and water systems.
The Building Inspector, in reviewing all subdivision applications, shall make findings of fact and determine if:
All such proposed developments are consistent with the need to minimize flood damage.
Adequate drainage is provided so as not to increase the exposure to flood hazards of adjacent lands.
All public utilities and facilities are located, elevated and constructed so as to minimize or eliminate flood damage, these utilities and facilities to include sewer, gas, electrical and water systems.
[Adopted 7-10-2013 by Bill No. 2013-14[1]]
Editor's Note: This enactment also repealed former Art. II, Floodplain Management, adopted 4-16-1992 by Ord. No. 1230.
Findings. The Federal Emergency Management Agency (FEMA) has identified special flood hazard areas within the boundaries of Charles County, Maryland. Special flood hazard areas are subject to periodic inundation which may result in loss of life and property, health and safety hazards, disruption of commerce and governmental services, extraordinary public expenditures for flood protection and relief, and impairment of the tax base, all of which adversely affect the public health, safety and general welfare. Structures that are inadequately elevated, improperly floodproofed, or otherwise unprotected from flood damage also contribute to flood losses.
Charles County, Maryland, by resolution, agreed to meet the requirements of the National Flood Insurance Program and was accepted for participation in the program on June 5, 1985. As of that date or as of June 5, 1985, the initial effective date of the Charles County, Maryland Flood Insurance Rate Map, all development and new construction as defined herein, are to be compliant with these regulations.
Statutory authorization. The Maryland General Assembly, in the Land Use Article of the Annotated Code of Maryland, Section 4-101 et seq., has established, as policy of the state, that the orderly development and use of land and structures requires comprehensive regulation through the implementation of planning and zoning control, and that planning and zoning controls shall be implemented by local government in order to, among other purposes, secure the public safety, promote health and general welfare, and promote the conservation of natural resources. Therefore, the Commissioners of Charles County, Maryland do hereby adopt the following floodplain management regulations.
Reduce financial burdens imposed on Charles County, its governmental units, and its residents, by discouraging unwise design and construction of development in areas subject to flooding;
Meet community participation requirements of the National Flood Insurance Program (NFIP) as set forth in the Code of Federal Regulations at 44 CFR 59.22.
Areas to which these regulations apply. These regulations shall apply to all special flood hazard areas within the jurisdiction of Charles County, Maryland, and identified in § 238-5F.
For the purposes of these regulations, the minimum basis for establishing special flood hazard areas and base flood elevations is the Flood Insurance Study for Charles County, Maryland and incorporated areas dated September 4, 2013, and May 4, 2015, or the most recent revision thereof, and the accompanying Flood Insurance Rate Maps and all subsequent amendments and revisions to the FIRMs. The FIS and FIRMs are retained on file and available to the public at the Charles County government building.
[Amended 2-24-2015 by Bill No. 2015-01]
Where field-surveyed topography or digital topography indicates that ground elevations are below the closest applicable base flood elevation, even in areas not delineated as a special flood hazard area on the FIRM, the area shall be considered as special flood hazard area.
To establish base flood elevations in special flood hazard areas that do not have such elevations shown on the FIRM, the floodplain administrator may provide the best available data for base flood elevations, may require the applicant to obtain available information from federal, state or other sources, or may require the applicant to establish special flood hazard areas and base flood elevations as set forth in § 238-7C, D and E of these regulations. The floodplain administrator may also establish base flood elevations for unmapped floodplains outside of special flood hazard areas shown on the FIRM by requiring flood studies as established in § 238-9H.
Liberally construed in favor of Charles County; and
Deemed neither to limit nor repeal any other powers granted under state statutes;
Notes referencing publications of the Federal Emergency Management Agency refer to the most recent edition of those publications, are intended only as guidance, and do not bind or alter the authority of the floodplain administrator to interpret and apply these regulations.
These regulations shall not create liability on the part of Charles County, any officer or employee thereof, the Maryland Department of the Environment (MDE) or the Federal Emergency Management Agency (FEMA) for any flood damage that results from reliance on these regulations or any administrative decision lawfully made hereunder.
Severability. Should any section or provision of these regulations be declared by the courts to be unconstitutional or invalid, such decision shall not affect the validity of the regulations as a whole, or any part thereof other than the part so declared to be unconstitutional or invalid.
A form on which the applicant for a permit to construct a building or structure, to construct certain horizontal additions, to place or replace a manufactured home, or to substantially improve a building, structure, or manufactured home agrees to have an elevation certificate prepared by a licensed professional engineer or licensed professional surveyor, as specified by the floodplain administrator, and to submit the certificate:
Prior to the final inspection and issuance of the certificate of use and occupancy.
Includes, but is not limited to, widening, deepening or relocating the channel, including excavation or filling of the channel. Alteration of a watercourse does not include construction of a road, bridge, culvert, dam, or in-stream pond unless the channel is proposed to be realigned or relocated as part of such construction.
A designated Zone AO on the Flood Insurance Rate Map with a one-percent or greater annual chance of flooding to an average depth of one foot to three feet where a clearly defined channel does not exist, where the path of flooding is unpredictable, and where velocity flow may be evident; such flooding is characterized by ponding or sheet flow.
The flood having a one-percent chance of being equaled or exceeded in any given year; the base flood also is referred to as the one-percent annual chance (100-year) flood.
The water surface elevation of the base flood in relation to the datum specified on Charles County's Flood Insurance Rate Map. In areas of shallow flooding, the base flood elevation is the highest adjacent natural grade elevation plus the depth number specified in feet on the Flood Insurance Rate Map, or at least four feet if the depth number is not specified.
The chief of the division of the County responsible for implementation of the floodplain management program.
An area within a special flood hazard area, landward of a coastal high-hazard area (V Zone) or landward of a shoreline without a mapped coastal high-hazard area, in which the principal source(s) of flooding is astronomical tides and storm surges, and in which, during base flood conditions, the potential exists for breaking waves with heights greater than or equal to 1.5 feet. The inland limit of the Coastal A Zone may be delineated on FIRMs as the "limit of moderate wave action (LIMWA)."
An area of special flood hazard extending from offshore 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. Coastal high-hazard areas also are referred to as "V Zones" and are designated on the FIRM as Zone VE or V1-V30.
The engineer employed by the County who is in responsible charge and has direct supervision of technical issues in the County.
Buildings and other structures that are intended to remain operational in the event of extreme environmental loading from flood, wind, snow or earthquakes. (Note: See Maryland Building Performance Standards, Sec. 1602 and Table 1604.5.) Critical and essential facilities typically include hospitals, fire stations, police stations, storage of critical records, facilities that handle or store hazardous materials, and similar facilities.
A form signed by the owner to agree not to convert or modify in any manner that is inconsistent with the terms of the permit and these regulations certain enclosures below the lowest floor of elevated buildings and certain accessory structures. The form requires the owner to record it on the property deed to inform future owners of the restrictions.
The head of the department of the County responsible for implementation of the floodplain management program.
A FEMA from on which surveyed elevations and other data pertinent to a property and a building are identified and which shall be completed by a licensed professional land surveyor, a licensed professional engineer, or a licensed architect, who is authorized by law to certify elevation information, as specified by the floodplain administrator. When used to document the height above grade of buildings in special flood hazard areas for which base flood elevation data is not available, the elevation certificate shall be completed in accordance with the instructions issued by FEMA. Note: FEMA Form 86-0-33 and instructions are available online at http://www.fema.gov/library/viewrecord.do?id=1383.
A professional engineer as defined by Title 14 of the Business Occupations and Professions Article of the Annotated Code of Maryland.
Any construction material that is capable of withstanding direct and prolonged contact with floodwaters without sustaining any damage that requires more than cosmetic repair. Note: See NFIP Technical Bulletin #2, Flood Damage-Resistant Materials Requirements.
An official map on which the Federal Emergency Management Agency has delineated special flood hazard areas to indicate the magnitude and nature of flood hazards, to designate applicable flood zones, and to delineate floodways, if applicable. A FIRM that has been prepared in digital format or converted to digital format is referred to as a "digital FIRM" (DFIRM).
A flood opening (nonengineered) is an opening that is used to meet the prescriptive requirement of one square inch of net open area for every square foot of enclosed area. An engineered flood opening is an opening that is designed and certified by a licensed professional engineer or licensed architect as meeting certain performance characteristics, including providing automatic entry and exit of floodwaters; this certification requirement may be satisfied by an individual certification for a specific structure or issuance of an evaluation report by the ICC Evaluation Service, Inc. (Note: See NFIP Technical Bulletin #1, Openings in Foundation Walls and Walls of Enclosures.)
A FEMA form that is to be completed, signed and sealed by a licensed professional engineer or licensed architect to certify that the design of floodproofing and proposed methods of construction are in accordance with the applicable requirements of § 238-9E(2) of these regulations. [Note: FEMA Form 86-0-34 is available online at http://www.fema.gov/library/viewrecord.do?id=1600]
The base flood elevation plus two feet of freeboard unless noted otherwise in this article. Freeboard is a factor of safety that compensates for uncertainty in factors that could contribute to flood heights greater than the height calculated for a selected size flood and floodway conditions, such as wave action, obstructed bridge openings, debris and ice jams, climate change, and the hydrologic effect of urbanization in a watershed.
If the watercourse has special flood hazard areas shown on the FIRM: 100 feet, except where the setback extends beyond the boundary of the flood hazard area; or
If the watercourse does not have special flood hazard areas shown on the FIRM: 50 feet.
Special flood hazard areas subject to inundation by the one-percent annual chance (100-year) flood; base flood elevations are not determined.
ZONE AE and ZONE A1-A30
Special flood hazard areas subject to inundation by the one-percent annual chance (100-year) flood; base flood elevations are determined; floodways may or may not be determined. In areas subject to tidal flooding, the limit of moderate wave action may or may not be delineated.
Areas of shallow flooding, with flood depths of one foot to three feet (usually areas of ponding or sheet flow on sloping terrain), with or without BFEs or designated flood depths.
Areas subject to inundation by the 0.2-percent annual chance (500-year) flood; areas subject to the one-percent annual chance (100-year) flood with average depths of less than one foot or with contributing drainage area less than one square mile; and areas protected from the base flood by levees.
Areas outside of zones designated A, AE, A1-A30, AO, VE, V1-V30, B, and X (shaded).
ZONE VE and ZONE V1-V30
Special flood hazard areas subject to inundation by the one-percent annual chance (100-year) flood and subject to high-velocity wave action (also see "coastal high-hazard area").
A term that describes open foundations (pilings, columns, or piers) without attached elements or foundation components that would obstruct the free passage of floodwaters and waves beneath structures that are elevated on such foundations. (Note: See NFIP Technical Bulletin #5, Free-of-Obstruction Requirements.)
Individually listed in the National Register of Historic Places (a listing maintained by the U.S. Department of Interior) or preliminarily determined by the Secretary of the Interior as meeting the requirements for individual listing on the National Register;
Individually listed on the Maryland Register of Historic Places; or
Individually listed on the Inventory of Historic Places maintained by Charles County, Maryland, whose historic preservation program has been certified by the Maryland Historic Trust or the Secretary of the Interior.
An official FEMA determination, by letter, that amends or revises an effective Flood Insurance Rate Map or Flood Insurance Study. Letters of map change include:
An amendment based on technical data showing that a property was incorrectly included in a designated special flood hazard area. A LOMA amends the currently effective Flood Insurance Rate Map and establishes that a specific property or structure is not located in a special flood hazard area.
A revision based on technical data that may show changes to flood zones, flood elevations, floodplain and floodway delineations, and planimetric features. A letter of map revision based on fill (LOMR-F) is a determination that a structure or parcel of land has been elevated by fill above the base flood elevation and is, therefore, no longer exposed to flooding associated with the base flood. In order to qualify for this determination, the fill must have been permitted and placed in accordance with Charles County's floodplain management regulations.
A formal review and comment as to whether a proposed flood protection project or other project complies with the minimum NFIP requirements for such projects with respect to delineation of special flood hazard areas. A conditional letter of map revision based on fill (CLOMR-F) is a determination that a parcel of land or proposed structure that will be elevated by fill would not be inundated by the base flood if fill is placed on the parcel as proposed or the structure is built as proposed. A CLOMR does not revise the effective Flood Insurance Rate Map or Flood Insurance Study; upon submission and approval of certified as-built documentation, a letter of map revision may be issued by FEMA to revise the effective FIRM.
[Amended 2-24-2015 by Bill. No. 2015-01]
Professionals who are authorized to practice in the State of Maryland by issuance of licenses by the Maryland Board of Architects, Maryland Board of Professional Engineers, Maryland Board of Professional Land Surveyors, and the Maryland Real Estate Appraisers and Home Inspectors Commission.
Inland limit of the area affected by waves greater than 1.5 feet during the base flood. Base flood conditions between the VE Zone and the LIMWA will be similar to, but less severe than, those in the VE ZONE.
[Added 2-24-2015 by Bill No. 2015-01]
The program authorized by the U.S. Congress in 42 U.S.C. §§ 4001 through 4130. The NFIP makes flood insurance coverage available in communities that agree to adopt and enforce minimum regulatory requirements for development in areas prone to flooding (see definition of "special flood hazard area").
Structures, including additions and improvements and the placement of manufactured homes, for which the start of construction commenced on or after June 5, 1985, the initial effective date of the Charles County Flood Insurance Rate Map, including any subsequent improvements, alterations, modifications, and additions to such structures.
See "waters of the state." As used in these regulations, "nontidal waters of the state" refers to any stream or body of water within the state that is subject to state regulation, including the "100-year frequency floodplain of free-flowing waters." COMAR 26.17.04 states that "the landward boundaries of any tidal waters shall be deemed coterminous with the wetlands boundary maps adopted pursuant to Environment Article, § 16-301, Annotated Code of Maryland." Therefore, the boundary between the tidal and nontidal waters of the state is the tidal wetlands boundary.
The land in the floodplain subject to a one-percent or greater chance of flooding in any given year. Special flood hazard areas are designated by the Federal Emergency Management Agency in Flood Insurance Studies and on Flood Insurance Rate Maps as Zones A, AE, AH, AO, A1-A30, and A99, and Zones VE and V1-V30. The term includes areas shown on other flood maps that are specifically listed or otherwise described in § 238-5F.
The date the building permit was issued, provided the actual start of construction, repair, reconstruction, rehabilitation, addition placement, or other improvement was within 180 days of the permit date. The "actual start" means either the first placement of permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, or any work beyond the stage of excavation; or the placement of a manufactured home on a foundation. Permanent construction does not include land preparation, such as clearing, grading and filling; nor does it include the installation of streets and/or walkways; nor does it include excavation for a basement, footings, piers, or foundations or the erection of temporary forms; nor does it include the installation on the property of accessory structures, such as garages or sheds not occupied as dwelling units or not part of the main structure. For substantial improvements, the "actual start of construction" means the first alteration of any wall, ceiling, floor, or other structural part of a building, whether or not that alteration affects the external dimensions of the building.
Damage of any origin sustained by a building or structure whereby the cost of restoring the building or structure to it before-damaged condition would equal or exceed 50% of the market value of the building or structure before the damage occurred. Also used as "substantially damaged" structures.
Any reconstruction, rehabilitation, addition, or other improvement of a building or structure taking place during the life of the structure, the cost of which equals or exceeds 50% of the market value of the building or structure before the start of construction of the improvement. The term includes structures which have incurred substantial damage, regardless of the actual repair work performed. The term does not, however, include either:
[Note: See "Substantial Improvement/Substantial Damage Desk Reference," FEMA P-758.]
UNMAPPED FLOODPLAINS
Refers to streams, rivulets, or low areas which may be discernible in the field but may or may not have been identified on any floodplain reference maps. This would apply to all perennial and intermittent streams as identified on any U.S. Geological Survey, Maryland Geological Survey Map or any source, and any low area with a contributing drainage area of 50 acres or more in size.
Any construction or development in a special flood hazard area that is being performed without an issued permit; the failure of a building, structure, or other development for which a permit is issued to be fully compliant with these regulations and the conditions of the issued permit. A building, structure, or other development without the required design certifications, the elevation certificate, or other evidence of compliance required is presumed to be a violation until such time as the required documentation is provided.
The floodplain of free-flowing waters determined by MDE on the basis of the 100-year flood frequency.
Designation of the floodplain administrator. The Chief is hereby appointed to administer and implement these regulations and is referred to herein as the "floodplain administrator." The floodplain administrator may:
Enter into a written agreement or written contract with a private-sector entity to administer specific provisions of these regulations. Administration of any part of these regulations by another entity shall not relieve Charles County of its responsibilities pursuant to the participation requirements of the National Flood Insurance Program (NFIP) as set forth in the Code of Federal Regulations at 44 CFR 59.22.
Duties and responsibilities of the floodplain administrator. The duties and responsibilities of the floodplain administrator shall include, but are not limited to:
Review applications to determine whether all necessary permits have been obtained from the federal, state or local agencies from which prior or concurrent approval is required; in particular, permits from MDE for any construction, reconstruction, repair, or alteration of a dam, reservoir, or waterway obstruction (including bridges, culverts, structures), any alteration of a watercourse, or any change of the course, current, or cross section of a stream or body of water, including any change to the one-hundred-year-frequency floodplain or free-flowing nontidal waters of the state.
Inspect, or cause to be inspected, buildings, structures, and other development for which permits have been issued to determine compliance with these regulations or to determine if noncompliance has occurred or violations have been committed.
Submit to FEMA, or require applicants to submit to FEMA, data and information necessary to maintain FIRMs, including hydrologic and hydraulic engineering analyses prepared by or for Charles County, Maryland, within six months after such data and information become available if the analysis indicated in base flood elevations or boundaries.
Flood Insurance Studies, Flood Insurance Rate Maps (including historic studies and maps and currently effective studies and maps) and letters of map change; and
Advise the Director regarding the intent of these regulations and, for each application for a variance, prepare a staff report and recommendation.
Notify FEMA when the corporate boundaries of Charles County, Maryland have been modified and:
Upon the request of FEMA, complete and submit a report concerning participation in the NFIP, which may request information regarding the number of buildings in the SFHA, number of permits issued for development in the SFHA, and number of variances issued for development in the SFHA.
Are below the base flood elevation, even in areas not delineated as a special flood hazard area on a FIRM, the area shall be considered as a special flood hazard area and subject to the requirements of these regulations.
Are above the base flood elevation, the area shall be regulated as a special flood hazard area unless the applicant obtains a letter of map change that removes the area from the special flood hazard area.
Prior to the issuance of a letter of final determination by FEMA, the use of preliminary flood hazard data shall be deemed the best available data pursuant to § 238-5F(3) and used where no base flood elevations and/or floodway areas are provided on the effective FIRM.
It shall be unlawful for any person to begin any development or construction which is wholly within, partially within, or in contact with any flood hazard area established in § 238-5F, including but not limited to, filling; grading; construction of new structures; the substantial improvement of buildings or structures, including repair of substantial damage; placement or replacement of manufactured homes, including substantial improvement or repair of substantial damage of manufactured homes; erecting or installing a temporary structure, or alteration of a watercourse, until a permit is obtained from Charles County. No such permit shall be issued until the requirements of these regulations have been met.
In addition to the permits required in Subsection D(1), applicants for permits in nontidal waters of the state are advised to contact MDE unless waived by MDE, pursuant to COMAR 26.17.04, Construction on Nontidal Waters and Floodplains; MDE regulates the "one-hundred-year-frequency floodplain of free-flowing waters," also referred to as "nontidal waters of the state." To determine the one-hundred-year-frequency floodplain, hydrologic calculations are based on the ultimate development of the watershed; assuming existing zoning the resulting flood hazard areas delineated using the results of such calculations may be different than the special flood hazard areas established in § 238-5F of these regulations.
A permit is valid provided the actual start of work is within 180 days of the date of permit issuance. Requests for extensions shall be submitted in writing and justifiable cause demonstrated. The floodplain administrator may grant, in writing, one or more extensions of time, for additional periods not exceeding 90 days each, and provided there has been no amendment or revision to the basis for establishing special flood hazard areas and BFEs set forth in § 238-5F.
Permits for incremental improvements and additions shall be tracked by the Department, and if cumulative improvements constitute substantial improvement, no further permits may be issued unless the structure conforms to the provisions of this article.
Application required. Application for a permit shall be made by the owner of the property or the owner's authorized agent (herein referred to as the "applicant") prior to the start of any work. The application shall be on a form furnished for that purpose.
Where floodways are not delineated or base flood elevations are not shown on the FIRMs, the floodplain administrator has the authority to require the applicant to use information provided by the floodplain administrator, information that is available from federal, state, or other sources, or to determine such information using accepted engineering practices or methods approved by the floodplain administrator. Note: See "Managing Floodplain Development in Approximate Zone A Areas: A Guide for Obtaining and Developing Base (100-Year) Flood Elevations" (FEMA 265).
Hydrologic and hydraulic engineering analyses for proposals in special flood hazard areas where FEMA has provided base flood elevations but has not delineated a floodway; such analyses shall demonstrate that the cumulative effect of proposed development, when combined with all other existing and anticipated development, will not increase the water surface elevation of the base flood by more than one foot or a lower increase if required by MDE.
The signed declaration of land restriction (nonconversion agreement), which shall be recorded on the property deed prior to issuance of the certificate of use and occupancy, if the application includes an enclosure below the lowest floor or a crawl/underfloor space that is more than four feet in height.
A written evaluation of alternative methods considered to elevate structures and manufactured homes, if the location is in nontidal waters of the state and fill is proposed to achieve the elevation required in § 238-9D(1) or § 238-9E(1).
For accessory structures that are 300 square feet or larger in area (footprint) and that are below the base flood elevation, a variance is required as set forth in § 238-11. If a variance is granted, a signed declaration of land restriction (nonconversion agreement) shall be recorded on the property deed prior to issuance of the certificate of use and occupancy.
For proposed work on existing buildings, structures, and manufactured homes, including any improvement, addition, repairs, alterations, rehabilitation, or reconstruction, sufficient information to determine if the work constitutes substantial improvement or repair of substantial damage, including, but not limited to:
If the existing building or structure was constructed after June 5, 1985, evidence that the work will not alter any aspect of the building or structure that was required for compliance with the floodplain management requirements in effect at the time the building or structure was permitted.
Certifications and/or technical analyses prepared or conducted by a licensed professional engineer, or licensed architect, as appropriate, including:
The determination of the base flood elevations or hydrologic and hydraulic engineering analyses prepared by a licensed professional engineer that are required by the floodplain administrator or are required by these regulations in:
Section 238-8B for certain subdivisions and development;
Section 238-9C(1) for development in designated floodways;
Section 238-9C(3) for development in flood hazard areas with base flood elevations but no designated floodways; and
Section 238-9C(5) for deliberate alteration or relocation of watercourses.
The floodproofing certificate for nonresidential structures that are floodproofed as required in § 238-9E(2).
Certification that engineered flood openings are designed to meet the minimum requirements of § 238-9D(3)(c) to automatically equalize hydrostatic flood forces.
Certification that the proposed elevation, structural design, specifications and plans, and the methods of construction to be used for structures in coastal high-hazard areas (V Zones) and Coastal A Zones, are in accordance with accepted standards of practice and meet the requirements of § 238-10C(3).
For nonresidential structures that are proposed with floodproofing, an operations and maintenance plan as specified in § 238-9E(2)(c)[6].
Notify applicants that permits from MDE and the U.S. Army Corps of Engineers, and other state and federal authorities, may be required.
Review applications for compliance with these regulations after all information required in Subsection B of this section or identified and required by the floodplain administrator has been received.
Inspections. The floodplain administrator shall make periodic inspections of development permitted in special flood hazard areas, at appropriate times throughout the period of construction, in order to monitor compliance. Such inspections may include:
Submissions required prior to final inspection. Pursuant to the agreement to submit an elevation certificate submitted with the application as required in Subsection E(1)(i)[1], the permittee shall have an elevation certificate prepared and submitted prior to final inspection and issuance of a certificate of use and occupancy for elevated structures and manufactured homes, including new structures and manufactured homes, substantially improved structures and manufactured homes, and additions to structures and manufactured homes.
The general requirements of this section apply to all development proposed within all special flood hazard areas identified in § 238-5F.
Subdivision proposals and development proposals containing at least five lots or at least five acres, whichever is the lesser, that are wholly or partially in flood hazard areas where base flood elevation data are not provided by the floodplain administrator or available from other sources shall be supported by determinations of base flood elevations as required in § 238-7E of these regulations.
Subdivision roads, access driveways and parking and travel areas for any type of development shall have the driving surface at one foot above the base flood elevation.
Additions to structures or structures that are substantially improved shall be elevated to one foot above the base flood elevation as opposed to the flood protection elevation defined in this article.
Subdivision proposals shall be laid out such that proposed building pads are located outside of the special flood hazard area and any portion of platted lots that includes land areas that are below the base flood elevation shall be used for other purposes, deed restricted, or otherwise protected to preserve it as open space.
Use flood-damage-resistant materials below the elevation of the lowest floor required in § 238-9D(3) (for residential A Zones), or floodproofing required in § 238-9E(2) (for nonresidential A Zones), or the requirements of § 238-10C (for V Zones and Coastal A Zones).
Have electrical systems, equipment and components, and mechanical, heating, ventilating, air-conditioning, and plumbing appliances, plumbing fixtures, duct systems, and other service equipment located at or above the elevation of the lowest floor required in § 238-9D(1) for residential structures or § 238-9E(1) for nonresidential structures (A Zones) or § 238-10C (V Zones and Coastal A Zones). Electrical wiring systems are permitted to be located below the elevation of the lowest floor, provided they conform to the provisions of the electrical part of the Building Code for wet locations. If replaced as part of a substantial improvement, electrical systems, equipment and components, and heating, ventilation, air-conditioning; and plumbing appliances, plumbing fixtures, duct systems, and other service equipment shall meet the requirements of this section.
As an alternative to Subsection D(4), electrical systems, equipment and components, and heating, ventilating, air-conditioning, and plumbing appliances, plumbing fixtures, duct systems, and other service equipment are permitted to be located below the elevation of the lowest floor, provided they are designed and installed to prevent water from entering or accumulating within the components and to resist hydrostatic and hydrodynamic loads and stresses, including the effects of buoyancy, during the occurrence of the base flood.
Have the electric panel board elevated at least three feet above the BFE.
Comply with the specific requirements of § 238-9 if located in flood hazard areas (A Zones) that are not identified as Coastal A Zones and coastal high-hazard areas (V Zones).
Comply with the specific requirements of § 238-9 or 238-10, if applicable, if located in Coastal A Zones.
Comply with the specific requirements of § 238-10 if located in coastal high-hazard areas (V Zones).
Fill shall not be placed in Coastal A Zones or coastal high-hazard areas (V Zones) except as provided in § 238-10B.
Fill proposed to be placed to elevate structures in flood hazard areas (A Zones) that are not Coastal A Zones or coastal high-hazard areas (V Zones) shall comply with the limitations in § 238-9 and the requirements of § 238-9D(2).
Historic structures. Repair, alteration, addition, rehabilitation, or other improvement of historic structures shall be subject to the requirements of these regulations if the proposed work is determined to be a substantial improvement, unless a determination is made that the proposed work will not preclude the structure's continued designation as an historic structure. The floodplain administrator may require documentation of a structure's continued eligibility and designation as an historic structure.
New manufactured homes shall not be placed or installed in floodways or coastal high-hazard areas (V Zones) or Coastal A Zones. Exception: Replacement of manufactured homes are permitted within Coastal A Zones if replaced within 12 months.
New manufactured homes located outside of floodways and coastal high-hazard areas (V Zones) and Coastal A Zones, replacement manufactured homes in any flood hazard areas, and substantial improvement (including repair of substantial damage) of existing manufactured homes in all flood hazard area shall:
Be elevated on a permanent, reinforced foundation in accordance with § 238-9 or 238-10, as applicable to the flood zone;
Have enclosures below the lowest floor of the elevated manufactured home, if any, including enclosures that are surrounded by rigid skirting or other material that is attached to the frame or foundation, that comply with the requirements of § 238-9 or 238-10, as applicable to the flood zone.
Note: See "Protecting Manufactured Homes from Floods and Other Hazards: A Multi-Hazard Foundation and Installation Guide" (FEMA 85).
Meet the requirements for manufactured homes in Subsection G; or
Not be located in coastal high-hazard areas (V Zones), Coastal A Zones or floodways; or
If located in flood hazard areas other than coastal high-hazard areas, Coastal A Zones and floodways, be elevated to the higher of the elevation required by these regulations plus one foot, the elevation required by the Building Code, or the elevation of the two-tenths-percent-chance (five-hundred-year) flood.
Temporary structures and temporary storage. In addition to the application requirements of § 238-7E, applications for the placement or erection of temporary structures and the temporary storage of any goods, materials, and equipment shall specify the duration of the temporary use. Temporary structures and temporary storage in floodways shall meet the limitations of § 238-9C(1) of these regulations. In addition:
Functionally dependent uses. Applications for functionally dependent uses that do not conform to the requirements of these regulations shall be approved only by variances issued pursuant to § 238-11. If approved, functionally dependent uses shall be protected by methods that minimize flood damage during the base flood, including measures to allow floodwaters to enter and exit, use of flood-damage-resistant materials, and elevation of electric service and equipment to the extent practical given the use of the building.
General requirements. In addition to the general requirements of § 238-8, the requirements of this section shall:
No new buildings, structures, or other development shall be permitted unless the applicant demonstrates that the site cannot be developed without such encroachment into the flood protection setback and the encroachment is the minimum necessary after consideration of varying other siting standards such as side, front, and back lot line setbacks.
Development that affects the flood-carrying capacity of nontidal waters of the state.
Development in designated floodways. For proposed development that will encroach into a designated floodway, § 238-7E(1)(g) requires the applicant to submit an evaluation of alternatives to such encroachment, including different uses of the site or the portion of the site within the floodway, and minimization of such encroachment. This requirement does not apply to fences that do not block the flow of floodwaters or trap debris. Proposed development in a designated floodway may be permitted only if:
Development that includes the placement of fill in nontidal waters of the state. For proposed development that includes the placement of fill in nontidal waters of the state, other than development that is subject to Subsection D, a hydraulically equivalent volume of excavation is required. Such excavations shall be designed to drain freely.
The applicant shall develop hydrologic and hydraulic engineering analyses and technical data reflecting the proposed activity and shall submit such technical data to the floodplain administrator as required in § 238-7E(1). The analyses shall be prepared by a licensed professional engineer in a format required by FEMA for a conditional letter of map revision and a letter of map revision upon completion of the project. Submittal requirements and fees shall be the responsibility of the applicant.
The proposed development may be permitted if the applicant has received a permit by MDE and if the analyses demonstrate that the cumulative effect of the proposed development, when combined with all other existing and potential flood hazard area encroachments, will not increase the base flood elevation more than one foot at any point.
Construction of roads, bridges, culverts, dams and in-stream ponds. Construction of roads, bridges, culverts, dams, and in-stream ponds in nontidal waters of the state shall not be approved unless it complies with this section and the applicant has received a permit from MDE.
Alteration of a watercourse for any proposed development that involves alteration of a watercourse not subject to Subsection C. Unless waived by MDE, the applicant shall develop hydrologic and hydraulic engineering analyses and technical data reflecting such changes, including the floodway analysis required in § 238-7E(1), and submit such technical data to the floodplain administrator and to FEMA. The analyses shall be prepared by a licensed professional engineer in a format required by MDE and by FEMA for a conditional letter of map revision and a letter of map revision upon completion of the project. Submittal requirements and fees shall be the responsibility of the applicant. Alteration of a watercourse may be permitted only upon submission, by the applicant, of the following:
Evidence that the applicant shall be responsible for providing the necessary maintenance for the altered or relocated portion of the watercourse so that the flood-carrying capacity will not be diminished. The floodplain administrator may require the applicant to enter into an agreement with Charles County specifying the maintenance responsibilities; if an agreement is required, the permit shall be conditioned to require that the agreement be recorded on the deed of the property which shall be binding on future owners.
Residential structures and residential portions of mixed-use structures. New residential structures and residential portions of mixed-use structures, and substantial improvement (including repair of substantial damage) of existing residential structures and residential portions of mixed-use structures shall comply with the applicable requirements of § 238-8 and this section. See Subsection F for requirements for horizontal additions.
Enclosures below the lowest floor shall meet the requirements of Subsection D(3).
Limitations on use of fill to elevate structures. Unless otherwise restricted by these regulations, especially by the limitations in Subsection C(1), (2), and (3), fill placed for the purpose of raising the ground level to support a building or structure shall:
Enclosures below the lowest floor shall be provided with flood openings which shall meet the following criteria (Note: See NFIP Technical Bulletin #1, Openings in Foundation Walls and Walls of Enclosures Below Elevated Buildings.):
If installed in doors, flood openings that meet requirements of Subsection D(3)(c)[1] through [4] are acceptable; however, doors without installed flood openings do not meet the requirements of this section.
Nonresidential structures and nonresidential portions of mixed-use structures. New nonresidential structures and nonresidential portions of mixed-use structures, and substantial improvement (including repair of substantial damage) of existing nonresidential structures and nonresidential portions of mixed-use structures shall comply with the applicable requirements of § 238-8 and the requirements of this section. See Subsection F for requirements for horizontal additions.
Have enclosures below the lowest floor, if any, that comply with the requirements of Subsection D(3); or
If proposed to be elevated on fill, meet the limitations on fill in Subsection D(2).
Is not allowed in nontidal waters of the state (COMAR 26.17.04.11B).
Be designed to be dry floodproofed such that the building or structure is watertight with walls and floors substantially impermeable to the passage of water to the level of the flood protection elevation plus one foot; or
Have floodproofing measures that are designed taking into consideration the nature of flood-related hazards; frequency, depth and duration of flooding; rate of rise and fall of floodwater; soil characteristics; floodborne debris; at least 12 hours of flood warning time from a credible source; and time necessary to implement any measures that require human intervention;
Have an operations and maintenance plan that is filed with local emergency management officials and that specifies the owner's/occupant's responsibilities to monitor flood potential; the location of any shields, doors, closures, tools, or other goods that are required for implementation; maintenance of such goods; methods of installation; and periodic inspection; and
Be certified by a licensed professional engineer or licensed architect, through execution of a floodproofing certificate that states that the design and methods of construction meet the requirements of this section. The floodproofing certificate shall be submitted with the construction drawings as required in § 238-7E(1)(m).
A horizontal addition proposed for a building or structure that was constructed after the date specified in § 238-5B shall comply with the applicable requirements of § 238-8 and this section.
In nontidal waters of the state that are subject to the regulatory authority of MDE, all horizontal additions shall comply with the applicable requirements of § 238-8 and this section and:
If the addition is structurally connected to the base building, the requirements of Subsection F(3) apply.
If the addition combined with other proposed repairs, alterations, or modifications of the base building constitutes substantial improvement, the base building and the addition shall comply with the applicable requirements of § 238-8 and this section.
If the addition constitutes substantial improvement, the base building and the addition shall comply with all of the applicable requirements of § 238-8 and this section.
Accessory structures shall comply with the elevation requirements and other requirements of Subsection D, the floodproofing requirements of Subsection E(2), or shall:
Be usable only for parking of vehicles or limited storage;
Have flood openings that meet the requirements of Subsection D(3).
Development in unmapped floodplain zones.
Unless approved otherwise by the floodplain administrator, floodplain studies are required when any development is proposed within 250 feet of an unmapped low or stream with a contributing drainage area of 50 acres or greater which is not shown as a special flood hazard area on the FIRM.
The method of calculating the 100-year floodplain is limited to those methods approved in advance by the County Engineer.
The spacing for the proposed sections must be approved in advanced by the County Engineer.
The method of determining the "N" (Mannings roughness coefficients) associated with the stream and the overbank shall be those approved in advance by the County Engineer.
Runoff data shall be obtained from the latest edition of "Point Precipitation Frequency Estimates" from NOAA Atlas 14 for the site location.
The limits and elevations of the calculated 100-year floodplain shall be clearly shown for all sections on the applicable plan.
The scale of the drainage area maps shall be as approved in advance by the County Engineer.
The development restrictions in the unmapped floodplain zone shall be the same requirements as those in nontidal waters.
Apply to all development, new construction, substantial improvements (including repair of substantial damage), and placement, replacement, and substantial improvement (including repair of substantial damage) of manufactured homes. Exception: In Coastal A Zones, the requirements of § 238-9 shall apply to substantial improvements (including repair of substantial damage), and substantial improvement of manufactured homes (including repair of substantial damage) and replacement of manufactured homes. Note: See Coastal Construction Manual (FEMA 55).
Residential and nonresidential structures. New structures and substantial improvement (including repair of substantial damage) of existing structures shall comply with the applicable requirements of § 238-8 and the requirements of this section.
The space below an elevated building shall either be free of obstruction or, if enclosed by walls, shall meet the requirements of Subsection C(4). Note: See NFIP Technical Bulletin #5, Free-of-Obstruction Requirements.
Certification of design. As required in § 238-7E(1)(m), the applicant shall include in the application a certification prepared by a licensed professional engineer or a licensed architect that the design and methods of construction to be used meet the requirements of Subsection C(1), (2) and (4) and the Building Code.
Walls and partitions are permitted below the elevated floor, provided that such walls and partitions are designed to break away under flood loads and are not part of the structural support of the building or structure. Note: See NFIP Technical Bulletin #9, Design and Construction Guidance for Breakaway Walls.
Walls intended to break away under flood loads shall be constructed with insect screening or open lattice, or shall be designed to break away or collapse without causing collapse, displacement or other structural damage to the elevated portion of the building or supporting foundation system. Such walls, framing and connections shall have a design-safe loading resistance of not less than 10 pounds per square foot and no more than 20 pounds per square foot; or
In Coastal A Zones, in addition to the requirements of this section, walls below the lowest floor shall have flood openings that meet the requirements of § 238-9D(3)(c).
If the addition constitutes substantial improvement, the base building and the addition shall comply with all of the applicable requirements of § 238-8 and this section. Note: The base building is required to comply; otherwise, it is an obstruction that does not comply with the free-of-obstruction requirement that applies to the elevated addition. See Subsection C(2)(c).
If the addition alone or combined with other proposed repairs, alterations, or modifications of the base building does not constitute a substantial improvement, then the addition must be elevated to one foot above the base flood elevation.
Accessory structures shall comply with the elevation requirements and other requirements of Subsection C or, if not elevated, shall:
If larger than 100 square feet in size, have walls that meet the requirements of Subsection C(4)(c) through (f), as applicable for the flood zone; and if located in Coastal A Zones, walls shall have flood openings that meet the requirements of § 238-9D(3)(c).
Other structures and development.
Decks and patios. In addition to the requirements of the Building Code or the Residential Code, in coastal high-hazard areas (V Zones), decks and patios shall be located, designed, and constructed in compliance with the following:
A deck that is structurally attached to a building or structure shall have the bottom of the lowest horizontal structural member at or above the flood protection elevation, and any supporting members that extend below the design flood elevation shall comply with the foundation requirements that apply to the building or structure, which shall be designed to accommodate any increased loads resulting from the attached deck.
Other development. Other development activities shall be permitted only if located outside the footprint of, and not structurally attached to, structures, and only if an analysis demonstrates no harmful diversion of floodwaters or wave runup and wave reflection onto adjacent elevated structures. Other development includes, but is not limited to:
Bulkheads, seawalls, retaining walls, revetments, and similar erosion-control structures;
The Director shall have the power to consider and authorize or deny variances from the strict application of the requirements of these regulations, provided that those variances are of a nontechnical nature requiring engineering judgment. A variance shall be approved only if it is determined to not be contrary to the public interest and where, owing to special conditions of the lot or parcel, a literal enforcement of the provisions of these regulations would result in an unnecessary hardship.
Upon consideration of the purposes of these regulations, the individual circumstances, and the considerations and limitations of this section, the Director may attach such conditions to variances as the Director deems necessary to further the purposes of these regulations.
The Director shall notify, in writing, any applicant to whom a variance is granted to construct or substantially improve a building or structure with its lowest floor below the elevation required by these regulations that the variance is to the floodplain management requirements of these regulations only, and that the cost of federal flood insurance will be commensurate with the increased risk, with rates up to $25 per $100 of insurance coverage.
A record of all variance actions, including justification for issuance, shall be maintained pursuant to § 238-7B(11) of these regulations.
At a minimum, the application shall contain the following information: name, address, and telephone number of the applicant and property owner; legal description of the property; parcel map; description of the existing use; description of the proposed use; site map showing the location of flood hazard areas, designated floodway boundaries, flood zones, base flood elevations, and flood protection setbacks; description of the variance sought; and reason for the variance request. Variance applications shall specifically address each of the considerations in Subsection C.
If the application is for a variance to allow the lowest floor (A Zones) or bottom of the lowest horizontal structural member (V Zones and Coastal A Zones) of a building or structure below the applicable minimum elevation required by these regulations, the application shall include a statement signed by the owner that, if granted, the conditions of the variance shall be recorded on the deed of the property.[1]
Editor's Note: Former Subsection B(4), regarding applications for a variance for an historic structure, which immediately followed this subsection, was repealed 2-24-2015 by Bill No. 2015-01.
Considerations for variances.
The floodplain administrator shall request comments on variance applications from MDE (NFIP State Coordinator) and shall provide such comments to the Director.
In considering variance applications, the Director shall consider and make findings of fact on all evaluations, all relevant factors, requirements specified in other sections of these regulations, and the following factors:
The importance of the services to Charles County provided by the proposed development.
The relationship of the proposed use to the Comprehensive Plan and the hazard mitigation plan for that area.
Limitations for granting variances. The Director shall make an affirmative decision on a variance request only upon:
A showing of good and sufficient cause. Good and sufficient cause deals solely with the physical characteristics of the property and cannot be based on the character of the improvement, the personal characteristics of the owner/inhabitants, or local provisions that regulate standards other than health and public safety.
Failure to obtain a permit shall be a violation of these regulations and shall be subject to penalties in accordance with Subsection C.
Violations and penalties. Violations of these regulations or failure to comply with the requirements of these regulations or any conditions attached to a permit or variance shall constitute a misdemeanor. Any person responsible for a violation shall comply with the notice of violation or stop-work order. Failure to comply shall be subject to penalty and violation fees set forth by County fees and charges as enacted by the County Commissioners. Each day a violation continues shall be considered a separate offense. Nothing herein contained shall prevent Charles County from taking such other lawful action as is necessary to prevent or remedy any violation.
All ordinances or parts of ordinances that are inconsistent with the provisions of this article are hereby repealed to the extent of such inconsistency. This article shall be amended as required by FEMA, Code of Federal Regulations Title 44. All subsequent amendments to this article are subject to the approval of FEMA and MDE.
The requirements established in this article shall not apply to any building permit application received prior to the effective date of this article, provided those permits are issued within 180 days of the effective date of this article and provided construction begins within 180 days of the permit issuance date. Furthermore, the requirements of this article shall not apply to any pending infrastructure permit application received prior to the effective date of this article, provided the permit is issued and construction begins within 180 days of the effective date of this article.