The City of Sioux Falls limits development in floodplains and for all lots since August 25, 2016 within one hundred feet of the regulated floodplain. Any property within the floodplain is not allowed to build in the floodway and is required to be at least two feet above the Base Flood Elevation (BFE) for any part of the building not to be used for cold storage. Any storage areas with an elevation below BFE are required to have openings and are designed for water flow and damage. Some types of buildings are restricted from this area, they include hospitals, fire stations, nursing homes, schools, etc. For areas within one hundred feet of the regulated floodplain and platted since August 25, 2016 residential buildings are limited to having basements no closer than twenty feet from the edge of the floodplain, basement depth of no more than five feet lower than the BFE, and the lowest opening such as doors or windows to the outside no less than one foot above the BFE. These standards are designed to provide additional protections for these properties.
In Addition to these restrictions the City also has limits for substantial damage and improvements. These are applicable to all property within the regulated floodplain are intended to help owners make an educated decision when it comes to financially investing or reinvesting in a property. Once a property has been declared substantially damaged or improved the entire structure will need to come up to the current standard, usually this means raising the building up so that the floor is at least two feet above the BFE.
Substantial damage is when a building gets damage from any source (fire, air plan, flood, etc.) and the cost of repairing that damage is equal or greater to 45%, and starting in 2023 that limit will be for over a three-year period.
Substantial improvement is when a building gets permits to make improvements in the building (addition, deck, roof, siding, remodeling, etc.) and the cost of the improvement is equal or greater to 45%, and starting in 2023 that limit will be for over a three-year period.
If you have questions regarding a property and substantial improvement or damage please feel free to reach out to us at Floodplain@SiouxFalls.Gov.