Floodplain Permits
Floodplain approval is needed in different situations based on location, when the lot was created, specific projects, and more! Email the floodplain team at Floodplain@SiouxFalls.gov anytime to ask any questions you may have.
In most cases a floodplain permit is started as a result of another project. Homeowners who hire contracts typically aren't required to sign for the permit but the contractor may need to sign for the permit. Whoever applies for the permit will be provided a copy of the floodplain permit that will include details on any restrictions or additional information that may be helpful going forward.
In general, floodplain permits cost $75.00 and must be paid for before the permit will be issued. Permits that are for Zoning permits (fences, sheds, etc.) are exempted from this fee. The floodplain permit usually needs to be issued before other permits (such as a building or placement permit) can be issued. The review for floodplain permits typically takes no more than two to four business days to get reviewed.
Examples of Floodplain Permits:
Building Additions
If a property is within the regulated floodplain and the property/structure does not have a Letter Of Map Amendment (LOMA) or other professionally prepared documentation to show the property as outside the floodplain than any improvement to the structure is required to get a floodplain permit.
The floodplain team is looking to check the value of the project against the value of the structure to see if the project will cause the structure to become substantially improved.
Substantially improved is defined by the floodplain ordinance as 45% or more of the structure's value over a three-year period. If a structure desires or needs work that would make it substantially improved then the structure must meet the current floodplain standards to allow the project to move forward. This typically means the house is raised up so that the lowest level is two feet above the Base Flood Elevation (BFE).
To get approval on these permits typically the applicant will need to provide a quote, bid, or estimate showing the work and cost of the project. Final invoices may also be required as part of the permitting to verify the final project cost did cross the substantial improvement limits.
Deck Additions/Replacement
If a property is within the regulated floodplain and has professionally prepared documentation to show the project area as outside the floodplain than the project may not have to get a floodplain permit. If a Letter Of Map Amendment (LOMA) existing for the requested structure a new Elevation Certificate will be required to make sure the conditions of the LOMA are maintained.
The floodplain team is looking for multiple things. First, to check the value of the project against the value of the structure to see if the project will cause the structure to become substantially improved. Second, to check the elevations of the stair landing or deck supports.
Substantially improved is defined by the floodplain ordinance as 45% or more of the structure's value over a three-year period. If a structure desires or needs work that would make it substantially improved then the structure must meet the current floodplain standards to allow the project to move forward. This typically means the house is raised up so that the lowest level is two feet above the Base Flood Elevation (BFE).
The elevation of the landing or supports is important because if either of those is too low it may invalidate an existing LOMA. Most of the time the floodplain team will require an Elevation Certificate (EC) to be completed by a registered professional when the project is completed (a list of companies that do work within the floodplain can be found online here, please note this is not a preferred company or a complete list of companies, there may be other companies out there that can do this work that aren't on this list). It's also recommended that the floodplain boundary is determined before the construct project starts, a couple of survey markers with flags could be placed by a surveyor to help keep construction outside the regulated floodplain.
To get approval on these permits typically the applicant will need to provide a quote, bid, or estimate showing the work and cost of the project.
Important Note: Any deck that is not attached to a structure does not require an engineer to be involved in the project. However, freestanding desk are not typical as it requires additional supports next to the building to make up for the direct connection to the building.
Landscaping or Grading
If the lot is next to or contains regulatory floodplain (1% annual chance floodplain) then restrictions are in place for any areas within the floodplain. If a property has been removed from the regulatory floodplain via a Letter Of Map Amendment (LOMA) then the area removed by the LOMA does not need a floodplain permit for landscaping or grading.
The floodplain team reviews these permit mainly to verify that any proposed filling or excavation within the floodplain is being tracked, isn't pushing any water off on other property owners, and is providing the required compensatory storage. Most commonly these type of projects require an registered engineer to submit documentation for review prior to floodplain approval.
Examples of items that need a detailed review:
- Adding a retaining wall
- Creating a beach or other feature that requires adding or removing materials
- Building raised planters
Examples of items that do not need a review:
- Reseeding
- Planting trees, shrubs, and other plants
- At grade path
- Lighting
- Mulch
- Portable furniture/equipment (fire pit, bench, grill, etc.)
Example of items that need a review but not a engineer:
- Installing irrigation system
Remodeling Projects
Remodeling covers a large amount of different work, here are some of the most common examples:
- Basement Finishes (framing, electrical, plumbing to add change space from storage into bedrooms, bathrooms, living rooms, etc.)
- Kitchen Update (including replacing cabinets, flooring, and counter tops)
- New Flooring
- Updating Electrical
If a property is within the regulated floodplain and the property/structure does not have a Letter Of Map Amendment (LOMA) or other professionally prepared documentation to show the property as outside the floodplain than any improvement to the structure is required to get a floodplain permit.
The floodplain team is looking to check the value of the project against the value of the structure to see if the project will cause the structure to become substantially improved.
Substantially improved is defined by the floodplain ordinance as 45% or more of the structure's value over a three-year period. If a structure desires or needs work that would make it substantially improved then the structure must meet the current floodplain standards to allow the project to move forward. This typically means the house is raised up so that the lowest level is two feet above the Base Flood Elevation (BFE).
IMPORTANT NOTE: Remodeling projects are allowed to be done in phases over multiple years, the Floodplain team can help provide details on what project amount limits might impact a project into a phased project. Additionally, even if a project does not require a building permit a floodplain permit may be needed (floors, kitchen counters, built in cabinetry are some examples of this).
To get approval on these permits typically the applicant will need to provide a quote, bid, or estimate showing the work and cost of the project.
Replacing an Air Conditioner/Furnace
If a property is within the regulated floodplain and the property/structure does not have a Letter Of Map Amendment (LOMA) or other professionally prepared documentation to show the property as outside the floodplain than any improvement to the structure is required to get a floodplain permit.
The floodplain team is looking to check the value of the project against the value of the structure to see if the project will cause the structure to become substantially improved.
Substantially improved is defined by the floodplain ordinance as 45% or more of the structure's value over a three-year period. If a structure desires or needs work that would make it substantially improved then the structure must meet the current floodplain standards to allow the project to move forward. This typically means the house is raised up so that the lowest level is two feet above the Base Flood Elevation (BFE).
IMPORTANT NOTE: Because of the emergency nature of these types of projects they are typically done prior to obtaining a permit. If the project puts the house past the threshold for substantially improvement then the property could be required to complete a much larger project to bring the entire property up to current standards.
To get approval on these permits typically the applicant will need to provide a quote, bid, or estimate showing the work and cost of the project.