I dont own a cabo or IRBC book. We have a project that is an addition in my mind. So the city will not allow it, because of tis loation on a floodplain.
However we can replace an exsiting structure wiht anohter structure of the same footprint acording to the IRBC I was told
Im concerned because we will be replacing a covered deck with a room.
Isnt a coverd deck a structure. What is a structure?
it is old, no permits were ever filed for the “structure” but it shows up on the cities arial photos and loks like part of the house or a “structure”
so if you have the book handy
wht is astructure?
thanks
Replies
"I dont own a cabo or IRBC book. We have a project that is an addition in my mind. So the city will not allow it, because of tis loation on a floodplain."
I think that you are in the area of zoning as much as building codes.
"I dont own a cabo or IRBC book."
Which book don't you own?
What I am getting at is the they don't set the building code. Those are only model codes. And the local adopts SPECIFIC verions of the model code AND ADMENDMENTS. The local admendments often make adjustments in this area.
Also the local is the one that designates what area is in a flood plane and to WHAT DEGREE.
You really need to find out exactly what the local had adopted and check that out along with the admendments.
And in sensitive locations there throw out the book and have a completely separate one for these kind of issues.
I don't have a code book in front of me. Usually the construction allowed is based on the flood zone hazard rating. In a 500 year zone normal construction is usually allowed. For higher hazard areas different construction standards apply. Finish floor elevation should be one foot above base flood elevation. Local zoning regulations take precedence over code if they are stricter. A 500 year flood actually means you have a 0.2%% chance of flooding annually, off the top of my head a 100 year flood is a 1% annual frequency. This knowledge has been learned the hard way, it's not worth making any type of investment in a flood prone area.
A structure is probably a minimum square footage allowed for habitable space. An outbuilding may be permitted in certain floodplains
Edited 5/5/2004 3:25 pm ET by arrowpov
Edited 5/6/2004 9:46 am ET by arrowpov
I've never put any additions on my mind so I'm not sure if the CABO covers it. I think my mind is in a flood plain too. Especialy on friday nights.
LOL
now then,
Your issues are with the floodplain ordinace and not the building codes. When the govt took on the job of insuring hopmes built in flood prone areas where folks can not buy other flood insurance for obvious reasons, the laid out a flood zoning guidlines. My book is half an inch thick. There are maps that go with it to spell out what is where.
Basically, the idea is that they tell all states and local munis that if their citizens are going to be allowed to build in these zones, then they must enforce certain standards, amoung which are that the floor of any dwelling space must be one foot higher than the stipulated elevation for that piece of property. It also includes standards for methods of tie downs to assure that there is less chance for the whole structure to float away and run into someone else's house and do twice the damage for the govt insurance to pay off on.
For you, I suspect that the key word is dwelling or living space. With a porch under roof or a deck - non living space - that is open, the flood waters can flow through and around the deck without exerting much force on it. ie. a whole wall will catch more force from flowing water, than a couple of 4x4 porch posts. Further, people tend to store far feweer damageable items on open porches than inside and a deck is designed to drain and dry when wettted while a house full of water tends to hold it for a while as the water does more damage. By converting the porch to an wenclosed living space, you increase the odds that the govt can get hit with an expensive claim. BTW, this insurance is taxpayer subsidized.
A lot of grandfathering issues that apply with other codes do not always aply with floodplain ordinances.
So if the local authority is telling you tjhat the flood situation precludes you from doing what you want, a copy of the ICBO will not do anything but fan the flames.
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