A Must Read For Living Within Flood Plains Twice I have published, at my cost, full page articles explaining FEMA requirements for homes located within flood plains; as well as a detailed explanation of the 50% rule. I've also provided links to the applicable FEMA requirements. Based on the Board of Selectmen's recent hearing regarding the "new" Flood Plain Ordinance, a few things need to be clarified: Homeowners First, the 50% rule is applied to homes, located within a flood plain, whose lowest supporting horizontal member is located below the base flood elevation. So, if your lowest supporting horizontal member is at 11 feet and you are in an AE13 zone you are limited to no more than 50% of the Appraised Value of the structure, excluding the land, for 1 year in the Town of Madison. To do more than this you must make the structure FEMA compliant which currently means the structure is raised 1 foot above the Base Flood Elevation or BFE. You do not have to raise the home a full story. There is no definition of what height a "story" is. Unless I've missed something! Give Madison credit for the 1 year look back. This is no small point. Hold on to this like a dog with a bone. This is a major point of difference between Madison and surrounding Towns that use a 5-10 year look back. The 1 year look back will allow our Town to maintain its architectural character. Other towns have hamstrung their residents to gain favor in regards to additional grants that come their way with more onerous ordinances. However, The Town does want to go to +2 foot ordinance, which means that if you have to raise your home it must be 2 feet above the BFE. Question is: What elevation triggers the 50% rule. This is not written in stone and deserves considerable discussion. The "appraised value of the structure only can be either the Town's Fair Market Value used in your homes tax record or an independent appraisal done to determine appraised value. Below is Madison's Sec.9-34 (2) Coastal High Hazzard Areas which defines what needs to happen to make a home FEMA compliant and not subject to the 50% Rule: (2) All new construction or substantial improvements shall be elevated so that the lowest supporting horizontal member is located no lower than the base flood elevation and with all space below the lowest supporting horizontal member open so as to not impede the flow of water, excluding pilings or columns and except for breakaway walls as defined in section 9-5 and provided for in subsections 9-34(4) through 9-34(6), Please call or email me if you would like me to provide you with my past articles addressing this issue in great detail. Aspen Atlanto Austin Beverly Hills Greater Boston Chicago Dallas Denver PAGE TAFT COMPASS John Campbell 203.415.5439 Greenwich CT The Hamptons Houston Los Angeles & Orange County Madison, CT Miami & Fort Lauderdale Naples Nashville john.campbell@compass.com 724 Boston Post Rd, Madison New York City Philadelphia Santa Barbara & Montecito San Francisco Bay Area San Diego Seattle Washington, DC Area Westchester, NY compass.com A Must Read For Living Within Flood Plains Twice I have published , at my cost , full page articles explaining FEMA requirements for homes located within flood plains ; as well as a detailed explanation of the 50 % rule . I've also provided links to the applicable FEMA requirements . Based on the Board of Selectmen's recent hearing regarding the " new " Flood Plain Ordinance , a few things need to be clarified : Homeowners First , the 50 % rule is applied to homes , located within a flood plain , whose lowest supporting horizontal member is located below the base flood elevation . So , if your lowest supporting horizontal member is at 11 feet and you are in an AE13 zone you are limited to no more than 50 % of the Appraised Value of the structure , excluding the land , for 1 year in the Town of Madison . To do more than this you must make the structure FEMA compliant which currently means the structure is raised 1 foot above the Base Flood Elevation or BFE . You do not have to raise the home a full story . There is no definition of what height a " story " is . Unless I've missed something ! Give Madison credit for the 1 year look back . This is no small point . Hold on to this like a dog with a bone . This is a major point of difference between Madison and surrounding Towns that use a 5-10 year look back . The 1 year look back will allow our Town to maintain its architectural character . Other towns have hamstrung their residents to gain favor in regards to additional grants that come their way with more onerous ordinances . However , The Town does want to go to +2 foot ordinance , which means that if you have to raise your home it must be 2 feet above the BFE . Question is : What elevation triggers the 50 % rule . This is not written in stone and deserves considerable discussion . The " appraised value of the structure only can be either the Town's Fair Market Value used in your homes tax record or an independent appraisal done to determine appraised value . Below is Madison's Sec.9-34 ( 2 ) Coastal High Hazzard Areas which defines what needs to happen to make a home FEMA compliant and not subject to the 50 % Rule : ( 2 ) All new construction or substantial improvements shall be elevated so that the lowest supporting horizontal member is located no lower than the base flood elevation and with all space below the lowest supporting horizontal member open so as to not impede the flow of water , excluding pilings or columns and except for breakaway walls as defined in section 9-5 and provided for in subsections 9-34 ( 4 ) through 9-34 ( 6 ) , Please call or email me if you would like me to provide you with my past articles addressing this issue in great detail . Aspen Atlanto Austin Beverly Hills Greater Boston Chicago Dallas Denver PAGE TAFT COMPASS John Campbell 203.415.5439 Greenwich CT The Hamptons Houston Los Angeles & Orange County Madison , CT Miami & Fort Lauderdale Naples Nashville john.campbell@compass.com 724 Boston Post Rd , Madison New York City Philadelphia Santa Barbara & Montecito San Francisco Bay Area San Diego Seattle Washington , DC Area Westchester , NY compass.com