Post-Flood Operating Procedures
Post-Flood Operating Procedures
Story County has adopted the following procedures to follow after flooding has been experienced in unincorporated Story County.
- Coordinate with local emergency management, police, fire department, rescue squad and other community agencies or employees who may be involved in flood evacuation to identify specific areas which have flooded.
- Immediately after a flood event, inspect the flood damaged areas and determine which structures have been damaged. On each flood damaged structure, post a notice which clearly indicates that a development/building permit is required prior to the initiation of any repair of the flood-damaged structure.
- On an individual, structure-by-structure basis, the floodplain manager will determined when each structure was constructed, whether it is a Pre-FIRM or Post-FIRM and whether it was constructed in compliance with the effective flood elevations. Each structure which is not compliant with the current effective flood elevation requirements will be evaluated to determine whether it has been substantially damaged and compare the fair market value (including labor and materials) of the total repair or improvement against pre-improvement, fair market value of the structure. The tax assessed value of the structure (excluding land) may be used in place of the fair market value. If the structure has been substantially damaged by the flood, it must be brought into full compliance with the elevation, anchoring, and other flood protection measures specified by the ordinance.
- Allow the property owner, at his/her own expense, to provide an appraisal of the property which represents the current, fair market value of the structure. In the case of a building which has incurred substantial damage, the appraisal should reflect the value immediately prior to the damage. Story County will only accept appraisals performed by trained, qualified, State-licensed real estate appraisers.
- If the appraisal exceeds the tax assessed value of the structure by more than fifteen (15) percent, Story County will have the property owner's appraisal report reviewed by an independent review appraiser to assure the value established by the appraisal represents the fair market value of the structure. If the review appraiser believes that the appraisal report supports a value greater than the tax assessed value, then the appraised value may be used to evaluate whether the proposed improvements or repairs to the structure would constitute a substantial improvement.
- The value of the proposed improvement must also represent the current, fair market value of the work to be performed. If the structure has been damaged, the total value of the damage must be determined, regardless of whether the proposed owner proposed to make complete repairs or only repair a portion of the damage. Story County requires submission of a complete itemization of the cost of all the proposed repairs or improvements.
- If the structure has been damaged, Story County may use the itemized insurance adjuster's report to establish the value of the damage. If there was no insurance coverage, prior to issuing any permit to repair the damage, Story County must determine the value of the total amount of the damage. In order to do this, Story County may require the property owner to provide an itemized breakdown of the costs to repair all the damage, prepared by a local, licensed building contractor. Story County should inspect the property and review this cost estimate to determine if it fairly represents the total damage and repair costs. Story County may hire a qualified building contractor to review the cost estimates.
- Following a flood or other damage in a floodprone area, the Story County Floodplain Manager should be frequent (preferably daily) physical inspections of the flood damaged area to assure that repair work is not being performed without a permit. Story County should issue a dated, numbered permit, and require it to be posted at the building repair site. Police, Sheriff's Department, Public Works Department employees and other community officials and employees should be requested to report to the Floodplain Manager any work activities being performed on buildings without a posted permit.
- After each flood, tornado, wind storm or other event, it is recommended that Story County publish a notice in the local newspaper to remind property owners that permits are required to repair structural damage resulting from a flood, fire, tornado, winter storm or any other event. Property owners should be directed to the Planning and Development Department for assistance and information concerning a repair permit.
- Periodically, and especially after any flood event, Story County should publicize (in a prominent location in the newspaper(s)), a notice, advertisement, or news article to remind residents that flood hazard areas exist and have been identified and mapped for Story County. Direct residents to the County Outreach and Special Projects Manager for the flood maps and offer assistance to help residents identify their property location relative to the floodplain. It is recommended that the notice or news article also discuss that Story County is a participant in the National Flood Insurance Program and that structures and contents flood insurance coverage is available to any property owner, regardless of the property location. The article or notice should also remind renters that they may purchase flood insurance coverage on their personal property and contents.