The Gull's Call - April/May/June 2024

CommunityNews Construction in the FEMA Floodplain and City of Alameda Floodplain Ordinance Update From Andrew Nowacki, City of Alameda Public Works, January 23, 2024 O N DECEMBER 21, 2018, THE FEDERAL Emergency Management Agency (FEMA) mapped over 2,000 Alameda properties within the Special Flood Hazard Area (commonly called the 100-year flood zone). This annual letter notifies you that your property is located within the 100-year flood zone, informs you of a planned update to the City’s Floodplain Ordinance, and provides general information for any planned new construction, additions, or remodels within the 100-year flood zone. Floodplain Ordinance Update The City of Alameda participates in the National Flood Insurance Program (NFIP) administered by the Federal Emergency Management Agency (FEMA). The NFIP provides flood insurance for residential and commercial structures, a requirement for all federally regulated or insured mortgages. As part of the City’s continued participation in the NFIP, the City is required to update our Floodplain Management Ordinance, Chapter XX of the Alameda Municipal Code to bring into compliance with current FEMA requirements. The key element of the ordinance will remain unchanged: New or substantially improve structures, must be elevated a minimum of one foot above the 100-year flood level or “Base Flood Elevation”. The primary changes to the ordinance include: • Incorporating by reference, flood protection requirements of the California Building Code. • Tracking substantial improvements over five-year period. • Requiring a non-conversion agreement for enclosed storage areas below an elevated structure. City staff is scheduled to bring the revised ordinance to the City Council for a public hearing in the spring of 2024. New Construction, Additions, and Remodels within the Special Flood Hazard Area The NFIP and City’s Floodplain Ordinance have strict flood protection requirements for residential and commercial building construction in the 100-year floodplain.

The flood protection applies to construction of new buildings, additions to existing buildings, and remodeling of existing buildings. It applies to the main house, accessory dwelling units, garages, and all other buildings larger than a 120 SF shed. The requirements do not apply to gazebos, carports, and other structures without walls. The most notable requirement to be aware of is that the first floor of new buildings and “substantially improved” existing buildings must be elevated to at least one foot above the Base Flood Elevation. An existing building is considered “substantially improved” if the cost of improvements being proposed is equal to or greater than 50% of the market value of the existing structure as it sits now. The structure’s market value is typically determined by an appraisal and a survey may be required to determine the existing grades and building elevations. Property owners are encouraged to confirm the following with the City before time and expense in architectural or engineering design costs are spent: 1. Whether or not your proposed work is actually in the map flood zone (because there are inherent approximations within FEMA’s flood mapping), 2. How deep the 100-year flood could be at your specific property, and 3. For existing buildings, whether the work being proposed is enough to be considered “substantial improvement” and triggered the requirement to elevate the structure. To read more about the city management regulations please go to: www.alamedaca.gov/Departments/Public Works/Flood-Maps Please feel free to call or email Andrew Nowacki with any questions at the phone number or email listed below. Andrew Nowacki Civil Engineer City of Alameda Public Works Department (510) 230-3016 anowacki@alameda.gov

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The Gull’s Call