After the hurricane comes and destroys the pre 1975 occupancy, the reconstruction is not allowed below the flood plain (irregardless of which datum plane is used as they are essentially the same). That space can be used for storage or a garage. You ground level is BELOW the flood plain according to FEMA. FEMA flood studies conducted in the USA during the 1970's have delineated the 100 and 500 year flood zones across the USA. The model for projecting the elliptical earth onto a flat map changes ever 100 years or so.īut your problem has nothing to do with any of this. The earth is not round (ellipse), but maps are flat. Geologic Survey), but the difference between these planes is very small, perhaps 0.01 feet at most. NGVD 1929 has been replaced by NGVD 1983 (by U.S. There is no real issue here with respect to vertical datum planes. Or maybe, really, my inquiry on this site to meant to hook up with a very smart, well connected Engineer who can help us make sense of this and save our home or put me in touch with someone who can. 1 difference without saying someone made an error in 1975. So, just to clear my mind.I was asking if NGVD 29 datum is different then USC&G and maybe that can account for the. Lift house 3 feet (current elevation is V11 - 11ft. (plus, counties apparently have immunity against error oridnances) Remove a bathroom and 2 bedrooms on an Ocean Front piece of property in the Florida keys and lose $400,000 in value of your home.įight the county over. They say, no, the floor was supposed to have been built 10ft. We say we should be able to keep these features under the 50% rule as the floor was built to BFE in 1975. So, now a bathroom and 2 bedrooms that we can prove were installed on the floor the time of construction (1975 aka County Tax Record) but not referenced on the original plans, must be removed (aka gutted).Ĭounty says gut the floor because these features were not approved for a "downstairs enclosure." So, county says sorry you are short (and, they are backed by FEMA). Turns out, 4 or 5 poles on the block all have very old paint reading (10ft.) with similar 4d spikes, but the surveyors say current elevations read 9.9ft using NGVD29 at each of these poles and spikes. to top of the floor, which is the same elevation as the spike in the utility pole referenced on the 1975 land survey. We spend $$ getting 2 surveyors measurinng 9.9ft. floor was built to county ordinance, therefore compliant to BFE in 1975.Ĭounty says, the ordinance was issued in error and the home was built below BFE (was suppoed to have been measured to bottom of the beam) We are saying it a first floor of 2 built at BFE in 1975 (second floor is 18.2 ft.)Ĭounty is saying second floor is the "first floor" (aka lowest floor) (2 years after home was built)Ĭounty is saying this floor is a "downstairs enclosure" In 1977, the county corrected the ordinance explaining that BFE in a V zone must be measered to the bottom of the lowest horizontal structure. The home was built 5 months later (August 1975) according to the ordinance in effect at the time. The county issued a Flood Plain Management Ordinance in March 1975 measuring BFE in a V zone to 10ft.
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