I have a client who's house when originally constructed was in a VE zone. It is on concrete pilings with louvered panels(1" thick and providing at least 40% opening). They were also designed as breakaway. No additional enclosures within. His original certificate states he has a building type 5. I agree with this.
Now, a LOMR has been issued and he is now in an AE zone.
Based on what I've read, only insect screening and open lattice are allowed in between pilings in an AE zone--not louvered panels?
Does his building type change to a 6 now and I need to add up the open areas in between the louvers?
Seems crazy that what was considered "open" now isn't.
that does seem weird... You would think if louvered panels (lattice) counts as NO OBSTRUCTION in a type 5, it would be the same for a type 6. Pretty rare for a zone to change from VE to AE, too.
I have never used the flood zone to determine what type of building it is. To me enclosure is something that has walls and for a bldg type 6 I measure the outside of the enclosure area. Can you post a photo of the walls? Were the breakaway walls put up before or after the original certificate?
Scott Ellis, post: 344783, member: 7154 wrote: I have never used the flood zone to determine what type of building it is. To me enclosure is something that has walls and for a bldg type 6 I measure the outside of the enclosure area. Can you post a photo of the walls? Were the breakaway walls put up before or after the original certificate?
I didn't read it that way, I hope there is a clarification or a picture posted.
I'm not following either
In AE we build houses with full foundations. With basements as well.
Rich., post: 344850, member: 10450 wrote: I'm not following either
In AE we build houses with full foundations. With basements as well.
I wish we could have basements here... but it's tough when you're only 8 feet above sea level!
I really hate flood certificates. I do them sometimes (usually at the Jersey Shore), but it seems like 75% of the crap they ask us to fill out has nothing to do with surveying....I don't know how we became responsible for providing some of that information.
What does your local Floodplain Administrator say? They are the one to make this decision, not you.
It amazes me what they will do, or requests FEMA makes while I'm submitting paperwork for LOMA or LOMA-F. You item about the breakaway walls intrigues me. I had a client hire a structural engineer to do the calculations for breakaway panels, giving the structure 5 times more openings that what was required, I submit the engineers signed stamped letter with the EC and FEMA states "the insurance rate is higher because of under venting" (??????) . When I called them, they said break away walls can't be considered for a adequate remedy to maintain the flow of water under the structure during a flood. When I tested them to see if they would really break away, I tossed a tennis ball against the panel and it fell down. I guess the FEMA contractors have different standards than what FEMA is teaching at their seminars.
Enclosure: Enclosures are enclosed walled in areas below the lowest floor of an elevated building
In V Zones, the space below the lowest floor of a building shall be free of obstruction or constructed with 1. non-supporting breakaway walls, 2. open wood lattice work, or 3. insect screening
If you have a no. 1 then it is an enclosure and a diagram 6 from day 1.
If you have either a no. 2 or 3 then a diagram 5 would be correct in either a V or A zone.
Andy J, post: 344863, member: 44 wrote: I wish we could have basements here... but it's tough when you're only 8 feet above sea level!
Same here. I'm right on the east coast of ny. I guess we don't put basements on the shoreline in the few spots in the harbor that aren't V zones. But any other AE zone can have a basement.
Dan Patterson, post: 344866, member: 1179 wrote: I really hate flood certificates. I do them sometimes (usually at the Jersey Shore), but it seems like 75% of the crap they ask us to fill out has nothing to do with surveying....I don't know how we became responsible for providing some of that information.
Really???? We do a lot of them. EZ $$$
Bout 20 min in the field and 20 min in the office. $850.
Rich., post: 345232, member: 10450 wrote: Really???? We do a lot of them. EZ $$$
Bout 20 min in the field and 20 min in the office. $850.
They go for less than that around here......I mean they are "easy" but seems like there's always some weird nuance that doesn't fit the mold....