The Director of Public Works is hereby appointed to administer
and implement these regulations and is referred to herein as the "Floodplain
Administrator." The Floodplain Administrator may:
A.
Delegate duties and responsibilities set forth in these regulations
to qualified technical personnel, plan examiners, inspectors, and
other employees.
B.
Enter into a written agreement or written contract with another Maryland community or private sector entity to administer specific
provisions of these regulations. Administration of any part of these
regulations by another entity shall not relieve the community of its responsibilities pursuant to the participation requirements
of the National Flood Insurance Program as set forth
in the Code of Federal Regulations (CFR) at 44 CFR 59.22.
The duties and responsibilities of the Floodplain Administrator
shall include but are not limited to:
A.
Review applications for permits to determine whether proposed activities
will be located in flood hazard areas.
B.
Interpret floodplain boundaries and provide available base flood elevation and flood hazard information.
C.
Review applications to determine whether proposed activities will
be reasonably safe from flooding and require new construction and substantial improvements to meet the requirements of these regulations.
D.
Review applications to determine whether all necessary permits have
been obtained from the federal, state or local agencies from which
prior or concurrent approval is required; in particular, permits from MDE for any construction, reconstruction, repair, or alteration
of a dam, reservoir, or waterway obstruction (including bridges, culverts, structures, any alteration of a watercourse, or any change of the course, current, or cross section of a stream
or body of water, including any change to the one-hundred-year frequency floodplain of free-flowing nontidal waters of the
state.
E.
Verify that applicants proposing an alteration of a watercourse have notified adjacent communities and MDE (NFIP State Coordinator), and have submitted copies
of such notifications to FEMA.
F.
Advise applicants for new construction or substantial improvement of structures that
are located within an area of the Coastal Barrier Resources System
established by the Coastal Barrier Resources Act that federal flood insurance is not available on such structures; areas subject to this limitation are shown on Flood Insurance
Rate Maps as Coastal Barrier Resource System Areas (CBRS)
or Otherwise Protected Areas (OPA).
G.
Approve applications and issue permits to develop in flood hazard areas if the provisions of these regulations have been met,
or disapprove applications if the provisions of these regulations
have not been met.
H.
Inspect or cause to be inspected, buildings, structures, and other development for which permits have been
issued to determine compliance with these regulations or to determine
if noncompliance has occurred or violations have
been committed.
I.
Review elevation certificates and require incomplete
or deficient certificates to be corrected.
J.
Submit to FEMA, or require applicants to submit
to FEMA, data and information necessary to maintain FIRMs, including hydrologic and hydraulic engineering
analyses prepared by or for Queen Anne's County, within
six months after such data and information becomes available if the
analyses indicate changes in base flood elevations or boundaries.
K.
Maintain and permanently keep records that are necessary for the
administration of these regulations, including:
(1)
Flood Insurance Studies, Flood Insurance Rate Maps (including historic studies and maps and current effective studies
and maps) and Letters of Map Change; and
(2)
Documentation supporting issuance and denial of permits, elevation certificates, documentation of the elevation (in
relation to the datum on the FIRM to which structures have been floodproofed, other
required design certifications, variances, and records
of enforcement actions taken to correct violations of these regulations.
L.
Enforce the provisions of these regulations, investigate violations, issue notices of violations or stop-work orders, and require permit holders to take corrective
action.
M.
Advise the Board of Appeals regarding the intent
of these regulations and, for each application for a variance, prepare a staff report and recommendation.
N.
Administer the requirements related to proposed work on existing
buildings:
(1)
Make determinations as to whether buildings and structures that are located in flood hazard areas and that
are damaged by any cause have been substantially damaged.
(2)
Make reasonable efforts to notify owners of substantially
damaged structures of the need to obtain a permit to repair,
rehabilitate, or reconstruct, and prohibit the noncompliant repair
of substantially damaged buildings except for temporary
emergency protective measures necessary to secure a property or stabilize
a building or structure to prevent additional damage.
O.
Undertake, as determined appropriate by the Floodplain Administrator
due to the circumstances, other actions which may include, but are
not limited to: issuing press releases, public service announcements,
and other public information materials related to permit requests
and repair of damaged structures; coordinating with
other federal, state, and local agencies to assist with substantial
damage determinations; providing owners of damaged structures information related to the proper repair of damaged structures in special flood hazard areas; and assisting property owners with documentation necessary to file
claims for increased cost of compliance (ICC) coverage under NFIP flood insurance policies.
P.
Notify the federal Emergency Management Agency when
the corporate boundaries of the Queen Anne's County have been
modified and:
(1)
Provide a map that clearly delineates the new corporate boundaries
or the new area for which the authority to regulate pursuant to these
regulations has either been assumed or relinquished through annexation;
and
(2)
If the FIRM for any annexed area includes special flood hazard areas that have flood zones that have regulatory requirements that are not set forth in these
regulations, prepare amendments to these regulations to adopt the FIRM and appropriate requirements, and submit the amendments
to the governing body for adoption; such adoption shall take place
within six months of the date of annexation and a copy of the amended
regulations shall be provided to MDE NFIP State Coordinator and FEMA.
Q.
Upon the request of FEMA, complete and submit a
report concerning participation in the NFIP which
may request information regarding the number of buildings in the SFHA, number of permits issued for development in the SFHA, and number of variances issued for development in the SFHA.
The Floodplain Administrator shall make interpretations, where
needed, as to the exact location of special flood hazard areas,
floodplain boundaries, and floodway boundaries.
The following shall apply to the use and interpretation of FIRMs and data:
A.
Where field surveyed topography indicates that ground elevations:
(1)
Are below the base flood elevation, even in
areas not delineated as a special flood hazard area on a FIRM, the area shall be considered as special flood hazard area and subject to the requirements
of these regulations;
(2)
Are above the base flood elevation, the area
shall be regulated as special flood hazard area unless
the applicant obtains a Letter of Map Change that
removes the area from the special flood hazard area.
B.
In FEMA-identified special flood hazard
areas where base flood elevation and floodway data have not been identified and in areas where FEMA has not identified special flood hazard area, any other flood hazard data available from a federal,
state, or other source shall be reviewed and reasonably used.
C.
Base flood elevations and designated floodway boundaries on FIRMs and in FISs shall take precedence over base flood elevations and floodway boundaries by any other sources if
such sources show reduced floodway widths and/or
lower base flood elevations.
D.
Other sources of data shall be reasonably used if such sources show
increased base flood elevations and/or larger floodway areas than are shown on FIRMs and
in FISs.
E.
If a Preliminary Flood Insurance Rate Map and/or
a Preliminary Flood Insurance Study has been provided
by FEMA:
(1)
Upon the issuance of a letter of final determination by FEMA, if the preliminary flood hazard data
is more restrictive than the current effective data, it shall be used
and shall replace the flood hazard data previously
provided from FEMA for the purposes of administering
these regulations.
(2)
Prior to the issuance of a letter of final determination by FEMA, the use of preliminary flood hazard data shall be deemed the best available data pursuant to § 14:3-5C and used where no base flood elevations and/or floodway areas are provided on the effective FIRM.
(3)
Prior to issuance of a letter of final determination by FEMA, the use of preliminary flood hazard
data is permitted where the preliminary base flood elevations,
floodplain or floodway boundaries exceed
the base flood elevations and/or designated floodway widths in existing flood hazard
data provided by FEMA. Such preliminary data may
be subject to change and/or appeal to FEMA.
A.
It shall be unlawful for any person to begin any development or construction which is wholly within, partially
within, or in contact with any flood hazard area established in § 14:3-5, including but not limited to: filling; grading; construction of new structures; the substantial improvement of buildings or structures, including repair of substantial damage; placement
or replacement of manufactured homes, including substantial improvement or repair of substantial
damage of manufactured homes; erecting or
installing a temporary structure, or alteration
of a watercourse, until a permit is obtained from Queen Anne's
County. No such permit shall be issued until the requirements of these
regulations have been met.
B.
In addition to the permits required in Subsection A, applicants for permits in nontidal waters of the state are advised
to contact MDE. Unless waived by MDE, pursuant to Code of Maryland Regulations 26.17.04, Construction
on Nontidal Waters and Floodplains, MDE regulates
the "one-hundred-year frequency floodplain of free-flowing waters,"
also referred to as nontidal waters of the state. To determine the one-hundred-year frequency floodplain, hydrologic calculations are based on the ultimate development of the watershed, assuming existing zoning. The resulting flood hazard areas delineated using the results of such
calculations may be different than the special flood hazard
areas established in § 14:3-5 of these regulations. A permit from Queen Anne's County is still required in addition to any state requirements.
C.
A permit is valid, provided that the actual start of work is within
180 days of the date of permit issuance. Requests for extensions shall
be submitted in writing and justifiable cause demonstrated. The Floodplain
Administrator may grant, in writing, one or more extensions of time,
for additional periods not exceeding 180 days each and provided that
there has been no amendment or revision to the basis for establishing special flood hazard areas and BFEs set forth in § 14:3-5.
Application for a permit shall be made by the owner of the property
or the owner's authorized agent (herein referred to as the "applicant")
prior to the start of any work. The application shall be on a form
furnished for that purpose.
A.
Application contents. At a minimum, applications shall include:
(1)
Site plans drawn to scale showing the nature, location, dimensions,
and existing and proposed topography of the area in question, and
the location of existing and proposed structures, excavation, filling, storage of materials, drainage facilities,
and other proposed activities.
(2)
Elevation of the existing natural ground where buildings or structures are proposed, referenced to the datum on the FIRM.
(3)
Delineation of flood hazard areas, designated floodway, boundaries, flood zones, base flood elevations, and flood protection setbacks. Base flood elevations shall be used to delineate the boundary of flood hazard areas and such delineations shall prevail over the boundary
of SFHAs shown on FIRMs.
(4)
Where floodways are not delineated or base flood elevations are not shown on the FIRMs, the Floodplain Administrator has the authority to require the applicant
to use information provided by the Floodplain Administrator, information
that is available from federal, state, or other sources, or to determine
such information using accepted engineering practices or methods approved
by the Floodplain Administrator. [NOTE: See "Managing Floodplain Development
in Approximate Zone A Areas: A Guide for Obtaining and Developing
Base (One-Hundred-Year) Flood Elevations" (FEMA 265).]
(5)
Determination of the base flood elevations, for development
proposals and subdivision proposals in special flood hazard areas
where base flood elevations are not shown on the FIRM; if hydrologic
and hydraulic engineering analyses are submitted, such analyses shall
be performed in accordance with the requirements and specifications
of MDE and FEMA.
(6)
Hydrologic and hydraulic engineering analyses for proposals in special flood hazard areas where FEMA has provided base flood elevations but has not delineated a floodway; such analyses
shall demonstrate that the cumulative effect of proposed development, when combined with all other existing and anticipated development will not increase the water surface elevation of the base
flood.
(7)
For encroachments in floodways, an evaluation
of alternatives to such encroachments, including different uses of
the site or portion of the site within the floodway, and minimization of such encroachment.
(8)
If fill is proposed to be placed for a purpose other than to
elevate structures, the applicant shall indicate
the intended purpose for the fill.
(9)
For proposed buildings and structures, including substantial improvement and repair of substantial
damage, and placement and replacement of manufactured homes,
including substantial improvement and repair of substantial damage:
(a)
The proposed elevation of the lowest floor, including basement, referenced to the datum on
the FIRM and a signed agreement to submit
an elevation certificate.
(b)
The signed declaration of land restriction (nonconversion
agreement) that shall be recorded on the property deed prior
to issuance of the certificate of occupancy, if the application includes
an enclosure below the lowest floor or a crawl/underfloor
space that is more than four feet in height.
(10)
For accessory structures that are 300 square
feet or larger and under 600 square feet in area (footprint) that
are below the base flood elevation, a declaration
of land restriction (nonconversion agreement) shall be recorded
on the property deed prior to issuance of a certificate of occupancy.
[Amended 11-25-2014 by Ord. No. 14-16]
(11)
For accessory structures that are 600 square
feet or larger in area (footprint) and that are below the base flood elevation, a variance is required as set forth in Article VIII.
(12)
If a variance is granted, a signed declaration of land restriction (nonconversion agreement) shall be recorded on the property deed prior to issuance of the
certificate of occupancy.
(13)
The nonconversion agreement shall be recorded
on the property deed prior to issuance of the certificate of occupancy.
(14)
For temporary structures and temporary storage,
specification of the duration of the temporary use.
(15)
For proposed work on existing buildings, structure, and manufactured homes, including any improvement,
addition, repairs, alterations, rehabilitation, or reconstruction,
sufficient information to determine if the work constitutes substantial improvement or repair of substantial
damage, including but not limited to:
(a)
If the existing building or structure was constructed
after September 28, 1984, evidence that the work will not alter any
aspect of the building or structure that was required
for compliance with the floodplain management requirements
in effect at the time the building or structure was
permitted.
(b)
If the proposed work is a horizontal addition, a description
of the addition and whether it will be independently supported or
structurally connected to the base building and the
nature of all other modifications to the base building, if any.
(c)
Documentation of the market value of the building
or structure before the improvement or, if the work
is repair of damage, before the damage occurred.
(d)
Documentation of the actual cash value of all proposed work,
including the actual cash value of all work necessary to repair and
restore damage to the before-damaged condition, regardless of the
amount of work that will be performed. The value of work performed
by the owner or volunteers shall be valued at market labor rates;
the value of donated or discounted materials shall be valued at market
rates.
(16)
Certifications and/or technical analyses prepared or conducted
by a licensed professional engineer or licensed architect, as appropriate, including:
(a)
The determination of the base flood elevations or hydrologic and hydraulic engineering analyses prepared by a licensed professional engineer that are required by the Floodplain Administrator or are required by these regulations in: § 14:3-26 for certain subdivisions and development; § 14:3-40A for development in designated floodways; § 14:3-40C for development in flood hazard areas with base flood elevations but no designated floodways; and § 14:3-40E for deliberate alteration or relocation of watercourses.
(b)
The floodproofing certificate for nonresidential structures that are floodproofed as required in § 14:3-42B.
(c)
Certification that engineered flood openings are designed to meet the minimum requirements of § 14:3-41C(4) to automatically equalize hydrostatic flood forces.
(d)
Certification that the proposed elevation, structural design,
specifications and plans, and the methods of construction to be used
for structures in coastal high hazard areas (V Zones) and Coastal A Zones, are in accordance with accepted standards of practice and meet the requirements of § 14:3-49C.
(17)
For nonresidential structures that are proposed
with floodproofing, an operations and maintenance plan as specified in § 14:3-42B(3).
(18)
Such other material and information as may be requested by the
Floodplain Administrator and necessary to determine conformance with
these regulations.
(19)
For accessory structures that are less than
300 square feet in area (footprint) that are below the base
flood elevation, a declaration of land restriction
(nonconversion agreement) shall be signed prior to issuance
of the certificate of occupancy.
B.
New technical data.
(1)
The applicant may seek a Letter of Map Change by submitting new technical data to FEMA, such
as base maps, topography, and engineering analyses to support revision
of floodplain and floodway boundaries
and/or base flood elevations. Such submissions shall
be prepared in a format acceptable to FEMA, and any
fees shall be the sole responsibility of the applicant. A copy of
the submittal shall be attached to the application for a permit.
(2)
If the applicant submits new technical data to support any change
in floodplain and designated floodway boundaries and/or base flood elevations but has
not sought a Letter of Map Change from FEMA, the applicant shall submit such data to FEMA as
soon as practicable, but not later than six months after the date
such information becomes available. Such submissions shall be prepared
in a format acceptable to FEMA, and any fees shall
be the sole responsibility of the applicant.
The Floodplain Administrator shall:
A.
Review applications for development in special
flood hazard areas to determine the completeness of information
submitted. The applicant shall be notified of incompleteness or additional
information that is required to support the application.
B.
Notify applicants that permits from MDE and the
United States Army Corps of Engineers, and other state and federal
authorities may be required.
C.
Review all permit applications to assure that all necessary permits
have been received from the federal, state or local governmental agencies
from which prior approval is required. The applicant shall be responsible
for obtaining such permits, including permits issued by:
(1)
The United States Army Corps of Engineers under Section 10 of the
Rivers and Harbors Act and Section 404 of the Clean Water Act;
(2)
MDE pursuant to COMAR 26.23 (Nontidal Wetlands)
and Section 401 of the Clean Water Act;
(3)
MDE for construction on nontidal waters
of the state pursuant to COMAR 26.17.04; and
(4)
MDE pursuant to COMAR 26.24 (Tidal Wetlands).
The Floodplain Administrator shall make periodic inspections
of development permitted in special flood
hazard areas, at appropriate times throughout the period
of construction in order to monitor compliance. Such inspections may
include:
A.
Stake-out inspection, to determine location on the site relative
to the flood hazard area and designated floodway.
B.
Foundation inspection, upon placement of the lowest floor and prior to further vertical construction, to collect information
or certification of the elevation of the lowest floor.
C.
Inspection of enclosures below the lowest floor, including crawl/underfloor spaces, to determine compliance with
applicable provisions.
D.
Utility inspection, upon installation of specified equipment and
appliances, to determine appropriate location with respect to the base flood elevation.
E.
Final inspection prior to issuance of the certificate of occupancy.
Pursuant to the agreement to submit an elevation certificate submitted with the application as required in § 14:3-19A(9), the permittee shall have an elevation certificate prepared and submitted prior to final inspection and issuance of
a certificate of occupancy for elevated structures and manufactured homes, including new structures and manufactured homes, substantially improved structures and manufactured homes, and
additions to structures and manufactured
homes.
The County Commissioners of Queen Anne's County may, by
resolution, adopt and, from time to time amend, a schedule of fees
to be imposed for the various applications, inspections and permits
or other matters authorized by this chapter.