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Interior Design is the finish to a space that completes the unique story of our client’s home. It helps to create balance and focus within each space while complimenting the home as a whole—all with beautiful but practical style. We believe in helping our clients live well in the spaces we create together with them by providing high functionality and beautiful form. Whether you are looking for a design consultation or would like to utilize our comprehensive interior design service, our award-winning Interior Design team is the perfect partner to help you transform your vision into a stylish, livable reality.

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What To Know When Building In A Floodplain

If your home or property happens to be in a floodplain there are a number of restrictions and factors that will ultimately determine what you will be able to build on your property, what it looks like and how it is constructed.  When undertaking a home design project of any scale within a floodplain it is crucial to be working with a design professional that understands those restrictions and limitations and is able to guide you through them to a successful design.  Protecting the value of your investment while also creating a home that is both beautiful and that meets all of your needs can be challenging, but it begins with an understanding of the restrictions that come with building in a floodplain.

In the United States, flood insurance is issued through a national program under the auspices of the Federal Emergency Management Agency (FEMA).  FEMA is responsible for collecting the data and publishing the flood maps that determine the extent and risk levels of the floodplains.  FEMA also defines by law the minimum standard for compliance for structures located within a floodplain.  However, counties and municipalities have the ability to require standards for compliance in excess of the minimum standard established by FEMA.  The compliance standard generally has two components, the height of the lowest habitable level and the type of construction materials permitted within the area of flood hazard. 

The most common terms that you are likely to hear in relation to flood zones are “one hundred year”, “five hundred year” and “BFE”.  Let’s take a moment to define what those mean.  The “one hundred year” floodplain is that area that is determined to have a 1% chance of flooding in any given year.  Likewise the “five hundred year” flood plain is defined as having a .2% chance of flooding in any given year.  Catastrophic flood events can and have occurred in close succession to one another, these definitions only speak to the probability of a flood event occurring within a given year.  The BFE is the base flood elevation.  This is a vertical elevation measured above sea level that defines the anticipated water level on your property for a one hundred year flood event. The lowest habitable level of your home will be determined by the distance that it is required to be above the BFE which is subject to variation based upon the jurisdiction that your property is in.

Regardless of the jurisdiction, if your home or property is located within a floodplain, proper planning cannot begin until you have obtained a survey with topography and an elevation certificate prepared by a licensed surveyor that defines the BFE and the existing natural grade on the property.  The one factor that most contributes to the ultimate shape and configuration of your home is the vertical distance between natural grade and the lowest allowable habitable floor level.  Once equipped with this information, an experienced architect or design professional can lead you through the requirements of your specific site and present you with architectural options for meeting the compliance standards.

Building or remodeling a home within the floodplain can be a challenging undertaking.  In addition to the minimum compliance standards established by FEMA and your local government, there are always additional requirements and restrictions from building codes and home owners associations that will further shape and effect the potential design solutions.   Navigating these restrictions can be complicated, but with the assistance and leadership of an architect with extensive experience, you will be able to understand all of the requirements that will shape the design of your home.