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Building Department

Contact the Building Department   Phone: 989-837-3383  Email: jwegner@midland-mi.org

Issuing Building Permits for Construction within 100-Year Floodplain

The purpose of the Building Permit Issuance Procedure for construction within a 100-year floodplain is to assist and assure that construction guidelines and requirements within regulated special flood hazard areas of the city of Midland are addressed and accomplished.  This procedure is in addition to the Standard Building Permit Issuance procedure.

WHO

ACTION

Applicant

Makes application for a building permit.

Building inspector

Reviews the FIRM or other floodplain information (not all floodplains are mapped by FEMA floodplain maps, but all rivers and streams have floodplains) and determines if the parcel might be within the 100-year floodplain.  If the parcel is not in the regulated areas, the standard Building Permit Issuance procedure should be used.  If the parcel is near or within the regulated floodplain boundaries, the applicant will be notified and the inspector will proceed with the following procedures for permit issuance within the 100-year floodplain.

Applicant

When notified by the building inspector that the parcel is within or near the regulated areas, the applicant must submit a site plan showing:
  • property lines
  • proposed construction
  • existing ground elevations
  • 100-year flood elevation

This plan must be prepared by, and bear the original signature and seal of, a land surveyor, engineer, or architect authorized by law to certify elevation information.

Building Inspector

If the submitted plan details that the parcel is not within the regulated areas by virtue of elevation, Standard Building Permit Issuance procedures should be followed.

Note: If the community is in the NFIP, the applicant should be advised to obtain a LOMA if the property is shown as in the floodplain but actual survey elevations show it to be above or out of the floodplain.

If the plan details that the parcel is within a regulated area, the applicant should be notified and the inspector proceed as follows:

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Applicant

When notified by the building inspector that the parcel is within a riverine floodplain area, the applicant should proceed as follows:
  • obtain a permit from the MDNRE to build in the riverine floodplain
  • have a registered professional establish an on-site benchmark
  • stake the property lines and the boundaries of the proposed structure
  • give the building inspector 24-hour notice that the site is ready for inspection

Building Inspector

Visit the site and determine whether the structure is located according to the submitted plan and if the benchmark has been set.
  • If everything is in compliance, the inspector would revert to the Standard Building Permit Issuance procedure. The required elevation of the lowest floor, including basement, should be noted on the permit.

Applicant

Upon placement of the lowest floor, including basement, and prior to further vertical construction, a certificate of as-built elevation from a registered design professional (2006 Michigan Residential Code, R109.1.3 "Floodplain inspections.") must be submitted.

Give the Building Department 24-hour notice that the project is ready for final inspections.

Building Inspector

If the building meets the elevation requirements and other code provisions, a Certificate of Occupancy would be issued to the applicant.

All related certificates and documents would be placed in the building's permanent file.