Replacement House

[jrdavis]

I plan to replace my current house ( South of Waldron IN, 1100 sqft built I believe in the 60's located on a 3/4 acre lot bordering Conns Creek ). I feel this would be more cost effective then repairing/remodeling since the house has many problems, not the least being foundation heaving. The lot is flat near the creek and slopes upward toward the back. I envision a walk (drive) out basement with a single floor ( possibly log ) above.

At this stage my main concern is the applicable local ( Shelby County, IN ) building code requirements pertaining to setbacks, septic, lot size etc. for such a project

[Wgoodrich]

Be very careful doing what you are thinking. Do NOTHING until you talk to the County Plan Commission Director. Back when your house was built we did things by the seat of the pants with little rules involved. That is why we have a history of so many problems as you speak of.

Please understand I am the building official not the plan commission director. I can not speak for him officially. However I can tell you some of the concerns today and some that may be able to work in your favor. Go to 1600 E St Rd 44 and ask for Mark [Plan Commission Director]. He will tell you what you can't do. Often times it is up to you to know what you can do.

Rules involved to my understanding would be more concern of flood plan set by the FEMA maps. If your existing house is in the flood plane then it may remain as existing. YOu may even be able to increase the size of your home or remodel the existing home or both as long as the increased foot print does not exceed 50% of the appraised value of your home.

After reading the above you should have picked up that if you had removed that house back to earth no building it would have been a good chance you would never be approved to have replaced it. Lack of knowledge of the flood plain rules is not an excuse. I just didn't know !! That would not be much help. You did the absolute right choice asking first before you did anything.

A total replacement will most likely depend on if you are in a flood plain or not. Mark has the FEMA maps and will tell you if you are in or out of the flood plain. Flood plain lays in four different levels of flood designation.

The river pathway itself is the floodway.
The area beyond the floodway yet is predicted to flood within the next 100 years it called a 100 year flood way fringe "A" designation.
The area beyond the flood way fringe A designation that is predicted to flood within 500 years is called the 500 year flood way fringe "B" designation.
The area beyond the 500 year predicted flood elevation is called a non rated area or not in the flood plain. This area beyond the 500 year flood elevation is called a "C" designation. No concern of flooding.

Each level of flood plain has its own rules that apply.

Flood way out of the question for building
100 year flood elevation depends on currented or noncurrented flood flow charicteristics. There are different rules but main rule is any finished floor including the garage is required to be 2 feet above the datum plain. [aka normal flood elevation]

500 year flood elevation is pretty well unlimited in what you build with little concern.

No concern in the nonfloodway area found beyond the 500 year flood elevation designated by the FEMA maps [Flood Emergency Management {army Corp of engineer} type mapping records.

Talk to Mark and see what he calls for. While you are in his office my office is right next to his. Ask for my business card. You may call me weekends or nights to talk of more options or ideas once you find what Mark can allow.

In meantime Keep that house existing.

Good Luck

Wg

[rabadger]

Have you started building the replacement house yet?