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Board grants carport variance after applicant cites FEMA mapping change
Summary
A property owner said recent FEMA mapping placed his lot in a floodplain; the board granted variances and floodplain exceptions, with staff explaining required flood openings and elevation rules for accessory structures.
David Siegel told the Preble County Board of Zoning Appeals that FEMA remapped his property into a floodplain about three to four years ago, which created new elevation requirements for structures. Siegel requested a variance for a 30'x40' enclosed carport to be located with a 5-foot side setback and asked to avoid the county’s 2-foot flood protection elevation for accessory structures by relying on FEMA guidance for accessory buildings. Staff explained that the building would need flood openings near grade and that Preble County’s rules are more stringent, but a variance could allow a lower elevation for this accessory structure. The board approved the variance under the applicable 1404.01 criteria.
Brad Kramer said the updated FEMA map changed the site from "no problem to problem" and described flood openings as a means to equalize pressure during flooding so the building does not suffer structural damage; Siegel emphasized he was replacing a larger existing structure with a smaller one and could not practically elevate the building 2 feet. The approval recorded the required findings and conditions for flood openings and anchoring per local floodplain regulations and FEMA policy references.
Why it matters: Changing FEMA maps can suddenly trigger elevation and construction requirements that affect owners’ ability to replace preexisting accessory structures; the board’s variance preserves practical reuse in place while noting safety measures.
