Roanoke Times
                 Copyright (c) 1995, Landmark Communications, Inc.

DATE: THURSDAY, September 2, 1993                   TAG: 9309020249
SECTION: VIRGINIA                    PAGE: C-3   EDITION: METRO 
SOURCE: JOEL TURNER STAFF WRITER
DATELINE:                                 LENGTH: Medium

FLOOD RULE COULD LIMIT HOME REPAIR

A proposed rule being considered by City Council state that if damage equals or exceeds 50 percent of a home's market value, the owner won't be allowed to renovate unless the structure is made flood-proof or its foundation is raised above the 100-year flood level.

The rule is designed to prevent the rebuilding of buildings that are likely to be flooded again.

John Peters, an engineer who oversees the city's flood-reduction projects, said Wednesday the Federal Emergency Management Agency has mandated the 50-percent rule for the city to remain eligible for federal flood insurance.

Under current regulations, houses or other buildings which suffer "substantial damage" must be flood-proofed or raised above the 100-year flood level.

Flood-proofing involves such construction measures as installing special coverings.

The 100-year flood level refers to the highest water level that would be expected to occur in a century.

Peters said FEMA has required the 50-percent rule so there will be no question about which structures must comply with the regulations. It applies to commercial and industrial buildings, in addition to houses.

There is one exception to the rule: historic buildings. Peters said historic structures are exempted because their features might be changed if they were flood-proofed or raised.

The definition of historic structures has been reviewed to include only those on the National Register of Historic Places, Virginia Landmarks Register or the city Architectural Review Board's list, Peters said.

Peters said FEMA also has mandated that the city can permit only structures or land uses in the floodplain that cause no increase in flood height or velocity.

The city Planning Commission approved the new rule Wednesday. It is expected to be approved by City Council this month.

Also Wednesday, the commission approved a site-development plan for Roanoke Electric Steel Co. to expand its outdoor storage area.

John Marlles, chief of community planning for the city, said the planning staff has concerns about dust, light, noise and other problems that the expansion could cause. But he said the staff expects the company to try to minimize the potential problems.

Marlles said the proposed use is compatible with the existing manufacturing operation and that the site is being developed in a way to lessen the negative impact on the neighborhood.