Posted by David Krulac on April 27, 2006 at 06:33:29:
building in the flood plains is difficult and in some areas impossible. FEMA regulations allow you to build in the flood plain but require that you build above the flood level. some local juridictions have taken it further with more stringent requlations all the way up to not allowing any building in the flood zone.
Also there are different flood terminalogy:
100 year flood zone
500 year flood zone
You need to know the definaitions of these terms. FEMA publishes flood maps for the entire country. The local government or the county government should have these. Go look at them as it pertains to this property.
In addition there are areas where the FEMA maps don’t cover, typically small streams. The FEMA standard here is that the flood zone is 50 feet on each side of the stream. This may or may not be accurate depending on the terrain. If the bank of the stream is a cliff it might be less than 50 feet and if very flat might be greater than 50 feet.
Other things that you don’t mention which can impact the ability to subdivide include:
Streams & Wetlands crossing (require Federal permit)
Suitabilty for septic systems or availablility of public sewer and water.
Utilities to site
Significant historic site
Minimum lot sizes & minimum frontage
Costs of building a road
Costs of other infracstucture
etc. etc. etc.