92-21
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RESOLUTION NO. 92-21
A RESOLUTION OF THE CITY OF CLEARWATER, FLORIDA,
APPROVING THE REPETITIVE LOSS PLAN REQUIRED BY THE
IICOMMUNITY RATING SYSTEMII PROGRAM OF THE FEDERAL
EMERGENCY MANAGEMENT AGENCY; PROVIDING AN. EFFECTIVE
DATE.
WHEREAS, the City of Clearwater has appl ied for participation in the
National Flood Insurance Program/Community Rating System offered by the Federal
Emergency Management Agency (IIFEMAII), which is a program designed to provide
flood insurance reduction incentives to encourage cities to implement programs
that reduce flood losses; and
WHEREAS, the Repetitive loss Plan is a requirement of the National Flood
Insurance Program/Community Rating System program to identify and plan for
implementation of methods for prevention and abatement of reoccurring floodwater
losses; and
WHEREAS, participation in the Community Rating System program is directly
supportive of the goals, objectives and policies of the City of Clearwater
Comprehensive Plan; now, therefore,
BE IT RESOLVED BY THE CITY COMMISSION OF THE CITY OF
CLEARWATER, FLORIDA:
Section 1. The Repetitive Loss Plan for the City of Clearwater, a copy of
which is attached -hereto as Exhibit A, i~ hereby approved.
Section 2. This resolution shall take effect immediately upon adoption.
PASSED AND ADOPTED this 4th
day of
June
, 1992.
Attest:
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Cy ia E. Goua~au
Cit Clerk
ita Garvey
Mayor-Commissioner
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NATIONAL FLOOD INSURANCE PROGRAM
COMMUNITY RATING SYSTEM
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REPETITIVE LOSS PLAN
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DECEMBER 11, 1991
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PREPARED FOR:
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CITY OF CLEARWATER
10 S. MISSOURI AVENUE
CLEARWATER, FL 34616
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PREPARED BY:
KING ENGINEERING ASSOCIArES, INC.
24945 U.S. 19 NORTH
CLEARWATER, FL 34623
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TABLE OF CONTENTS
SECfION. DESCRIPTIO.M PAGE
LIST OF EXHIBITS/ATTACHMENTS. iv
I. OVERVIEW 1
II. PROBLEM IDENTIFICATION 1
A. RECENT FLOOD HISTORY 1
-. B. SOURCE OF PROBLEM 5
1. COASTAL COMMUNITIES 5
2. STEVENSON CREEK 5
~'. 3. ALLIGATOR CREEK 5
; I 4. ISOLA TED BUILDINGS 5
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C. FLOOD DATA 5
ll.t' 1. COASTAL COMMUNITIES 5
~ '11 2. STEVENSON CREEK 6
3. ALLIGATOR CREEK 6
f ,,," 4. ISOLA TED BUILDINGS 6
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III. FLOOD HAZARD AREA INVENTORY 6
I.'" A. DAMAGE - PRONE BUILDINGS 6
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~"!11 1. COASTAL COMMUNITIES 6
2. STEVENSON CREEK 6
I . 3. ALLIGATOR CREEK 7
\..., 4. ISOLA TED BUILDINGS 7
B. DEVELOPMENT TRENDS 7
, .. COASTAL COMMUNITIES 7
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3. ALLIGATOR CREEK 7
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4. ISOLATED PROPERTIES 7
C. DEVELOPMENT CONSTRAINTS 9
1.' OWNERSHIP 9
2. CITY REGULATIONS 9
3. CITY POLICY 9
4. DEPARTMENT OF ENVIRONMENTAL
REGULATIONS (DER) 9
5. DEPARTMENT OF NATURAL RESOURCES
(DNR)/UNITED STATES ARMY CORPS
OF ENGINEERS (USACOE)
6. SOUTHWEST FLORIDA WATER
MANAGEMENT DISTRICT' (SWFWMD) 9
D. CRITICAL FACILITIES 10
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SECrION
DESCRIPTION
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E. COMMUNITIES NEEDS, GOAlS AND PLANS
1. DRAINAGE 10
2. COASTAL ZONE MANAGEMENT 11
IV. REVIEW OF POSSIBLE ACI1VITIES 11
A. WATERS.HED MANAGEMENT MASTER PLAN 11
B. INTER.AGENCY CONTACfS 11
,-, c. FLOOD CONTROL 12
1. STEVENSON CREEK 12
,""') 2. ALLIGATOR CREEK 12
3. NORTH RAILROAD AVENUE 12
.-. D. PUBUC AWARENESS 12
j "~i' E. PRESENTATION TO THE BOARD OF
ADJUSTMENT AND APPEAL 13
F. CREEK MAINTENANCE PlAN 13
l~ G. ACQUISITION OF FLOOD.DAMAGED
BUILDINGS 13
I;f H. RETROFITI'ING OF FLOOD. DAMAGED
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br, BUILDINGS 13
V. SELECfION OF APPROPRIATE ACTIVITIES 14
!~ \'17;. PUBLIC INPUT 16
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UST OF EXHIBITS/ A IT ACHMENTS
EXHIBIT
DESCRIPTION
REPETITIVE LOSS AREAS
REPETITIVE LOSS SITE ADDRESSES
FUTURE LAND USE PLAN
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3,4
EXHIBIT
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DESCRIPTION
POLICY MEMO, SUBSTANTIAL
IMPROVEMENT INTERPRET AnON
CREDIT POINT DOCUMENTATION.
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CITY OF CLEARWATER, FLORIDA
REPETITIVE LOSS PLAN
I. OVERVIEW
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The City of Clearwater, Florida, submitted a partial Repetitive Loss Plan application, in
accordance with. the 1990 special addendum, on December 14, 1990. During the year of
1991, the City has prepared this effective Repetitive Loss Plan. In addition, in order to
move forward with the development of solutions to flooding problems, the City has
completed a drainage study of Stevenson Creek, including design/permitting, (this basin
contains :t30% of the identified repetitive loss sites), started construction of the
improvements of Stevenson Creek, and prepared and adopted a stormwater utility program
to provide a funding source for the implementation of other solutions.
11. PROBLEM IDENTIFICA nON:
A. RECENT FLOOD HISTORY
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The City of Clearwater has had several floods since 1978 resulting in private property
damage. According to the National Flood Insurance Program (NFIP), Detail of
Repetitive Loses by Community for Claims on or after January 1, 1978 computer
printout, the City of Cleunvater (Community Number ~ 125096) has nineteen (19)
repetitive loss properties. By definition, a repetitive loss property is one for which two
or more NFIP losses of at least $1,000 each have been paid since 1978. The repetitive
loss properties are mainly concentrated in three (3) areas: Coastal Communities, and
areas adjacent to the streams within the Stevenson Creek and Alligator Creek drainage
basins. These three (3) areas have been designated by FEMA as being floodprone and
have been assigned flood elevations. Two isolated properties (properties outside of
designated floodprone areas) have also been identified as repetitive loss sites. These
properties are located at 402 N. Railroad Avenue and 1460 Byram Drive. The City~s
repetitive loss areas and properties are shown on Exhibit 1. The owners names and
addresses of the repetitive loss sites are shown on Exhibit 2.
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I 0 CITY OF CLEARWATER
INCORPORATED AREAS
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EXHIBIT 1
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REPETITIVE LOSS SITE ADDRESSES
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LOSS #
PROPERTY
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705 Bay Esplanade
Clearwater, FL 34630-1409
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1003 Bay Esplanade
Clearwater, FL 34630-1006
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1039 Bay Esplanade
Clearwater, FL 34630-1006
600 S. Betty Lane
Clearwater, FL 34616-6066
606 S. Betty Lane
Clearwater, FL 34616-6076
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1414 Barry Street
Clearwater, FL 34616-4302
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1418 Barry Street
Clearwater, FL 34616-4302
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1424 Barry Street
Clearwater, FL 33519-0000
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1460 Byram Drive
Clearwater, FL 33515
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430 Coronado Drive
Clearwater, FL 34630-2505
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730 Eldorado
Clearwater, FL 34630
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REPETITIVE LOSS SITE ADDRESSES
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816 Eldorado Avenue
Clearwater, FL 34630-1312
848 EJdorado Avenue
Clearwater. FL 34630
1370 Gulf Boulevard
Clearwater, FL 34630-2801
2950 Glen Oak Avenue
Clearwater, FL 33546-0000
11-1/2 Heilwood
Clearwater, FL 34630-0000
877 Lantana Avenue
Clearwater, FL 34630-1125
1370 Pinebrook Road
Clearwater, FL 34615.0000
402 N. Railroad Avenue
Clearwater, FL 33515.4143
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B. SOURCE OF PROBLEM
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1. Coastal Communities - The properties with Bayview Drive South, Bay Esplanade,
Coronado Drive, Eldorado Avenue, Heilwood, Gulf Boulevard, and Lantana
Avenue addresses arc in the Coastal flood areas. All of the flooding at these
properties occurred during tropical storms and/or heavy rains associated with
weather disturbances. ?~any of the structures were constructed prior to adoption
of the current FEMA pood control standards. Storm outfalls (catch basins, inlets,
etc.) below mean high tide, lower than desirable building elevations, and the
topography of the areas all were contributing factors to the repetitive losses,
caused generally by tidal flooding.
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2. Stevenson Creek - The properties with South Betty Lane, Barry Street and
Pinebrook Road addresses are within the Stevenson Creek drainage basin.
Tropical storms and other weather disturbances generated heavy rains which
overloaded that drainage basin. Repetitive losses at these addresses occurred
because of several factors: development concentrated along the creek banks;
restricted drainage channels; undersized storm drainage systems and related
appurtances; channel blockages during heavy rainfall events.
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3. Alligator Creek: 2950 Glen Oak Avenue is within the Friendly Village of Kapok,
a mobile home park located within the Alligator Creek drainage basin. The losses
have occurred because the park is built in a low area in the basin characterized
by downstream constrictions. Environmental and economic considerations have
hampered the ability to install the wide scope of drainage improvements needed
to resolve the flooding problem. Past improvements, completed" in 1983, have
served to lessen the severity of the flooding.
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4. Isolated Buildings.
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a. The structure at 402 North Railroad Avenue was constructed in a low area
that does not have adequate drainage outfalls. Their exists an abandoned
railroad track paralleling North Railroad Avenue. The railroad tracks were
constructed at a higher elevation than the roadway and currently acts as a
dike. Therefore, during heavy rains, the water collects at the property and
causes flood damage.
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b. The structure at 1460 Byram Drive was constructed with the finished floor
below the roadway elevation. Their is currently no mechanism in place to
transport the stormwater runoff away from the structure. No other major
deficiencies are known to exist in the storm drainage systems in this area
that would cause the flooding.
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c. FLOOD DATA
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1. Coastal Communities: FEMA has studied the Coastal Communities and has
assigned base flood elevations and identified velocity zones. These are shown on
Flood Insurance Rating Map Community Panel Numbers 125096.0003.D;
125096.0007.Dt and 125096.0014.D.
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2. Stevenson Creek: The City of CleaIWater contracted with an engineering
consultant in 1988 to prepare a drainage study for major portions of the Stevenson
Creek Drainage Basin. The intent of the study was to review, modify and refine
the previous drainage study of Stevenson Creek prepared by Pine]]as County in
1980.1981. The drainage study provides design of channel and structural
improvements to reduce flooding and damage within the watershed.
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3. Alligator Creek: Pinellas County has contracted with an engineering firm to
design of portions of the improvements proposed by HDR in the Pinellas County.
Storm drainage basin study dated 1981.
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The proposed improvements would lower computed flood levels along Channel
./A" upstream of U.S. Highway 19.
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Existing and proposed computed hydraulic grade Hnes are shown on plan/profile
{,~ sheets prepared for Pinellas County by HDR in 1979.
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4. Isolated buildings:
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a) A drainage study of the area adjacent to North Railroad Avenue in 1991 was
recently completed. The study called for a cross culvert located under the
railroad tracks across the road from the repetitive loss site.
b) There is no know drainage study encompassing the area adjacent to 1460
Byram Avenue.
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III. FLOOD HAZARD AREA INVENTORY
A. DAMAGE. PRONE BUILDINGS
1. Coastal Commttnities: The Coastal Communities are comprised of Island Estates,
Clearwater Beach and Sand Key Beach. According to the existing Land Use
Comprehensive Plan, the Coastal Communities currently have It 136 single family
houses, 4,982 multi-family units. All of the huildings arc either in velocity or base
flood zones. '
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2. Stevenson Creek: Stevenson Creek is approximately 4.2 miles long and transects
the western portions of the City. The creek has been studied and flood elevations
assigned. By overlaying the designed FEMA flood zone limits on City aerials, it
was estimated that 367 single family homes, 165 multi-family buildings, 171
commercial buildings and 48 City owned buildings are located within the
Stevenson Creek fioodprone areas.
3. Alligator Creek: Alligator Creek Channel "At1 is approximately four (4) miles long
and transects the eastern portion of the City. By overlaying the designated FEMA
flood zone limits on City aerials and researching water meter records, it was
estimated that 181 single family homes, 147 multi-family buildings, 12 commercial
buildings are located within the Alligator Creek floodprone areas.
4. Isolated Buildings: 402 North Railroad Avenue and 1460 Byram Drive are both
identified as repetitive loss properties. According to the FEMA maps, both
properties are located within J.lood Zone X. By definition, Flood Zone X are
areas determined to be outside the 500- Year Flood Plain.
B. DEVELOPMENT TRENDS
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The future land use plan for the City is presented as Exhibit 3. The repetitive areas
have been delineated on the Plan.
1. Coastal Communities: The Coastal Communities within the City are essentially
built-out. There remains only small isolated privately owned vacant lots sprinkled
throughout the comnll.mities. The City owns several benches and a park that will
remain public property. Therefore, new construction will be primarily limited to
replacing or reconstructing existing buildings. Redevelopment will be required to
meet the City's Zoning Ordinances and Building Coues.
2. Stevenson Creek - The nood zone areas adjacent to Stevenson Creek are
essentially built-out. There remains only small, privately owned parcels of land
adjacent to Stevenson Creek. The City of Cleanvater owns a golf course adjace~t
to the creek. The City has no plans to sell the golf course for private
development. Therefore, new construction will be primarily limited to replacing
or reconstructing existing buildings. Redevelopment will be required to meet the
City's Zoning Ordinances and lluilding Codes.
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3. Alligator Creek - The floodpronc areas adjacent to Alligator Creek are either
built-out or protected by environmental regulutiol1s. Therefore, new construction
will be primarily limited to replacing or reconstructing existing buildings.
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CLEARWATER
FUTt1B!: LAND USI PLAN
CITY COWYISS(ON, UIIlI
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LAND USE PLAN
CATEGORY
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EXHIBIT 3
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Redevelopment will be required to meet the City's Zoning Ordinances and
Building Codes~
4. Isolated Properties ~ These properties are built-out. Substantial improvements
to these buildings will require that the City's Zoning Ordinances and Building
Codes are met.
C. DEVELOPMENT CONSTRAINTS
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1. Ownership: The majority of the undeveloped areas located within the repetitive
loss areas are owned by the City. The City has no plans to sell these properties
which primarily consist of beaches and a golf course.
2. City Regulations: The City has adopted a flood plain ordinance that meets the
minimum NFIP rules. In "A" and "YU zones, new buildings must be elevated
above the base flood elevation. In the "VI zones, all new buildings mw,t be
elevated on pilings or peers so that waves do not batter the permanent building
walls ("break away" walls are permitted). The effectiveness of these standards
have been proven by the void of repetitive loss properties of the Sand Key area
of Clearwater constructed after the adoption of the flood plain ordinance.
City Policy: The City has a written policy regarding substantial improvement
interpretation which is distributed to all new property owners located within the
flood zone prone areas. The policy basically states that properties undergoing
substantial improvements will be required to meet. the City's Flood Plain
Ordinance. The City policy memo is presented as Attachment 1.
Department of Natural Resources (DNR) - The DNR has set a Coastal Control
Construction Line (CCCL) in the Coastal Communities. The intent of the CCCL
is to restrict construction that could adversely impact beach and dune systems and
marine life. Construction within the Coastal Control limits requires a permit from
the DNR Division of Beaches & Shores. The CCCL currently is located on the
Gulf of Mexico side of Gulf Boulevard.
5. Department of Environmental Regulation (DER)/United States Army Corps of
Engineers (USCOE) - The DER and USACOE both have regulations restricting
the uevelopment of environmentally sensitive areas. These regulations have
become more stringent in recent years and the patterns appears to remain
constant for the future.
6. Southwest Florida Water Management District (SWFWMD) - The SWFWMD
regulates stormwater management systems including the construction within 100
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year flood plains. SWF\VMD does not allow for development to have a net
encroachment within a 100 year flood plain unless it is shown that no adverse
impacts will occur.
D. CRITICAL FACILITIES
1. The City of Clearwater has a fire station and a police substation located on
Clearwater Beach. No other critical buildings including City Hall, hospitals,
nursing homes are located within the repetitive loss areas.
2. Clearwater Memorial Causeway and the Sand Key bridge are also considered as
critical facilities as they are on the designated evaluation routes for the Coastal
Communities.
E. COMMUNITY NEEDS, GOAlS AND PLANS
'.
In 1989, the City of Clearwater adopted a Comprehensive Plan that identifies needs,
goals, objectives and policies regarding elements such as Drainage and Coastal Zone
Management. These were coordinated with other elements of the Comprehensive Plan
to ensure the elimination of potential conflicts. The Comprehensive Plan was also
certified by the Department of Community Affairs for its consistency with Plans
presented by other municipalities. Goals and objectives of the Drainage and Coastal
Zone Management elements of the Plan fit in well with those of the NFIP. Some of
these goals and objectives are outlined below.
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1. Drainage -
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Objective 16.2 - The City of Clearwater shall have a stormwater management
plan which will identify and prioritize implementation of the most cost
effective programs for stormwater management, including stormwater
quantity and quality and addressing those projects induded in the Pinellas
County plan which are confirmed and found appropriate by this study, which
is to begin by 1990 and to begin implementation by 1992.
.
Objective 16.3 - Lower highwater profiles during storm events, as necessary,
to reduce house flooding occurrences and to lessen the resulting adverse
effects on public health, the natural environment, public and private property
and inconvenience; maintenance and improvements of existing drainage
facilities shall continue during the time of the stormwater management plan
preparation.
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. Objective 16.4 - Identify and begin implementation of the most cost effective
and efficient program to reduce the occurrence of house flooding as
prioritized and scheduled in the stormwater management plan by 1993.
· Objective 16.7 - Provide sound fiscal management of the stormwater
drainage systems to include management, maintenance, operation, and
construction in accordance with the stormwater management plan and
concurrent with its implementation, by 1992.
2. Coastal Zone Management -
· Objective 21.1 - Clearwater shall administer land development regulations
to protect public and private. property and human life from the effects of
hurricane winds and flooding.
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· Objective 21.3 - By 1994, the City and mobile home park owners shall
develop a plan for removal of mobile homes to areas outside the coastal
zone.
1) In addition, the Comprehensive Plan identified a need to establish a
dedicated funding source to provide revenue for flood control,
maintenance, retrofitting and treatment of stormwater. The
recommended mechanism was the implementation of a Stormwater
Utility Fee that would apply to all residential and business properties
within the City limits.
IV. REVIEW OF POSSIBLE AcnVITIES
A. WATERSHED MANAGEMENT MASTER PLAN
Prepare a Watershed Management Master Plan that addresses, among other things,
floodprone areas within the City limits and recommends alternatives to lessen or
eliminate flooding during certain rainfall events.
. The following items are all possible activities that can be used to help minimize flood
damage. Some items have already been implemented by the City of Clearwater and
are shown in order to develop a more complete list of options and alterations.
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B. INTER~AGENCY CONTACfS
The following agencies should be contacted to determine if they have any information,
ideas, studies or planned construction in the repetitive loss areas which could affect or
be coordinated with the communities plan.
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1. United States Corps of Engineers
2. Federal Emergency Management Agency
3. U.S. Department of Agriculture, Soil Conservation Service
4. Department of Natural Resources
5. Florida Department of Transportation
6. Southwest Florida Water Management District
7. Pinellas County Public Works Department
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C. FLOOD CONTROL
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1. Stevenson Creek: The City of Clearwater has recently completed a drainage study
for the Stevenson Creek Drainage Basin. The study identifies several construction
projects which will substantially reduce the flooding of the repetitive loss area.
The construction projects include upgrading of several bridges and culverts and..
the improvements of the creek channel. The Phase 1 improvements extend from
Betty Lane to Pierce Str~ and are projected for completion in 1992. Pin~llas
County currently has programmed the replacement of Betty Lane Bridge (Sta.
39 + 96) in the near future.
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2. Alligator Creek: Based upon the findings in the current drainage study, upgrade
the capacity of the creek by improving the drainage structures and channel.
3. North Railroad Avenue: Cross culverts under the existing railroad tracks; The
culv~rts will provide a conveyance system for the local drainage away from the
homes. These culverts will substantially reduce the localized flooding in this area.
D. PUBLIC AWARENESS
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1. The property owners within the repetitive loss areas shall be informed that they
own property in designated flood prone areas. This notification shall include the
following:
a) Information regarding the need for flood insurance and a contact person at
the City to assist them in obtaining flood insurance.
....
b} General information regarding flood proofing of homes.
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c) The current City policy regarding substantial improvements within
floodprone areas.
d) Information regarding construction options when remodelling or additions
to homes (i.e., constructing the addition at a higher elevation. This would
allow for the furniture from the existing living area to be moved to a dry
area in case of flooding).
2. A public meeting shall be held to answer questions regarding the above
mentioned notification.
E. PRESENTATION TO THE BOARD OF ADJUSTMENT AND APPEAL
The Board shall be informed of the construction options and latest floodproofing
techniques for buildings in the floodprone areas. This information could be utilized by
the Board to add conditions to variance requested for construction below established
flood elevations in floodprone areas.
F. CREEK MAINTENANCE PLAN
The available conveyance capacity of the creeks transecting the repetitive loss areas
must be fully utilized by eliminating the clogging of the creeks with silt. vegetation, and
debris. Crews should be assigned to maintain the creeks. However, a maintenance
plan should be prepared, first. The maintenance plan shall:
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1. Be consistent with regional, state and local regulations.
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2. Determine the manpower and equipment necessary to perform the maintenance
activities.
3. Address the frequency of the maintenance activities.
4. Estimate the funding needed to implement the plan.
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G. ACQUISITION OF FLOOD-DAMAGED BUILDINGS
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A significant number of homes and businesses located in the Coastal Communities
could be destroyed or substantially damaged following. a hurricane or other extreme
storm event. Where appropriate. properties could be identified which would be
obtained for parks. Funds should be in place to acquire such properties immediately
after the substantial flooding.
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H. RETROFIITING OF FLOOD.DAMAGED BUILDINGS
As previously discussed, there currently exist several innovative ways to retrofit a
structure such that all or part of the structure is protected from flooding. The City
could develop a fund for low interest loans to property owners who wish to retrofit their
structures within floodprone areus. To better market the idea, a "pilot project" home(s)
could be retrofitted using City funds. Notification to other property owners describing
the retrofit home would then be released through a publication in a newspaper having
a general circulation in the area of operation.
V. SELECI10N OF APPROPRIATE ACTIVlTIES
It is the City of Clearwater's intent to reduce flooding in the designated repetitive loss
areas. It is our sincere belief that implementation of the following activities will put the
City one step closer to reaching its goal.
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A. Prepare a Watershed Management Master Plan to identify alternative solutions to
current and potential flooding problems.
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Timetable: 1993
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B. Agency Coordination. Contact the agencies listed in Section UI.A to determine if they
have any information, ideas, studies or planned construction in the repetitive loss areas
which would reduce the flooding.
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Timetable: Mid.1992
C. Construction - Construct the improvements to Stevenson Creek. The Phase 1
construction is described below:
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CONSTRUCTION PHASE 1 . BErry LANE TO PIERCE STREET (STA. 39+96
TO ST A. 103 + 00) - Construction Phase 1 begins upstream of the Betty Lane bridge
and extends to Pierce Street bridge. The channel between the Betty Lane bridge and
the Palmetto Street bridge (Sta. 39 + 96 to Sta. 54 + 91) is influenced by the tidal action
of Clearwater Harbor and ultimately the Gulf of Mexico. Due to this tidal action and
reduction in velocity a large buildup of silt and debris has accumulated in the lower
channel area and will be removed. Because flooding in this area does not appear to
be severe, structural channel improvements are not necessary and are not
recommended. In addition, the excavation of the channel should enhance the
environmental characteristics and improve the hydraulic capacities.
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1. The Palme tto 5 tree t bridge (5 ta. 54 + 91) will be replaced with four 10ft. x 12 ft.
box culverts.
2. The channel through the Clearwater Country Club (Sta. 54+91 to 5ta. 86+ 86) will
be cleaned of any foreign debris and maintained in a natural state. Since flooding
in the golf course will not cause serious property damage. channelization is not
recommended. A sediment trap is to be placed upstream of the Palmetto Street
bridge. This trap will accumulate the silt and heavy pollutants carried by the
stream and provide a convenient and accessible area for removal, thus providing
beneficial environmental enhancements with reduced maintenance efforts.
3. The constrictions in the channel at the Southern Coast Line Railroad bridge (5ta.
70+36) wi)] be removed and the banks under the bridge stabilized with a Type-3
natural channel. This action will reduce the headloss through the structure and
reduce the flooding and damage to areas located upstream of the bridge.
4. The channel under and below the Drew Street bridge (Sta. 86 + 86) will be
channelized with a slope protection on the bottom and side slopes. This will
protect the structure and channel from erosion due to the high velocities expected
during the passage of storm events.
5. The channel (Section 1, Sta. 86 + 86 to Sta. 96 + 76) between Drew Street and
Cleveland Street meanders through a mostly commercial office and multi-family
residential area which has built adjacent to the bank of Stevenson Creek. The
City currently has very little rights-of-way in this section and since land value in
this area is expected to be costly the channel size here must be kept small. These
considerations necessitate the use of a Type 1 Channel.
6. The box culverts currently located at Cleveland Street (5ta. 96+ 76) (two 7 ft. x
9 ft.) are not of capacity to convey the design storm and will be replaced with four
9 ft. x 11 ft. box culverts or three additional 8 ft. x 11 ft. box culvert.
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7. A 20 foot-wide concrete-sheet-pile channel with a natural bottom exists between
Cleveland Street and Pierce Street (Section lIt Sta. 96 + 96 to Sta. 103 + 00). By
hard lin~~g the bottom of this channel no further improvements in this area should,
be necessary to convey the design storm.
Timetable: by latc-1992
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D. Notification - Notify the property owners within the repetitive loss areas as identified
in Section UI.A.I. as described in Section IV.D.l.
Timetable: by mid-1992
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E. Public information service.
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Timetable: by late-1992
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F. Board of Adjustment and Appeal - Hold a special meeting with the Board of
Adjustment and Appeal members to discuss the latest floodproofingt construction
options and retrofitting techniques.
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Timetable: by mid- 1992
G. Creek Maintenance - Develop a creek maintenance pJan as described in Section ill.E.
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Timetable: By late- 1992
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H. Acquisition Plan - Develop a plan identifying the properties in the floodprone areas
that the City would be interested in obtaining.
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Timetable: By late-1993
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1. Acquisition Fund - Develop a fund to purchase flood damage properties which interest
the City.
Timetable: By late-1993
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J. Retrofit - Retrofit a property within the floodprone areas.
Timetable: 1993
K. Loan Plan - Develop a plan for low interest loan to be used to retrofit properties within
floodprone areas. .
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Timetable: 1993
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L. Loan Fund - Develop a fund for low interest loans to qualified property owners within
the floodprone areas. that meet the criteria outlined in the Loan Plan mentioned above,
to retrofit their buildings.
Timetable: 1993
VI. PUBLIC INPUT
This draft plan will be presented to the City Commission during an open public meeting
during 1992. The residents in the repetitive loss zones will be invited to attend the
meeting. Additional meetings will be held as needed to approve the plan.
(G:\57\CITYCLW)
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ATIACHMENTl
'~ POLICY MEMO
SUBSTANTIAL IMPROVEMENT INTERPRET A TION
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Crn' OF CLEARWATER
BUILDING INSPEcrIONS DMSION
OF PLANNING AND DEVELOPMENT
POLICY MEMO
EFFECfrvE MARCH S. 1990
[REVlSEO SEFl"Et.4BER 21,lgull
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Substantial Improvement Intemretntlon
SUBSTANTIAL IMPROVEMENT means:
1. With respect to any property located in an area of special flood hazard, any reconstrUction. rehabilitation. addition,
or other improvement. of a structure during a one (1) YeM period. the cost of which equals or, exceeds fIfty (50)
percent of the market value of the structure before the start of construction of the improvement.
Z) For the purposes of this defIniLion. construction is considered to bave started when the first alteration of anv walJ.
ceiling. floor, or other Slructural part of the building commences, whether or nol that alteration affects the eXternal
dimensions of the structure:.
3) The term includes structures which bave incurred substantial datnage, regardless of the actual repair work performed.
4)(a) The term does not, however, include any project for improvement of a structure to correct existing violations oC
bealth, sanitary, or safety code specifications which have been identified by the building official, and which are the
minimum necessary to assure safe living conditions.
(b) The,term does not include,any alterations of a structure listed on the National Register of Historic Places or the
. . .. ,State.Inventory of Hisr,onc Places; provided that the alteration will not preclude the structures continued designation
~ __:,' ~_.; '.~as.;i:hist?p.~.strucrure. OIl such Nation:ll Regist~r or State Inventory.
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, _ SUBSTANTIAL DAMAGE means, damage of any origin sustained by a structure where by the cost of restoring the structure
to itS before damaged condition would equal or exceed ftfty (50) percent of the market value of the structure before the
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MARKET'VALUE is; the'value of the structure only (does not include land or site improvements), as determined by the
PineUas County Tax Appraiser if a MAl appraisal is not submitted.
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The following arc definitions and interpretations of what is considered substantial improvement and what casts shall and shall
not be included for pre-FIRM structures, tbose built before September 1972.
1) Additions are any increase in area or volume to a structure. When the cost for an addition exceeds 50% of the
e:cisting structure's market value, tbe project is considered substantially improved and subject to post-FIRM
requirements. However, if the addition complies \\lith the Flood Protection code and is independent, the existing
structure can stay as is.
2)
Reconscruct.lon is the rebuilding of a structure which was damaged by any c.:luse, i.e., flTc, wind, flood, decny, termite,
etc. If tbe cost of the reconstruction ex~eds 50% of the existing structure's market value before the damage, then
the reconstruction is considered substantially improved and subject to Pose-FIRM requiremeots. The cose of all
damages suffered must be included. Thus, a building which sustains damnges exceeding 50% of its market value will
be subject to tbe substantial improvement rule, even if only pnrt of the repair is done in an attempt to reduce [be
cost below the 50% threshold.
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3)
Rehabilitation (remodeling) means improvements made to a structure, which do not result in an increase of area
or volume. If tbe cost of rehabilitation exceeds 50% of the structure's market value, tben the rehabilitation is
considered substantially improved and subject to the POST.FIRM requirements.
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4)
Combination of the above cases shall be treated as one. Ex:unple, an addition and n remodeling of an adjacent room
arc simultaneously done. The cost of each is added together and treated as one toward the 50% rule.
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5)
Repair work is tbat whicb is related to maintcnallC(! type work andlor work done to meet m..inimum bousing code
and liCe safety requireme.ol5. This would include items such as replacing roofs, minor termite dnmage, bad electrical
systems, deteriorated plumbing, a cba.oge out of beating or cooling systems, etc. These items, when not done as part
of an addition, reconstruction, or rehabilitation will Dot count toward substantial improvement. They will t!Oun! if parl
of substantial improvement or substantial damage. .~ ....
6)
Fr-ecstnndinc structure is a building adjacent, but not connected to the m3.in structure. There arc two typcs of
rrecstancU.ng structures, accessory and all others. Detached structures which comply with 7B arc considered accessory
structures and do not necessarily have to be elevated. All other detached structures 3re subject to the post-FIRM
construction requiremenLS.
7)
Adding 11 second story to a pre-FIRM structure.
A) A second story addition is interpreted as a rebabilitation and addition since it normally involves removing
the roof andlor an exterior wall. Therefore, tbe cost of constructing tbe second floor, including removal of
the roof, is included in determining substantial improvement.
B) Aoodproofmg the portion below the BFE. rarner tha.o elevating the structure is not an allowable option to
attain complianc::.
8)
TIleI"e are generally two types of garages: Detached (!arages, which are not conncc(C:d to the existing structure and
llI'e constructed in a way that they are considered an accessory structure; Attached gara~es. wbich are CQlU1CClCd to
tbe existing,structure and for floodplain management purposes arc treated as enclosures below the BFE.
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A)
Attached garages. A garage attached to the main structure is exempt from the elevation requirement, if it
is used solely for parking, building access, or storage. and. meets ' the following:
1) No machinery or equipment such as furnaces, air conditioners, beat pumps, hot water heaters,
washers, dryers. elevator lift. equipment, electrical junctions, circuit breaker boxes, and food
refrigeration units, ete; arc 10C3led below the BFE; and
2) All interior wall, floor and ceilicg materials located below the BFE arc unfmisbcd and resistant to
flood damage; and
3) Tbe walls of any enclosed area below the BFE are constructed}ll .a manner as to prevent flotation,
collapse, and lateral movement and provide openings allowing flood waters in the area below the
BFE.
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". Even if an addition, rehabilitation, or reconstruction to an attached garage complies witb the above mentioned conditions and
.. - is consistent in design and use with the existing garage (whicb also met tbese conditions), the cost of construction must still
be counted toward tbe improvement for the entire. structure.
B) Det.::Jcbed Garages and Other Accessory Structures. A garage detacbed from an existing structure is exempt
from tbe elevation requirement, if it constitutes a minimal investment aDd meets the. following conditions:
1) Use of the garage is restricted to parking and limited storage. .
2) The garage is built using unfLO..ished and fP,='od resistant materials.
3) Tbe garage is adequately anchored to prevent flotation., collapse, or lnteral movement and provide
openings allowing Oood waters in tbe area below the BFE.
4) Mecbanical. utility, or electrical equipment in the garage is elevated to or above the BFE or .
floodproofed.
5) The garage complies with noodway encroachment provisions.
For determining substantial improvement, accessory structures are treated separately from the main structure. Therefore, cb
cost of an addition to a detacbed garage is compared only to the market value of tbat detacbed garage. If an additio
reconstruction, or rehabilitation 10 a detached garage meets the above mentioned conditions, then tbe addition can b
considered in compliance witb tbe flood codes.
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9) The following is how substantial improvement'is determined:
A)
B)
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The cost of improvements of properties localed in special flood hazard areas shall be over a one year time
period. The plan reviewer shall review rues (0 locate any permits issued within one year o(the current
application and add those cost of improvements on lO the current application when considcring~hostantia1
improvement. . .
Cost of construction shall include values of labor and material for the following:
1)
2)
3)
4)
5)
6)
7)
8)
9)
to)
11)
Foundations; footers, slabs, piers. piles. etc.
Masonry; brickt block
Carpentry; rough a1Id fwish, doors, windows
Roofmg; sheathing, framing members, roof membrane and covering; (tile, shingle. elc,)
Interior/exterior components of: walls and ceilings (wall board, insulation, framing members, etc.),
soCfilS. noors (subnoor, framing insulation. elc.). other
Electrical (new wiring. service change/upgrade. etc.)
Mechanical (service cb.ange"new systems. ducts. etc.)
Plumbing (new fixtures. new piping, water softeners. water heaters. etc.)
Cabinetry or cabinets
Wall & floor coverings. if we issue permit (or rehabilitation. reconstruction or addition involving this
type of work.
Trash & debris removal related to the addidon. reconstruction or rehabilitation.
Cost for the following shall not be. included:
1) Landscaping and paving
2) Swimming pools and related decks which arc separate from the main structure.
3) Marine structures; sea walls. docks, tie poles, etc.
4) Professional fees (ie. Architects. Engineers. surveyors)
5) Appliances; refrigerator. r.ange. dishwasher. clothes washer/dryer which:ll"c Dot built-in (note: these
items cannot be placed below BFE on Post-FiRM buildings)
6) Demolition, land clearingt and debris removal (if taking away and Dot replacing).
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All the costs for B and C shall be provided to the building official on all pre-FIRM projects and broken down into a form
similar to the list above.
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. 10)
Constroctlon costs for additions, reconstruction, and rebabilitation shall be provided by the applicant by one of the
following methods:
A)
B)
C)
D)
E)
Estimate from ArchitcctlEngincer and contractor of record.
Cost bids from two contractors.
Cost estimate from MAl appraiser and contractor of record.
Copy of tbe coo tract between coo tractor and owner.
Cost estimates from owner and at least one of the foUowing: Architect of record,
cODtractort or MAl appraiser.
The plan reviewer shall use the average of tbe estimates to determine the cost of construction. 9ne of the bids should be from
the cootractor of record. Tbe plan reviewer may also use tbe average cost per square foot of the most recent figures provided
by the Southern Building Code Congress as a check of the cost estimates submitted.
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(""'frY OF CLEARWATER - BUILDING INSPECTION
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CONSTRUcrION COST. FLOOD ZONES A and V
r Project Address:
Yetlr Huitt:
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f.?I Type of construction: Residential _ : Non.residential _
l,:' Addition _: Renovation _: Reconstruction _ ;
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Repair _
All items which contribute to tbe market value of the structure, including labor and material shall be indicted in the construction
fc.:l cost. The following is a guide only as to wbat to include: When an improvement is being made to comply with health, sanitary,
l " safety codes or for routine maintenance to assure safe living conditions, tbe applicant may request a pre.inspection. The cost to
repair those violations will Dot be counted toward substantial improvement. Chapter 146 City Code.
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Other
Carpentry
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Finish
Other
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Block .. .. .. . .. .. .. .. ... .. .. .. .. .. .. .. ,.. .. .. .. .. .. .. . . .. .. .. .. .. . . .. .. .. .. .. . .. .. .. .. . .. . ill .. .. .. . .. .. .. .. .. .. ... ... ,.. .. .. .. .. ... .. .. .. .... S
S
$
Brick .. .. ,. .. .. .. .. .. .. .. .. . .. .. .. .. .. .. .. .. .. . .. .. . .. .. ill ... .. .. ill .. . ... .. .. Ii .. .. . .. .. . .. .. .. .. .. . .. .. .. .. .. .. .. .. .. .. .. . .. ~ ~ ~ . . ..
t....................................,.........".,... '0'.......'... t......,..., 0" 0....... S
$
S
S
Roofmg
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~ . ..Doors" Windows .. . . .. . , .. .. .. .. .. . .. . . . ... . .. . . .. .. . . .. .. .. .. . .. . . .. It . . .. . .. . .. .. ... .. .. .. . .. . . . t .. , .. . . . .. .. 01 . 01 01 .. 01
01. ........ .. ... .. ...01..... .. ....... .. .. .... .. .... .,.. 01 . .. It. 01. ...
.. .Shcathing . . . .. . . I- .. .. .. .. . . .. .. . .. . .. .. , .. .. . . .. . .. . .. . .. to . .. . .. . . 01 .. . .. . .. . .. .. .. .. .. , .. .. .. , .. .. . . . .. . .. ... S
Framing Members ............................ 01 .. ., to . .. . . . . .. . .. . . . .. . . . . . ., to ., ., . ., . ., .. . . . .. . .. . . . .. S
Roof Covering (Tile, Shingle, etc.) .............,...............................,. S
1..."", Other .. .. .. . . . .. . .. . .. . .. .. .. .. .. . . . . . . .. . .. . . .. : . : .. . .. , . .. . .. .. 01 .. . .. ... S
Interior/Extcrior, Components of
· Walls(wallboard, insulation, framing members, wall coverings, painting, etc) . . . . . . . . . . . . . . . .. S
...... ,Ceilings(waUboard, insulation, framing members, painting, etc) .................,........ $
S
$
S
S
S
s
S
$
$
...,,..
't .. Soffits.. ., .:: . . . . .... .. . . .. . .. : . .. . . .. 01 .. .. . .. . .. 01 .. . .. . .. .. . .. .. . . .. .. .. .. . . . . . .. . It ... .. . . .. . .. .. . . .. .. .. . . .
Floors (sub.noor, fmished noor, framing members, floor coverings, etc) . . . . . . , . . . . . . . . . . . . .
Cabin.etry .. .. .. 01 .. . .. .. ., 'It .. ., to . .. II- 01 .. 01 . ., 'It iii ., 01 .. . . . . 01 ., .. . .. . 01 . t . .. . ~ . . iii 01 . . iii .. ., . .. .. . .. .. .. .. , . . .. .. ..
Other . .. . .. .. .. .. 01 .. . .. .. .. . . .. iii .. iii iii 01 . 01 .. .. . .. .. .. iii .. .. .. .. .. to . -It . . .. . , .. . 0 .
,~lectrical (new wiring, service change, other ) . . . . . . . . . . . . . . . . . . . . . . , . . .
v1ech:mical (service change, new systems, ducts, other ) .......................
-.?lumbing (new fIXtures, new piping, other ) .....................,...
Trusb & Debris removal t . . . . ., to . ., .. .. ., -It . ., .. .. . . 01 .. . . . . II 01 . . .. . . . . .. . . .. . . .. .. .. .. .. . . .. . , . . .. .. .. . . .. .. . +
, )tber
iii 01 . ...... . . .... ........ ....... . . ..... .... ...... ....... . 0 ....... . . . ... . . . ..... .. .. 01 ...... + .... . . .. . ... .. .....
TOTAL CONSTRUCTION COST. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. S
~ppllcant's signature:
(Print Name):
;
\/;~
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Date:
Value of existing structure: County Appraisal_; Independent _ . . . . . . . . . . . . . . . .. $
Construction Cost: ............. . . . . . . , . . . . . . . . . . . . . , . , . . . . . . . . . . . , . . . . . . . . . .. S
Cost of previous work: 1 year _ .............................................. $
TOTAL COST: ........... . 'c . . . . . , . . . . . . . . . . . . . . . . . . . . . . . .. $
Percentage of improvement: ...............................,........,........,..
BUILDING OFFIClAVS REVIEW:
DATE:
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