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ORDINANCE O. 4912-90
AN ORDINANCE OF THE CITY OF CLEARWATER, FLORIDA,
RELATING TO FLOOD PROTECTION; AMENDING SECTIONS 146.004,
146.007, 146.008 AND 146.10, CODE OF ORDINANCES, TO ADD
_ NEW DEFINITIONS; TO REVISE THE APPRAISAL, COST
+ INFORMATION, AND ELEVATION CERTIFICATE REQUIREMENTS FOR
DEVELOPMENT PERMITS; TO REQUIRE STRUCTURAL STABILITY
COMPLIANCE CERTIFICATES; TO ALLOW REQUIRED LIGHTING AND
LIGHTING CONTROL CONNECTIONS BELOW THE BASE FLOOD
ELEVATION IN CERTAIN CIRCUMSTANCES; AND TO CLARIFY
CERTAIN OTHER PROVISIONS; PROVIDING AN EFFECTIVE DATE.
BE IT ORDAINED BY THE CITY COMMISSION OF THE CITY OF
• CLEARWATER, FLORIDA:
.
ei
° Section 1. Sections 146.004, 146.007, 146.008 and 146.10, Code of
•, r
Ordinances, are amended to read:
Section 146,004. Definitions.
,• .,: As used in this chapter:
- 'Addition (to an existing building)" means any walled and roofed expansion
to the perimeter of a building in which the addition is connected by a common
'.,';4L - load-bearing wall other than a fire wall. Any walled and roofed addition which
is connected by a fire wall or is separated by independent perimeter load-bearing
walls is new construction.
"Appeal" means a request for a review' of the building official's
interpretation of any provision of this chapter or a request for a variance.
"Area of shallow flooding" means a designated AO or VO zone on the flood
insurance rate map (FIRM) with base flood depths from one to three (3) feet where
a clearly defined channel does not exist, where the path of flooding is
unpredictable and indeterminate, and where velocity flow may be evident.
"Area of special flood hazard" is the land in the flood plain within the
city subject to a one per cent or greater chance of flooding in any given year.
The area may be designated on the FHBM as zone A. After detailed ratemaking has
been completed in preparation for publication of the FIRM, zone A is usually
refined into zones, A, A0, Al-99, VO and V1-30.
"Base flood" means the flood having a one per cent chance of being equaled
or exceeded in any given year.
"Base flood elevation" or "BFE" means the elevation above mean sea level,
as shown on the FIRM and FHBM.
"Basement" means that portion of a building having its floor subgrade
:,.,?f:? yY. •Ad .S. •S'• °i l.' `'t' 'Yw°°?a,q .e°.e?.?-, ?.'i.. .?bg'.,: .: ?.:/. :?. r, ? vJ:.i
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r.ri+"Basement" means that portion of a building having its floor subgrade
(below ground level) on all sides.
"Breakaway wall" means a wall that is not part of the structural support
of the building and is intended through its design and construction to collapse
under specific lateral loading forces without causing damage to the elevated
portion of the building or the supporting foundation system.
"Building" means any structure built for support, shelter, or enclosure
for any occupancy or storage.
"Building official" means the building official of the city within the
meaning of the building code adopted for enforcement within the city, or his or
her designee.
"City" means the City of Clearwater, Florida.
"City engineer" means the city engineer of the city or his or her designee.
"Coastal High Hazard Area" means the area subject to high velocity waters
including, but not limited to, hurricane wave wash. The area may be designated
on a FIRM as zone V1-30, VE or V.
"Development" means any manmade change to improved or unimproved real
property, including but not limited to buildings or other structures, mining,
dredging, filling, grading, paving, excavating, drilling, or permanent storage
of materials.
"Elevated building" means a nonbasement building built to have the lowest
floor elevated above the ground level by means of fill, solid foundation,
perimeter walls, pilings, columns (posts and piers), shear walls, or breakaway
walls.
"Elevation" shall mean elevation in relation to mean sea level.
"Existing manufactured home park or subdivision" means .a. manufactured home
ark or subdivision for which the construction of facilities for servicing the
lots soon. which the manufactured homes are to be affixed (including, at a minimum,
the installation of utilities the construction of streets and either final site
grading or the ourin of concrete ads is completed before February 1 1990.
"Expansion to an existing manufactured home park or subdivision" means the
re aration of additional sites b the construction of facilities for servicing
the lots on which the manufactured homes are to be affixed (including the
installation of utilities, the construction of streets, and either final site
grading or the pouring of concrete pads),
2
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xCi' Y
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•:S ..??.?"„?':; •.°.rt'rt.:. ?fi;'u.f-..:... .L.,_s::, r.. _.. ._.......,i..?,P'?`isC':.'_aw•u,?:?.;':?.,?iia>i. _.J,..,-_.,. ._-_. ... ...-,.. ., _zt-_cyls. ?R.. -:.°_..r ..,. ..J.e.. .'i_ .---?:i?..,_??sxal.,..rrttet?.????t'{?1'SGs,3c _'•...
-art., ClR i?fl',? :x.RZ?'7 .os sT'Y4'Krn'?:Y1. ?.:;Yf';'c:. .-r>•:' ., ?.. i"a,.. ?'j'.:. "a .:s..'r4?lt.-':Z::,s•.., ,':1:i 2.i?wl ?:l'•:
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"Flood" or "flooding" means a general and temporary condition of partial
or complete inundation of normally dry land areas from the overflow of inland
or tidal waters, or from the unusual and rapid accumulation or runoff of surface
waters from any source.
"Flood Hazard Boundary Map" or "FHBM" means an official map of the city,
issued by the Federal Emergency Management Agency, where the boundaries of the
areas of special flood hazard have been defined as zone A.
"Flood Insurance Rate Map" or "FIRM" means an official map of the city on
which the Federal Emergency Management Agency has delineated both the areas of
special flood hazard and the applicable risk premium zones.
"Flood Insurance Study" is the official report provided by the Federal
Emergency Management Agency which contains profiles, the flood boundary floodway
map and the water surface elevation of the base flood.
"Floodway" means the channel of a river or other watercourse and the
adjacent land areas that must be reserved in order to discharge the base flood
without increasing the water surface elevation.
"Floor" means the top surface of an enclosed area in a building (including
basement), e.g., top of slab in concrete slab construction or top of wood
flooring in wood frame construction. The term does not include the floor of a
garage used solely for parking vehicles.
"Functionally dependent facility" means a facility which cannot be used
for its intended purpose unless it is located or carried out in close proximity
to water, such as but not limited to a boat docking or port facility or
shipbuilding, ship repair, or seafood processing facilities. The term does not
include long-term storage, manufacture, sales or service facilities.
"Habitable floor" means any floor usable for living purposes, including
working, eating, sleeping, cooking or recreation, or a combination thereof, such
as but not limited to bedrooms, living rooms, laundry rooms, bathrooms,
workshops, dens and studies. The term does not include a floor used only for
storage or vehicle parking purposes.
"Highest adjacent grade" means the highest natural elevation of the ground
R:
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surface, prior to construction, next to the proposed wails of a structure.
"Lowest floor" means the lowest floor of the lowest enclosed area
(including basement). An unfinished or flood resistant enclosure, usable solely
for the parking of vehicles, building access or storage in an area other than
3
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•:i`E z i. S ?.J't',)di• E'?' ?.?ylgs?9'`? Tii????::!'?'.tk ? ? ? ? ".3?'{.. ,'{tY.i ?.i '??i' •:i?"{ ???i r)?""'? i ¢ "s °.>'• `:i". fir' .;,Z'?';' ,dk ?]s-?+ v,. ,?, ,
. r .. ?. P.i r., ,:Aw ,w, 3a a•t 5?+?3,'r-w.F,?>?1`,+' ?' n..,-..?p??y?? N."P?7l??y4r.+e.. :4h {?"e•t? .f?;?S ?^?? `??', ?c? .a t
•`?6 .Yi°•.,rt rs:. ?^.k•.. r,z?'f'?.,. .?.f,.°?'?.??•w:k-.t??•.`.rv.t:... 4;." r,? ??'T'?o•? N.? ati1?'" ;?i?,. W ?i. ,m?j?
•zp¢a` r': %k 'i" r'?J: °e ; sr: ^r :'-'.;' _.,.a k J ..: e.n. 3 >.tY,,.s>R'+V :?' a'.h' f». p. ?, d jC ? v "
? (???•sst??;`?'6 ?i• 'xF?i`` ?°is;?q:?!'??,)=:`.t?h:•;;?.?;o?;•=);° ;'?. ??a'r',"e??'.,?iq, ',?,'?•,,•?K?:??.f't .aw ?+''
.. W+ar7Lai ?Gs?..ti-i;..P •'??s., .. •`ii?, ;.E •...sow _'.r :s".,..,« :S.:i<<.. ., .. :.F..,?,•ra ! •':_• :... ?••`•?:. ,,,-, .d.v', i:. !.s is.'??Tk?•?'`?J'?:b ?#x.. -!<,°.gq t.
.. rx.e : au..a_.•ta?.:::.1.-.,s.: x.: r sra•s:. resew. ??,'?? .?r. ???
a basement area is not considered a building's lowest floor, provided that such
enclosure is not built so as to render the structure in violation of the <<ry:='i,-;;
applicable nonelevation design requirements.
Mangrove stand means an assemblage of mangrove trees which is mostly low
rx_ ".}Fri
trees noted for a copious development of interlacing adventitious roots above
the ground and which contain one or more of the following species: black mangrove
(Avicennia nitida); red mangrove (Rhizophora mangle); white mangrove
(Languncularia racemosa); and buttonwood (Conocarpus erecta).
Manufactured home means a structure, transportable in one or more
sections, which is built on a permanent chassis and designed to be used with or
without a permanent foundation when connected to the required utilities. The
term "manufactured home" does not include
a_ "recreational vehicle."---44Fe-te?x?
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f-evement
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p "Manufactured home park or subdivision" means a parcel (or contiguous
parcels) of land divided into two (2) or more lots for rent or sale as
manufactured home sites.
"Market value of the structure" means the appraised value of the structure,
not including land, driveways, sidewalks, landscaping, swimming pools, and other
similar improvements not related to the basic structure, prior to the start of
the initial repair or improvement, or in the case of damage, prior to the damage
occurring.
"Mean sea level" means the average height of the sea for all stages of the
tide. It is used as reference for establishing various elevations within the
flood plains. For purposes of this chapter, the term is synonymous with National
Geodetic Vertical Datum (NGVD).
"National Geodetic Vertical Datum" or "NGVD" as corrected ;in 1929 is a
vertical control used as a reference for establishing varying elevations within
the flood plain.
"New construction" means structures for which the start of construction
commenced on or after December 31, 1974.
"New manufactured hoMUark or subdivision" means a manufactured home park
or subdivision for which the construction of facilities for servicing the lots
on which the-manufactured homes are to be affixed (including at a minimum the
4
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If•.,rs??:°aL".3:.,LS'sa rrl:f' ?.?ii;:'t'?i? t
installation of utilities the site radin or theou ri n of concrete pads)
t ?. Fg..?• _ ??
-is
completed on or after February 1, 1290.-
"Nonconforming
structure" means a structure in an area of special flood
i11', {•s•'? rfit 3.t. Nlil? r4=r.`
hazard within the city which is not elevated or flood roofed to National Flood
_ r 5 -• = ar
Insurance Program standards as set forth in 44 C.F.R. Parts 59 and 62--
"Ready ;,..r„, ::''•
for highway use." ,:';::.:?;:;'' = : ,•,w;'' ':,'';
as applied to a recreational vehicle, means that a :,;?„f•???'•?-?:.?, :°,':?r??:; .;
the recreational vehicle is on its wheels or
ry Syr ?k t: •.f', !
'$`?ti'='t{r'";A'`'"'' `
site only b quick-disconnectt -Ype utilities and security devices and has no
?rya5•'F•••?S°}'?'-?f
permanently attached additions. • '•? ' ?'"••.-'7 i -i.fi'IL-irf,?'I tf{fli (.1' ma''`r'
"Recreational vehicle" means a vehicle which is built on a single chassis: ? =???:?r?r??-'•????
400 square feet or less when measured at the largest horizontal ro'ection•
14,
designed to be self-propelled or permanently towable b a l i ht duty truck and
ol'it 64
desi ned Primarily not for use as a permanent dwelling, but as temporary living
quarters for recreational, camping, ,.travel a or seasonal use.
Sand dunes means naturally occurring accumulations of sand in ridges or iii r ','•' r > i r
mounds landward of the high water line on the beach.
"Start of construction, for other than new construction or substantial " .'^. 'q, ?. ?''r ., t??,.t„• ??.?`' ;'
R ?;? •?v?,??,?.-?w:?".;
improvements under the Coastal Barrier
r_-
Resources Act (P.L. 97-•348), includes
substantial improvement, and means the date the building permit was issued, ?i4 °?•'
RA,
provided the actual start of construction, repair, reconstruction, or improvement f.. q -.Mew
sy-
was within one hundred eighty (180) days of the permit date. The actual start =r„'r;..rarl
:,p;;ti•f:S
of construction means the first placement of permanent construction of a
structure on a site, such as the pouring of slabs, or footings, installation of 'i.,,, ? :,;;,,F; ??• 1
piles, construction of columns, or any work beyond the stage of excavation, of ?.;
r4y?E,7 rik il?L:.f
the placement of a manufactured home an a foundation. Permanent construction does ;
not include land preparation, such as clearing, an
grading and filling; installation ,;,• y?. ?, ?•,
of streets or walkways; excavation for a basement, footings, piers or foundations
or the erection of temporary forms; or the installation on the property
of
s?F S'T'vt' ?k„?•4f :
accessory buildings, such as garages or sheds not occupied as
dwelling units or =„???5,?.,K;?y,.., ,?r?.-5?`;i?,?#4i';-. •..
r ai t a? •'?+. y
not part of the main structure. 't'x.•E" `=A
1-ti l'l•:?J.?4 M-+i ?i,??.I?J?f? ??' Y?L:j.
Structure means a walled an
" and roofed building that is principally above "fix ??????{. ??•`
3? 4:U
ground, a manufactured home, a gas or liquid storage tank or other manmade
"WN
facility or infrastructure ,471v i r_''.•
Substantial -damage," as applied to a manufactured hams means damage
?4"?,q???•'n?b;? +.- ? f'
sustained-by the manufactured home whereby the cost of restoring the manufactured
5;,
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ti a?5?c ,I' ? I l .?
e6
`ate' .3 • ;
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..c?.-.._ai?ifs?9S... .:.. ....,, _ ._.., ......... `:i:i: •.-... -.,_?.__...?. ?.i'?'e..ec.?•th?,?? .. ... .. .........?.{..[+bs:_....._s...."..?sd?..° .. -..-_ .. ,. .. . - ... - ._ -.. .. .. .?'i: -._,.. °L_
7 x44`..',?'Y: IF??:" ; L • ':3:i s:y. :;=.1r' ` ?.s,i -:..,,?-,',7t ?y;¢.?.nSVw,;r,',€ s':?-?L??t l- ...;??y?•Z;`".1°r
home to its before-damaged condition would equal or exceed 50 percent of the
market value of the structure_ before the damage occurred.
"Substantial improvement" means, with respect to any property located on
Clearwater Beach or Sand Key, any repair combination of , reconstruction,
alteration, or improvement or combination thereof, re uirin a permit from the
building official, to a nonconforming structure, taking place during the life
of the a- structure, in which the cumulative cost equals or exceeds fifty (50)
per cent of the market value of the structure. With respect to an ro ert
located in an area of special flood hazard other than on Clearwater Beach or Sand
Key, "substantial improvement" means an repair, reconstruction alteration or
improvement, or combination thereof, ra permit from the building
official to a nonconforming structure during a one 1 year period in which the
total cost of such improvement equals or exceeds fifty (50) percent of the market
value of the structure. For the purposes of this definition, substantial
improvement is considered to occur when the first alteration of any wall,
ceiling, floor, or other structural part of the building commences, whether or
not the alteration affects the external dimensions of the structure. The term
does not, however, include improvement to a structure required to comply with
existing health, sanitary, or safety code provisions which are solely necessary
to assure safe living conditions, provided that the improvement is required
because of the issuance by the building official of a report or citation for a
violation of one or more such code provisions.
"Variance" is a grant of relief from the requirements of this chapter which
permits construction in a manner otherwise prohibited by this chapter where
specific enforcement would result in unnecessary and exceptional hardship.
Sec. 146.007 Administration, permit procedures, duties of building
official.
(a) Designation of building official. The building official is hereby
appointed to administer and implement the provisions of this chapter.
(b) Permit procedures. An application for a development permit shall be
made to the building official on forms furnished by him or her prior to any
development activities, and shall include, but not be limited to, plans drawn
to scale showing the nature, location, dimensions, and elevations of the
property; existing or proposed structures, fill, storage of materials, and
drainage facilities; and the location of the foregoing. Specifically, the
6
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following
information is required:
(1) Application stage:
s.
a.
Elevation of the proposed lowest floor
(including basement) of all
` structure s;
b. Elevation to which any nonresidential structure will be flood-
proofed;
C. Certificate from a Florida registered professional e ngineer or
architect that the non-residential flood-proofed structure will meet the flood-
proofing criteria in section 146.008(b)(2);
d. Description of the extent to which any watercourse will be altered
or relocated as a result of proposed development; and
e. For all additions to or alterations of any structure, an appraisal
of the market value of the structure from an MAI or SRPA designated appraiser
may be provided, along with information showing all costs involved in the
proposed work., including; but not limited to, materials and labor1 howeyep, for
the purposes of this chapter, an apppaisal of the yalue ef the strueture
e*eeeds one hundred twenty (129) per eent of the Yalue of the strueture as
determined by the Pinellas County property ap?faiser shall RGt be aeeepted or
*sed. If an appraisal is not provided, then the appraisal of the value of the
structure as determined by the Pinellas County property appraiser will be used.
f. For all additions to or alterations of any nonconforming structure,,
information showing all of the costs of the proposed work, including but not
limited to materials and labor, but excluding demolition and land clearing costs,
shall be provided to the building official. This information shall be itemized
into two categories. _ Costs qualifying as exceptions for required health,
sanitary,. or safety code improvements, and all other costs. The building
official shall make the final determination as to which costs ualif as
` exceptions and what information is sufficient to establish the costs of the
t
project.
9. Elevation certificate of the property showing lowest floor and grade
elevations duly certified by a Florida registered land surveyor.
I t (2) Construction stage: Provide a floor elevation or flood-proofing
certification after the lowest floor is completed, or in instances where the
structure is subject to the regulations applicable to coastal high hazard areas,
after placement of the horizontal structural members of the lowest floor. Upon
7
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placement of the lowest floor, or f 1ood-proofing by whatever construction means,
or upon placement of the horizontal structure members of the lowest floor,
i
whichever is applicable, it shall be the duty of the permit holder to submit to
the building official a certificate of the elevation of lowest floor, flocd-
proofed elevation, or the elevation of the lowest portion of the horizontal
structural members of the lowest floor, whichever is applicable, as built, in
R:
r .., relation to mean sea level. The certification shall be prepared by or under the
supervision of a Florida registered land surveyor or, when flood-proofing is
utilized for a particular building, the certification shall be prepared by or
under the supervision of a Florida registered professional engineer or architect,
t. .? and shall be certified and sealed. Any work undertaken prior to submission of
the certification shall be at the permit holder's risk. The building official
shall review the floor elevation survey data submitted. Deficiencies detected
s` •,; by such review shall be corrected by the permit holder immediately and prior to
further progressive work being permitted to proceed. Failure to submit the
' certification, or failure to make the corrections required hereby, shall be cause
to issue a stop-work order for the project.
*?. (c) Duties of the building official. The duties of the building official
shall include, but not be limited to:
(I) Review all development permit applications to assure that the permit
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requirements of this chapter have been satisfied;
w-
(2) Advise applicants that additional federal or state permits may be
4°£ required and, if specific federal or state permit requirements are known, require
that copies of such permits be provided and maintained bn file with the
development permit;
(3) Notify adjacent communities and the state assistance office for the
National Flood Insurance Program prior to any alteration or relocation of a
watercourse, and submit evidence of such notification to the Federal Emergency
(continued on page 9]
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Management Agency;
(4) Assure that maintenance is provided within the altered or relocated
portion of a watercourse so that the flood-carrying capacity is not diminished;
(5) Obtain a certification of the actual elevation of the lowest floor
(including basement) of all new or substantially improved structures, when
certification is required;
(6) Obtain a certification of the actual elevation to which the new or
substantially improved structures have been floodproofed,,r+ when certification
is required;
(7) In coastal high hazard areas, obtain a certification from a Florida
registered professional engineer or architect that the structure is designed to
be securely anchored to adequately anchored pilings or columns in order to
withstand velocity waters and hurricane wave wash;
(8) In coastal high hazard areas, review plans for adequacy of breakaway
i
walls in accordance with section 146.008 (b)(5)?;
(9) When flood-proofing is utilized for a particular structure, obtain
a certification from a Florida registered professional engineer or architect,
when certification is required;
(10) Make any interpretations which may be needed as to the exact location
of boundaries of the areas of special flood hazard (for example, where there
appears to be a conflict between a mapped boundary and actual field conditions);
(11) Obtain, review and reasonably utilize any base flood elevation and
floodway data available from a federal, state or other source whenever base flood
elevation data or floodway data have not been provided as required;
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(12) Maintain all records pertaining to the administration of the
provisions of this chapter.
LL 31 ate administrative policies and procedures for determiniag
eligible and non-eligible costs for construction or renovation of a structure
in the floodplain, consistent with this ordinance and- applicable -state and
federal law. Such adminstrative policies and procedures shall be issued before
February 1 1990, and may be amended from time to time thereafter as
circumstances require. Copies thereof shall be?prov_ided without cost to all
applicants for building permits in an area of s ecial flood hazard within the
city. A current copy shall be conspicuously posted in a public area of the
building official's office and a current copy shall also be filed in the office
9
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of the citycl
Sec. 146.008. Flood hazard reduction standards.
(a) General Standards. In all areas of special flood hazard, the following
standards are required, and compliance with those standards relating to
structural stability shall be certified b a Florida registered professional,
engineer or architect:
' (1) New construction and substantial improvements shall be anchored to
prevent flotation, collapse or lateral movement of the structure;
(2) Manufactured homes shall be anchored to prevent flotation, collapse,
or lateral movement. Methods of anchoring may include, but are not limited to,
use of over-the-top or frame ties to ground anchors. This standard shall be in
addition to and consistent with applicable state requirements for resisting wind
forces;
4•
(3) New construction and substantial improvements shall be constructed
with materials and utility equipment resistant to flood damage;
s '
(4) New construction and op substantial improvements shall be constructed
by methods and practice that minimize flood damage;
(5) Electrical, heating, ventilation, plumbing, air conditioning
equipment, and other service facilities shall be located at or above the base
?•;?;rf=T
flood elevation, or shall be designed or located so as to prevent water from
entering or accumulating within the components during conditions of flooding;
(6) New and replacement water supply systems shall be designed to
minimize or eliminate infiltration of flood waters into the system;
(7) New and replacement sanitary sewage systems shall be designed to
minimize or eliminate infiltration of flood waters into the systems and
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discharges from the systems into flood waters;
(8) On-site waste disposal systenis shall be located and constructed to
avoid impairment to them or contamination from them during flooding; and
(9) Any alteration, repair, reconstruction or improvements to a structure
which is in compliance with the provisions of this chapter shall meet the
requirements of "new construction" as contained in this chapter.
(b) Specific standards,
In all areas of special flood hazard, the following standards are required:
(1) Residential construction (A zone). New construction ur substantial
improvement of any residential structure shall have the lowest floor, including
10
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basement, 'elevated at or above the base flood elevation. Should solid foundation
perimeter walls be used to elevate a structure, openings sufficient to facilitate
the unimpeded movement of flood waters shall be provided in accordance with the
standards set forth in paragraph (3), below.
(2) Nonresidential construction (A zone). New construction or
substantial improvement of any commercial, industrial, or nonresidential
structure shall have the lowest floor, including basement, elevated at or above
the level of the base flood elevation. Structures located in all A zones may
be flood-proofed in lieu of being elevated, provided that all areas of the
structure below the required elevation are watertight with walls substantially
impermeable to the passage of water, and use structural components having the
capability of resisting hydrostatic and hydrodynamic loads and the effect of
buoyancy. A Florida registered professional engineer or architect shall certify
that the standards of this paragraph are satisfied.
(3) Elevated buildings (A zone). New construction or substantial
improvements of elevated buildings that include fully enclosed areas formed by
the foundation and other exterior walls below the base flood elevation shall be
designed to preclude finished living space and designed to allow for the entry
and exit of floodwaters to automatically equalize hydrostatic flood forces on
exterior walls.
a. Designs for complying with this requirement shall either be certified
by a Florida registered professional engineer or architect or meet the following
minimum criteria:
1. Provide a minimum of two (2) openings having a total net area of not
less than one square inch for every square foot of enclosed area subject to
flooding;
2. The bottom of all openings shall be no higher than one foot above
grade; and
,
3. Openings may be equipped with screens, louvers, valves or other
coverings or devices provided they permit the automatic flow of floodwaters in
both directions.
b. Electrical, plumbing, and other utility connections.are prohibited
below the base flood elevation, except electrical connections required by other
codes for lighting and control of lighting if such required connections are on
a separate circuit and are approved by the building official.
11
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C. Access to the enclosed area shall be the minimum necessary to allow
for parking of vehicles (garage door), limited storage of maintenance equipment
used in connection with the premises (standard exterior door), and entry to the
living area (stairway or elevator).
d. , The interior portion of such enclosed area shall not be partitioned
or finished into separate rooms.
_(4) Manufactured homes and RV requirements.
a. New and existing manufactured home narks and subdivisions, new and
existing manufactured homes not located within a new or existing manufactured
home park and subdivision, and recreational vehicles that are located or placed
or substantially improved in either areas of special flood hazard or in coastal
high_hazard areas as defined herein shall conform to all requirements of 44_CFR
parts 59 and 60, effective November 1, 1989, and for the purpose of this
ordinance such definitions _and _reguirementsas are contained therein are adopted
herein b reference unless specifically set forth herein.
b. No fioodplain management regulations will apply to a recreational
vehicle if the recreational vehicle was on site for fewer than 180 consecutive
davs or was fully licensed as a motor vehicle and readv for hiahwav use.
.(5) -?4 Floodways. Located within areas of special flood hazard are
areas designated as floodways. Because the floodway is an extremely hazardous
area due to the velocity of flood waters and erosion potential, the following
standards shall apply in any floodway:
a. Encroachments, including fill, new construction, substantial
improvements and other developments, are prohibited unless certification, with
supporting technical data, by a Florida registered professional engineer is
provided demonstrating that the encroachments shall not result in any increase
in flood levels during the occurrence of the base flood discharge;
b.' All new construction and substantial improvements shall comply with
all applicable flood hazard reduction provisions of this section; and
c. The placement of manufactured homes is prohibited except irr an
existing manufactured home park or subdivision; however, a replacement
manufactured home may be placed on a lot in an existing manufactured home park
or subdivision provided the anchoring standards and the elevation standards set
forth herein are met.
(6) Coastal high hazard areas (V zones). Located within the areas of
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special flood hazard are areas designated as coastal high hazard areas. Because
these areas have special flood hazards associated with wave wash, the following
standards are required:
a. All buildings or structures shall be located landward of the coastal
construction control line.
b. All buildings or structures shall be elevated so that the bottom of
the lowest supporting horizontal member (excluding pilings or columns) is located
at or above the base flood elgvation level, with all space below the lowest
supporting member open so as not to impede the flow of water. Breakaway walls
may be permitted if designed to wash away in the event of abnormally high tides
or wave action and in accordance with subparagraph h, below,
C. All buildings or structures shall be securely anchored on pilings
- or columns.
d. All pilings and columns and the attached structures shall be anchored
to resist flotation, collapse, and lateral movement due to the effect of wind
and water loads acting simultaneously on all building components. The anchoring
and support system shall be designed with wind and water loading values which
equal or exceed the 100'-year mean occurrence interval (one per cent annual chance
flood).
e. A Florida registered professional engineer or architect shall certify
r2
that the design, specifications and plans for construction are in compliance with
the provisions of subparagraphs b, c and d of this paragraph.
f. There shall be no f i 1 l used as structural support. Noncompacted f i 11
may be used around the perimeter of a building for landscaping or aesthetic
purposes provided the fill will wash out from storm surge (thereby rendering
the building free of obstruction) prior to generating excessive loading forces,
- ; ramping effects, or wave deflection. The building official shall approve design
plans for landscaping/aesthetic fill only after the applicant has provided an
L
analysis by an engineer, architect, or soil scientist which demonstrates that
the following factors have been fully considered:
1. Particle composition of fill material does not have a tendency for
excessive natural compaction;
2. Volume and distribution of fill will not cause wave deflection to
f. adjacent properties; and
3. Slope of fill will not cause wave run-up or ramping.
13
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.'=.4S .x d.4U:?aP..t ?..5'?:°r.?:3Y'?Mrf1'et?.?'e3:?".".fa's?.S=?4.L1.?`?d°e...MS.W4J,.e.S+v7?.';..:?9'?..k.?i>?i::.3?-:?.Sa:i.'.}is.'ia:'.... ..:. r••.,. ,_.., ... ? ., r. a, r;4?i-?-'i.nc._::'r ri':
4 910
..."i=i •s; ,... j1yii;•.f i?`.x.?,_::..?J;'s :? r?l's:t^
g. There shall be no alteration of sand dunes or mangrove stands which
would increase potential flood damage.
h. Nonsupporting breakaway walls, open latticework, or mesh screening
shall be allowed below the base flood elevation provided they are not part of
the structural support of the building and are designed so as to break away,
under abnormally high tides or wave action, without damage to the structural
integrity of the building on which they are to be used and provided the following
design specifications are met:
1. Design safe loading resistance of each wall shall be not less than
ten (10) nor more than twenty (20) pounds per square foot; or
2. If more than twenty (20) pounds per square foot, a Florida registered
professional engineer or architect shall certify that the design wall collapse
would result from a water load less than that which would occur during the base
flood event, and the elevated portion of the building and supporting foundation
system shall not be subject to collapse, displacement or other structural damage
due to the effects of wind and water loads acting simultaneously on all building
components during the base flood event. Maximum wind and water loading values
to be used in this determination shall each have a one per cent chance of being
equalled or exceeded in any given year (100-'year mean recurrence interval).
i. If breakaway walls are utilized, such enclosed space shall 4F-x not
be designed to be usable for human habitation but shall be designed to be usable
only for parking of vehicles, building access or limited storage of maintenance
equipment used in connection with the premises.
j. Prior to construction, plans for any structures that will have
breakaway walls shall mum be submitted to the building official for approval.
k. Any alteration, repair, reconstruction or improvement to a structure
shall not enclose the space below the lowest floor except with breakaway walls.
1. The placement of manufactured homes is prohibited except in an
existing manufactured home park or subdivision; however, a replacement
manufactured home may be placed on a lot in an existing manufactured home park
or subdivision provided the anchoring standards and the elevations standards set
forth herein are met.
(c) Standards for streams without established base flood elevations or
floodways. Within the areas of special flood hazard where small streams exist
but-where no base flood data have been provided or where no floodways have been
14
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r .. .^y<e+x .n ° .. .. .. o ..- ... .., ... r. .. .,'s± :-.t ..?p•: n•.`N..?,:y: as s:'.r'3's.?.' i .,q-;; !•r,y.^? ...,,,r;??t.; , +?.
•.f.`.-.???.l.ti` .•4= 's .. ''. ^.?VT; :3y •+:?,??-eryyi[. 4+ s;i '7
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efv ;r:,',. ..t °.C. ;'1`d: !' . • •a ..r. -'f ...1.=> : a. r
's'i'ro;,r .Si¢ ,?ti 7: :`•r.r?"'.i: '.i:.. '?:. 4 ?? ,vs^•a.kiPr7:?i?s.?4??.`.,•
?8Mf3'.?s ,. ?! ;?' :: 1 »'-#.'. s: L.'F .v. •. Ed I.uat .. :,•'n;''4 ?'e .•,+k ar .psi. T:. ..y??+'"? t?:
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? , ?'?[??? r ? Y :LJ.N.?i! . ? 1'Y "Y ?f• CS'. +?7-f 17: ?. P+^Y- f. ?.v-Y'I w?Y: ?I? :? •J
'';S' :tj:.'l,,. .?'?'"rat°:s: }, ;.t?.•,:, ;, 3y`.,ni ?ry,Ss r,tei°` _ :Y,r?r?sis;'f"r;n< ,#I' '. 1:?D'a?rtii. ?? }'.:, s"•?.%.. °?;:. ,:-<:..?_era' :?: '?.?r:f t .. ., r ...... qty'-:-.' .. :. ,.,... J'???it?'>s
rs:4 g lot,'
provided, the following standards apply:
(1) No encroachments, including fill material or structures, shall be
located less than twenty 20) feet from the to of the stream bank unless
• r.`ri
,.. certification by a Florida registered professional engineer is provided
demonstrating that such encroachments shall not result in any increase in flood
levels during the occurrence of the base flood discharge.=>:'s
(2) New construction or substantial improvements of structures shall be
elevated or flood-proofed to elevations established by the building official
utilizing data available from a federal, state or other source. :=`r•,
(d) Standards for subdivision proposals. All proposed subdivisions,
>dG,FSb.
{Ei4`r
including but not limited to manufactured home parks and subdivisions and other
proposed developments comprised of at least fifty (50) lots or five (5) acres, `z>
or both, shall be reviewed by the city engineer to determine that the following
;
requirements have been or will be satisfied: TY,ti;
(1) All subdivision proposals shall be consistent with the need to YLS,"x
minimize flood damage;
. ?` (2) All subdivision proposals shall have public utilities and facilities,
such as sewer, gas, electrical and water systems, located and constructed so as
x' to minimize flood damage;
(3) All subdivision proposals shall have adequate drainage provided so .,.,
as to reduce exposure to flood hazards; and
'h (d) Base flood elevation data shall be provided. i(w ? •' 4
(e) Standards for areas of shallow flood (AO zones). Located within the
Me?'
areas of special flood hazard are areas designated as shallow flooding areas.
41
Because these areas have special flood hazards associated with base flood depths i,.'4,NN
of one to three (3) feet, where a clearly defined channel does not exist and
4 =•?;: ?
t
where the path of flooding is unpredictable and indeterminate, the following t??..
f?_ Font-?Y
' standards are required:`
(1) All new construction and substantial improvements of residential rr:l
structures shall have the lowest floor, including basement, elevated to the depth
' number specified on the flood insurance rate map, in feet, above the highest =3'-
adjacent grade. If no depth number is specified, the lowest floor, including'
k ?1G
.
basement, shall be elevated at least two (2) feet above the highest adjacent 4.4
grade, h4;,
(2) All new construction and substantial improvements of nonresidential;
1 i
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y? ';. ak???: k}'?ti? F•..??.`•„?t,'z.w'+.F. ?'i :`?;". r:?i'.:<Hr?i,S?.?r, ?'
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structures shall:
a. Have the lowest floor, including basement, elevated to the depth f. r:.
x=°
number specified on the flood insurance rate map, in feet, above the highest :z
adjacent grade. If no depth number is specified, the lowest floor, including
basement, shall be elevated at least two (2) feet above the highest adjacent
grade; or "f
b. Together with attendant utility and sanitary' facilities, be ;.t
completely flood-proofed to or above that level so that any space below that
level is watertight with walls substantially impermeable to the passage of water
and with structural components having the capability of resisting hydrostatic
and hydrodynamic loads and effects of buoyancy.
Sec. 146.10. Variances.
(a) The board of adjustment and appeals shall hear and decide appeals from Fr
decisions of the building official under this chanter and requests for variances
- - r.
from the requirements of this chapter. A decision of the board shall be final_,_ x.",
subject to Judicial review by common-law certiorari in circuit court. K;
aalr-when 4t is_allesnnrlthere =s. •'•,?
an epr-Bi- in any requifement, deeision op determination made by the building
this FT,
Jb J{ 4 Variances may be granted for the reconstruction, rehabilitation or
restoration of structures listed on the national Register of Historic Places or 'Ffh
the state inventory of historic places, if the proposed reconstruction,
rehabilitation or restoration will not result in the structure losing its
historical designation.
Lc}„-(44 In passing upon such applications, the board shall consider all r
' i
technical evaluations, all relevant factors, all standards specified in other ;
sections of this chapter Vie, and:
,
(1) The danger that materials may be swept onto other lands to the injury
of others;
(2) The danger to life and property due to flooding or erosion damage;
(3) The susceptibility of the proposed facility and its contents to flood
damage and the effect of such damage on the owner;
(4) The importance of the services provided by the proposed facility to
the community;
s
(5) The necessity of the facility to a waterfront location, in the case
S. 1
- 16
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1. .. +v,'•. uy?wq _??',", ?, ???i
t+? .4}??f•'I,l,,:!`+r<• 1? 11 ? .j, ?• ?i .? .i .. ? {,..f-! _?:?. •,ti4??'•"xis°.
... as " •+'"'':
•5 i i.r :G•. '1 _ of I "} 1({? .?'
y$? "?' °:LT. .P., .i?.. :fir .:' :?{•'?% .? a •"?(' '? ?I
' t•'. ? ' S, .r
'err !i'.C?:' `.i? n" ,y.• . a,
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_. ., 1?,....e..r...r.io_...tslk?`.',?1,?7f?'1t>?C?3?pF?u;?1?9 ..t?5?i??la'u'14s.?'Y.??t.nrt?il?s??,`va"1+'•'?fii'+.u.. .`.?'wr,?%'G:a: ?_....., a'i::?':I?i-g:'? E_. _ .._._..._ _ _ ???'.", ... ... _ _ "i" ., :'i';.....n?.....`?fs4_?,.._ ?.§?.???f?._?.fil?#.
of a functionally dependent facility;
(6) The availability of alternative locations, not subject to flooding
or erosion damage, for the proposed use;
(1) The compatibility of the proposed use with existing and anticipated
development;
(8) The relationship of the proposed use to the comprehensive plan and
floodplain management program for that area;
(9) The safety of access to the property in times of flood for emergency
and nonemergency vehicles;
(10) The expected heights, velocity, duration, rate of rise and sediment
transport of the floodwaters and the effects of wave action, if applicable,
expected at the site; and
(11) The costs of providing governmental services during and after flood
conditions including maintenance and repair of public utilities and facilities
such as sewer, gas, electrical and water systems, and streets and bridges,
Conditions for variances;
(1) Variances shall only be issued upon a determination that the variance
' is the minimum necessary, considering the flood hazard, to afford relief; and
in the instance of a historical building, upon a determination that the variance
is the minimum necessary so as not to destroy the historic character and design
of the building.
(2) Variances shall only be issued upon a showing of good and sufficient
cause, a determination that failure to grant the variance would result in
unnecessary and exceptional hardship, and a determination that the granting of
a variance will not result in increased flood heights, additional threats to
public safety, extraordinary public expense, the creation of a nuisance, or a
conflict with existing local laws or ordinances.
(3) Variances shall not be issued within any designated floodway if any
increase in flood levels during the base flood discharge would result.
?(-} Upon consideration of the factors listed above, and the purposes
of this chapter, the board may attach such conditions to the granting of
variances as it deems necessary to further the purposes of this chapter,
Any applicant to whom a variance is granted shall be given written
notice specifying the difference between the base flood elevation and the
elevation to which the structure is to be built and stating that the cost of
11
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dF ?t?!'?,1?, r!; ?•?'C+". r` .n.. grc :•n' .a :.,, ?s^ht,.m.. iat,Ae?':r. ?, ?:w?aR a!„t; "'•r».t +fA,•ti{p. !tv{. ? is± yy.hu ?.+S:a ,wpyrp Y'MSs?%}+r °?r:R?'t?4?•S.:iFN. y,?Ylts?''
..i. -;L??w'!%Ik'? ?.?' ?? ?..? ., i.«y?'. .? .•?y?.t•.i+Cy.t•S?7`. ?' :?Y-f.? .? ,??.. ??t .o- .1 "Lf
.?€`. idly^?'?(?a .??- .?`.tJ3. ?s, t• 'i " •^S< -''r<Y tea' :Z,:. -t ?. A7s ?S?.Y??r?.,??,:•i??
?N?,
F ? 5?;?: a.,.n,,, ti?• - q Y ?.?:i r' Si:, a':.7 : .i? ?? :?'`• t' '.t• .Y .!- r 'iS '+,*•a
A`?.y;? q}. ?; r:, 'hs??? e.` -,.r`??? i:c'.v.....•Y' :?;, l.pe:,??'>', ,, l ?dt1`
i???•.d.?iiS? ?«?'???'? E?`k,?.?:.?:t*., ?X?.r.,t?ro.p.??i, •;;?.,. ?;:,??:°;._.,rt,.,a.'?w'.._,..rar.??r: ?'.?.<?. 3.p r ?, z -«
lc. ?: ,.•...h•: n.;l: L•'.+e... x...Y?'"t'ir4.•.,,. t, A•?'?'tc....:?-,4h..hr?Y.S31 1• X7C..??,i.? T
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flood•insurance will be commensurate with the increased r•isk.resulting from the
reduced lowest floor, elevation.
Lq I{4 The building official shall maintain the records of all appeal
actions and shall report any variances to the Federal Emergency Management Agency
upon request.
Section 2. This ordinance shall take effect immediately upon adoption.
PASSED ON<FIRST READING February 15, 1990
PASSED ON SECOND AND FINAL.
READING AND ADOPTED March 1990
Attest:
i
Cyn is E. ou eau
City Clerk
.i
Approved as to form
and correctness:
M. A. Galbraith, Jr.
City Attorney
.. .
Rita Garvey
May&-Commissioner
18
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