Agenda Item 8EAGENDA ITEM # 8E
MARCH 11, 2013
AGENDA ITEM NO.
DATE:
CITY OF ATLANTIC BEACH
CITY COMMISSION MEETING
STAFF REPORT
AGENDA ITEM: Adoption of floodplain management ordinance
SUBMITTED BY: Michael Griffin, CBO, CFM Building and Zoning Director
DATE: February 27, 2013
STRATEGIC PLAN LINK: None
BACKGROUND:
In order to combine the administrative and technical requirements of the
City of Atlantic Beach and State of Florida floodplain management regulations the
attached floodplain ordinance revisions are recommended for adoption. The 2010
Florida Building Code (FBC) which was adopted on March 15, 2012 now contains
technical floodplain management provisions consistent with the National Flood Insurance
Program (NFIP). It is necessary to amend City Code Chapter 8 Floodplain Regulations
so that our administrative provisions coordinate with the 2010 FBC. Although we recently
revised our floodplain management ordinance, the Federal Emergency Management
Agency has established June 3, 2013 as the date by which we must amend our current
regulations adopting the attached amendments.
The proposed ordinance has been reviewed and approved for adoption by
the State of Florida Division of Emergency Management. At the February 19, 2013
Community Development Board (CDB) meeting the attached ordinance changes were
unanimously recommended for adoption. This adoption satisfies our requirement of the
National Flood Insurance Program which regulates flood insurance for properties within
the City of Atlantic Beach.
BUDGET:
No impact
RECOMMENDATION: To prepare for first reading the attached Floodplain Management
ordinance revisions as recommended by the State of Florida
Division of Emergency Management and the Community
Development Board.
ATTACHMENTS:
REVIEWED BY CITY M
Draft of proposed floodplain management ordinance, CDB
February minutes
Draft M =.mutes of the February 19, 2013 regular meeting of the Community Development Board
1.
MINUTES OF THE REGULAR MEETING OF THE
COMMUNITY DEVELOPMENT BOARD
February 19, 2012
CALL TO ORDER. - 6:OOpm
Acting Chair Kirk Hansen verified the presence
AGENDA ITEM # 8E
MARCH 11, 2013
UM'LWith the attendance of Jason
Burgess, Kelly Elmore, Kirk Hansen, Brea;; ::Paul and PatrickStratton. The meeting was
called to order at 6:00pm. Also present.were NS Mayport Liaison and ex- officio board
member Matt Schellhorn, Principal `FLa'riner Erika Hall, Buildtng;;and Zoning Director
Michael Griffin, and City Attorney Alan `lernsE
member of the audience. Ms. Hall re p
ort6d'
due to a vacation scheduled,`prorto her app
Harley Parkes was absent due to illness.;;,.,.
0
2013 ELECTIO
Mr. Hansen:;no
Mr. Elmor'
additional norr
5 -0, to elect "N
3 SCHEDULE
Hall provido"
lication subm
OFFICERS;:;;;; >,
'ed Brea Pau
ek
�ted:e.. Kirk H
n .. Mr. Han
0mmissioner,Maria Mark was a
iber Sylvia Simmons was absent
to the board, and that member
and Mr Burgess seconded the nomination.
and with;.:th.ere being no second and no
ed for a vote. The Board voted unanimously,
>ommunity Development Board for calendar
bers with a copy of the 2013 schedule of meetings,
c.hearing notice deadlines. There was no discussion.
2. ADOPTION:OF MEETING"., MINUTES -SEPTEMBER 18, 2012.
Ms. Paul call`edfor a motion to approve the minutes of the September 18, 2012 regular
meeting. Mr =Hansen;.'J' ioved that minutes be approved as written. Mr. Stratton
seconded the mot ,io"'nd it carried by a vote of 5 -0.
3. OLD BUSINESS. None.
4. NEW BUSINESS.
A. ZVAR -13- 00100043, 698 BEACH AVENUE (Emly Purcell, owner)
(a) Request for a variance from provisions of Section 24457(6)(1), reducing the
required front setback (east, adjacent to Beach Avenue) from 20.00' to
13.80; to replace an existing chain link fence with a 6' -high shadowbox
privacy fence.
Page 1 of 7
Draft Minutes of the February 19, 2013 regular meeting of the Community Development Board
AGENDA ITEM # 8E
MARCH 11, 2013
(b) Request for a variance from provisions of Section 24457(c)(1), reducing the
required street side setback (north, adjacent to 7th Street from 10.00' to
0.00; to construct a new 6' -high shadowbox privacy fence.
Staff Ms. Hall presented a brief history of the property and an overview of
Report current redevelopment activities, as also detailed in her staff report. She
stated that the applicant has requested to construct a six (6) foot high
shadowbox privacy fence around the entire property, and she explained
that, due to the suggested locatioxisof,. two segments of the proposed
fence, the applicant requires variance -Irom two provisions of Section 24-
157.
Segment "A" is proposed;.1," '6e locate'd ;within the required front yard,
approximately 13.80';;from`'the property iir%e This segment is subject to
Section 24- 157(b,)(1hich states "withmrequired front yards, the
maximum height of any fence shall be four (4), feet ". Therefore a
variance of 6.2' is necessary to install the 6'- higMce in the proposed
location.,:..
Ms. Hall _noted, that the ro gsed location of Segment "A" was the
p p.. g
previous loca #ion of a -4' -high chain. link fence. That chain link fence, now
removed, was; consid'ered'to, be in compliance with both the height and
location requirements wjth,Sect�on 24 1:57 because the Beach Avenue
yard was previously considered the street side yard. However, current VV 7
renovations included re= orientation and re- addressing of the existing
non-c6:' forming house; which was constructed in 1926, such that it now
fronts on,f Beach Avenue.
it "B" is proposed t "o be located directly on the northern property
Ijacent to 7th"'Street. This segment is subject to Section 24-
L)�:hich states "for corner lots located on rights -of -way that are
)) feet:`o,r less in width, no fence, wall or landscaping exceeding
feet ir' height shall be allowed within ten (10) feet of any lot line
buts a street ". Therefore a variance of 10' is necessary to install
igh fence in the proposed location.
I noted the presence of a substantial topographic depression in
r yard of the subject property as the primary rationale for this
variance request, explaining if the fence were constructed in accordance
with Section 24- 157(c)(1), it would have an effective height of 5' or less,
thus compromising the property owners' privacy in their pool and
outdoor living area. She added that the sidewalk located within the
southern shoulder of the 7th Street right -of -way is a high -use path to the
public beach access at the eastern terminus of the street, just a block
away.
Applicant
Todd Bosco,
Bosco
Building Contractors,
spoke
on behalf of
property
Comment
owner Emly
Purcell.
He stated that privacy
in the
rear yard was
the most
Page 2 of 7
AGENDA ITEM # 8E
MARCH 11, 2013
. Draft Minutes of the February 19, 2013 regular meeting of the Community Development Board
pressing concern, and that the depression would serve as on -site
retention.
Public Murray Benz (675 Beach Avenue) said she lived directly across Beach
Comment Avenue from the subject property and greatly appreciated the
improvements being made. She added that she understood the property
owners' concern over privacy due to the inordinate amount of foot traffic
along the 7t" Street path during season.
Board [The Board addressed part (b) of the vgr`iance request out of order].
Discussion
Mr. Hansen expressed concern,.thatapproval of this variance would set a
precedent, to which Mr. Elmore responded that the nature of the subject
property — the shape, &,.,topography of<the parcel, the age and non-
conformity of the structure, the proximity.,;to ,the street — resulted in a
unique set of circumstances unlikely to be matched by future applicants.
Because the variances rare reviewed, on a case- by,.;case basis, he did not
feel this was precedent seining
Mr Strattons aid, , he believed tlie., property satisfied the conditions for a
variance, as, met;,; the first condition under grounds for approval
3 112 (exceptional topogra'phic.conditior Mr. Hansen agreed.
is
to
ore noted .hat the;intersection of `Ocean Boulevard and 7t" Street
;.•
i traffic ar%.Ihe,would encourage landscaping outside the fence
'n the starkI ;ess of the proposed 6' -high privacy fence. Mr.
;.agreed he would like to see plantings to soften impact of the
" t Nls?o'l..,Paul reminded that if the fence were located directly on
rty Ine,;`any.,landscaping would occur within the public right-of-
cautionddV. such landscaping could easily interfere with
long the sidewalk in the adjacent right -of -way.
tubers discussed possible approval of a lesser variance - nine (9)
3d of the requested ten (10) feet — noting offset could be used
modate landscaping. Mr. Elmore asked if that would be
to the property owner. Ms. Purcell approached the podium
ined to the Board that she had spent over two million dollars
the property, and it should be evident that the fence would be
nicely done.
Mr. Burgess asked Ms. Purcell if a reduced variance of nine (9) feet would
be amenable, to which she replied she would prefer ten (10) feet, but it
was entirely the Board's decision.
Mr. Stratton then inquired as to the steepness of the slope and how close
it was to the property line. Ms. Hall responded that the depression was
at least one (1) foot and possibly more, and that there was a rapid drop -
off to the south of the property line. Mr. Bosco reiterated the existing
topographic depression was to be utilized to meet storm water
Page 3 of 7
AGENDA ITEM # 8E
MARCH 11, 2013
Draft Minutes of the February 19, 2013 regular meeting of the Community Development Board
detention /retention facility requirements, and therefore could not be
filled.
Motion Mr. Hansen moved that the Community Development Board approve
ZVAR- 13- 00100043(b), request for a variance from Section 24- 157(c)(1),
reducing the required street side setback (north, adjacent to 7t" Street)
from 10.00' to 0.00', to construct a new 6' -high shadowbox privacy fence,
finding that the subject property, which is a corner lot surrounded by
streets on three sides, is impacted byatopographic variation that lessens
the property owners' ability :to;''.s`c'reen and maintain privacy in
accordance with Section 24 -157wi hin the rear and side yards adjacent
to 7t" Street. Mr. Stratto`n:`s`econded the motion and it passed
unanimously, 5 -0.
Board
Discussion
Motion
[The Board next
part (a) of the variance request.]
Mr. Elmore stated fha`t;;,.in co
supported approval of a.;va_nar
differentiated this front yard,
existing house; has special cor
street, those same;;conditions
then asked if there vvassgme s
that location
t. to the unique,,, circumstances that
k. Segment "B`he;,saw nothing that
others in the v161 ity. While the
ns due to age and proximity to the
evident all along Beach Avenue. He
(,.need to construct a 6' -high fence in
Mr Bosco respondedA 'at the mafin concern was to address the privacy of
the rear, yard, wh6re'`the pool and outdoor living area are located.
However,.at this time, ro real plans had been developed for this interior
side yard
Mr Burgess moved .that >the Community Development Board deny ZVAR-
13- 00100043(a), request for a variance from Section 24- 157(b)(1),
reducing therequired front setback (east, adjacent to Beach Avenue)
from; 20.00 to 13.80, to replace an existing chain link fence with a 6'-
higL shadowbox privacy fence, finding that the subject property did not
meetlany of the specific grounds for approval of a variance as provided in
Section 24- 64(d). Mr. Hansen seconded the motion and it carried
unanimously, 5 -0.
B. REV - 2013 -01
Review of Chapter 17 provisions regarding flags
Staff Mr. Griffin presented the City Commission's request that the Community
Report Development Board review Chapter 17 provisions and make a
recommendation as to the regulation of flags. He explained it has been
staff's interpretation that only US flags are permitted in accordance with
Chapter 17 regulations. He then summarized provisions regarding flags
from several neighboring and nearby jurisdictions, including the City of
Neptune Beach, City of Jacksonville Beach, City of Jacksonville and St
Page 4 of 7
AGENDA ITEM # 8E
MARCH 11, 2013
Draft Minutes of the February 19, 2013 regular meeting of the Community Development Board
Johns County.
Board Mr. Stratton asked what was driving the request, to which Mr. Griffin
Discussion responded that there had been a code enforcement action against a
commercial establishment for flying a non -US flag. Mr. Stratton replied
that he felt anyone should be able to fly a national flag.
Mr. Elmore agreed, so long as the flag was flown on private property in
residential areas; however, in non - residential areas, such a flag could be
perceived as advertising.
Mr. Stratton repeated and.:A's;ked:lfor confirmation, that according to
current interpretation, the '`c o ,m`mercial';e5tablishment owner would have
been allowed to fly an.Arr:erican flag andtiould not have been cited, but
because he flew ; a;.;non- American national;.,, flag, he was cited for
advertising. Mr Stratton then asked what if f'K : intention of the flag was
merely patriotism to'`country of origin.
Mr. Burgess stated that he was strongly in favor of anyone being able to
fly a national flag other than a,;US flag, and Mr. Stratton concurred. Mr.
Itt
Hansen noted that national flags a'ie, often integral to the recognition of tt
an establishment or product.
ess stated he „thought `.business owners should be allowed to
least one 'additional flag'= in addition to a US flag. Ms. Paul
but said sf1e'`would like a maximum size defined. Further
`n.,;,regarding`"':,the appropriate number and size of flags to be
Motion Mr. Elmore moved `thatthe Community Development Board recommend
to the City;Commission revision of Chapter 17 provisions regarding flags,
I. topermit ote,,(1) flag in addition to the already permitted US flag, with a
maximum size'of twenty -four (24) square feet. Mr. Burgess seconded the
motion and it carried unanimously, 5 -01
and took a two - minute break from 7:12pm to 7:14pm, at the
of Mr. Stratton.]
C. REV 2013 -02
Review of use -by- exception for used car lots in Commercial General zoning districts,
particularly within the Mayport Corridor
Staff Mr. Griffin reminded the Board that last spring the City Commission had
Report placed a moratorium on used car lots in the Commercial General (CG)
zoning district in order to give staff time to evaluate the permitted uses,
uses -by- exception and application review procedures, in order to make
recommendations as to improvements. That moratorium is due to expire
on March 12, 2013.
Page 5 of 7
Draft Minutes of the February 19, 2013 regular meeting of the Community Development Board
AGENDA ITEM # 8E
MARCH 11, 2013
Mr. Griffin reported that staff has been working to improve
administrative procedures to ensure better compliance with zoning
regulations as well as specific conditions placed upon granted uses -by-
exception. He explained that all such uses shall be monitored to ensure
continued compliance with all requirements related to ingress /egress,
off - street parking, refuse service areas, screening and buffering, as well
as adverse impacts to and compatibility with adjacent properties.
Additionally, those properties located within the areas delineated as the
commercial corridor must also comply with the commercial corridor
development standards.
Mr. Griffin asked the Board; =to = "I Ma'ke a recommendation to the City
Commission as to whether or not ,tley felt these measures would
sufficiently address tljd`i assue of used Icarldo ts and other automotive -
related uses withip;fhe,Commercial Generalzone along Mayport Road.
Board Mr. Elmore stated that,. believes,the use -by- exception process provides
Discussion a means to ensure compliance ''with existing ;zoning and land
development, regulations, an&-'8 llows additional conditions to be placed
on the approval -as needed He :emphasized that he believes the Board
should reIO nmend, complete compliance within 90 -120 days of final
approval by the City Commission.
Mr. Griffin responded that failure to comply within the specified time
would'n,ot result m:;code °enforcement action, but a return to the City
Commission, which could then act to amend or revoke an approved use-
Mr Hansen moved'that the Community Development Board recommend
to the;;City Commission no revisions be made to the current list of
p rrrI uses or uses -by- exception at this time, but that staff be
allowed to'plement improved administrative procedures which utilize
M ore thorough
"'site plan review and compliance monitoring. Mr. Elmore
seconded the motion and it carried unanimously, 5 -0.
D. REV 2013'= 03.:.,;
Review of proposed` revisions to City Code Chapter 8 Floodplain Management
Ordinance as required by the State of Florida for adoption as part of the 2010 Florida
Building Code.
Staff Mr. Griffin explained that floodplain management regulations consistent
Report with the National Flood Insurance Program (NFIP) are considered either
technical or administrative. The technical provisions were incorporated
into the 2010 Florida Building Code (FBC) which was adopted on March
15, 2012, while the administrative provisions must be adopted by local
governments and incorporated into municipal codes. The Federal
Emergency Management Agency (FEMA) has established June 3, 2013 as
the date by which Atlantic Beach must adopt said administrative
provisions. That is also the date on which the new flood maps will be
Page 6 of 7
AGENDA ITEM # 8E
Draft Idinutes of the February 19, 2013 regular meeting of the Community Development Board MARCH I I, 2013
5.
6.
adopted.
Mr. Griffin said the proposed ordinance is a boilerplate which has been
reviewed and approved by the State of Florida Division of Emergency
Management. Further, he has reviewed the draft and modified it for
consistency with the Atlantic Beach municipal code. He asked the Board
to review the draft and make a recommendation to the City Commission
to adopt.
Board Mr. Elmore asked if the ordinance: n':an•y way limited local government's
Discussion authority. Mr. Griffin replied thaItdid not. He explained that floodplain
management is a federal program`,In; terms of oversight; however, states
have the authority to designate administrative duties.
Motion Mr. Elmore moved', that the Community Deve9opment Board recommend
adoption of the proposed revisions to City Code Chapter 8 Floodplain
Management Ordinance;,as required, by the State of.Florida, finding that
i'ii the provisions are consistent with the�igoals, objectives and policies of the
2020 Comprehensive Plan, as adopted; the purpose and intent of
Chapter;.;2.4..; Land Developm•ept. Regulations, of the Atlantic Beach
Municipal Code, as;Vadopted; and the 2010 Florida Building Code, as
adopted Mr Burgess seconded the motion and it carried unanimously,
Page 7 of 7
AGENDA ITEM # 8E
MARCH 11, 2013
ORDINANCE NO.
AN ORDINANCE BY THE City Commission AMENDING THE City of Atlantic Beach CODE
OF ORDINANCES TO REPEAL Chapter 8 Flood Hazard Areas; TO ADOPT A NEW Chapter
8 Floodplain Management Ordinance; TO ADOPT FLOOD HAZARD MAPS, TO
DESIGNATE A FLOODPLAIN ADMINISTRATOR, TO ADOPT PROCEDURES AND
CRITERIA FOR DEVELOPMENT IN FLOOD HAZARD AREAS, AND FOR OTHER
PURPOSES; TO ADOPT LOCAL ADMINISTRATIVE AMENDMENTS TO THE FLORIDA
BUILDING CODE; PROVIDING FOR APPLICABILITY; REPEALER; SEVERABILITY; AND
AN EFFECTIVE DATE.
WHEREAS, the Legislature of the State of Florida has, in Florida Statutes, conferred
upon local governments the authority to adopt regulations designed to promote the public
health, safety, and general welfare of its citizenry; and
WHEREAS, the Federal Emergency Management Agency has identified special flood
hazard areas within the boundaries of City of Atlantic Beach and such areas may be subject to
periodic inundation which may result in loss of life and property, health and safety hazards,
disruption of commerce and governmental services, extraordinary public expenditures for flood
protection and relief, and impairment of the tax base, all of which adversely affect the public
health, safety and general welfare, and
WHEREAS, the City of Atlantic Beach was accepted for participation in the National
Flood Insurance Program on March 15, 1977 and the City Commission desires to continue to
meet the requirements of Title 44 Code of Federal Regulations, Sections 59 and 60, necessary
for such participation; and
WHEREAS, Chapter 553, Florida Statutes, was adopted by the Florida Legislature to
provide a mechanism for the uniform adoption, updating, amendment, interpretation and
enforcement of a state building code, called the Florida Building Code; and
WHEREAS, section 553.73(5), Florida Statutes, allows adoption of local administrative
amendments to the Florida Building Code to implement the National Flood Insurance Program;
and
WHEREAS, the City Commission is adopting a requirement to increase the minimum
elevation requirement for buildings and structures in flood hazard areas and, pursuant to section
553.73(5), F.S., is formatting that requirement to coordinate with the Florida Building Code;
WHEREAS, the City Commission has determined that it is in the public interest to adopt
the proposed floodplain management regulations that are coordinated with the Florida Building
Code.
NOW, THEREFORE, BE IT ORDAINED by the City Commission of Atlantic Beach that
the following floodplain management regulations, and the following local administrative
amendments to the 2010 Florida Building Code, are hereby adopted.
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AGENDA ITEM # 8E
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SECTION 1. RECITALS.
The foregoing whereas clauses are incorporated herein by reference and made a part hereof.
SECTION 2. This ordinance specifically repeals and replaces the following ordinance(s)
and regulation(s): Chapter 8 Flood Hazard Areas the City of Atlantic Beach Code.
CHAPTER 1 ADMINISTRATION
SECTION 101 GENERAL
101.1 Title. These regulations shall be known as the Floodplain Management Ordinance of the
City of Atlantic Beach, hereinafter referred to as "this ordinance."
101.2 Scope. The provisions of this ordinance shall apply to all development that is wholly within
or partially within any flood hazard area, including but not limited to the subdivision of land; filling,
grading, and other site improvements and utility installations; construction, alteration, remodeling,
enlargement, improvement, replacement, repair, relocation or demolition of buildings, structures,
and facilities that are exempt from the Florida Building Code; placement, installation, or replacement
of manufactured homes and manufactured buildings; installation or replacement of tanks; placement
of recreational vehicles; installation of swimming pools; and any other development.
101.3 Intent. The purposes of this ordinance and the flood load and flood resistant construction
requirements of the Florida Building Code are to establish minimum requirements to safeguard
the public health, safety, and general welfare and to minimize public and private losses due to
flooding through regulation of development in flood hazard areas to:
1. Minimize unnecessary disruption of commerce, access and public service during times
of flooding;
2. Require the use of appropriate construction practices in order to prevent or minimize
future flood damage;
3. Manage filling, grading, dredging, mining, paving, excavation, drilling operations, storage
of equipment or materials, and other development which may increase flood damage or
erosion potential;
4. Manage the alteration of flood hazard areas, watercourses, and shorelines to minimize
the impact of development on the natural and beneficial functions of the floodplain;
5. Minimize damage to public and private facilities and utilities;
6. Help maintain a stable tax base by providing for the sound use and development of flood
hazard areas;
7. Minimize the need for future expenditure of public funds for flood control projects and
response to and recovery from flood events; and
8. Meet the requirements of the National Flood Insurance Program for community
participation as set forth in the Title 44 Code of Federal Regulations, Section 59.22.
101.4 Coordination with the Florida Building Code. This ordinance is intended to be
administered and enforced in conjunction with the Florida Building Code. Where cited, ASCE
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AGENDA ITEM # 8E
MARCH l 1, 2013
24 refers to the edition of the standard that is referenced by the Florida Building Code.
101.5 Warning. The degree of flood protection required by this ordinance and the Florida Building
Code, as amended by this community, is considered the minimum reasonable for regulatory
purposes and is based on scientific and engineering considerations. Larger floods can and will
occur. Flood heights may be increased by man -made or natural causes. This ordinance does not
imply that land outside of mapped special flood hazard areas, or that uses permitted within such
flood hazard areas, will be free from flooding or flood damage. The flood hazard areas and base
flood elevations contained in the Flood Insurance Study and shown on Flood Insurance Rate Maps
and the requirements of Title 44 Code of Federal Regulations, Sections 59 and 60 may be
revised by the Federal Emergency Management Agency, requiring this community to revise these
regulations to remain eligible for participation in the National Flood Insurance Program. No
guaranty of vested use, existing use, or future use is implied or expressed by compliance with
this ordinance.
101.6 Disclaimer of Liability. This ordinance shall not create liability on the part of the City
Commission of the City of Atlantic Beach or by any officer or employee thereof for any flood
damage that results from reliance on this ordinance or any administrative decision lawfully made
thereunder.
SECTION 102 APPLICABILITY
102.1 General.
Where
there is a
conflict
between a general requirement and a specific
requirement, the
specific
requirement
shall be
applicable.
102.2
Areas to
which
this ordinance applies. This ordinance
shall
apply
to all flood hazard
areas
within the
City of
Atlantic Beach, as established in Section 102.3
of this
ordinance.
102.3 Basis for establishing flood hazard areas. The Flood Insurance Study for Duval
County, Florida and Incorporated areas of the City of Atlantic Beach dated June 3, 2013, and all
subsequent amendments and revisions, and the accompanying Flood Insurance Rate Maps
(FIRM), and all subsequent amendments and revisions to such maps, are adopted by reference
as a part of this ordinance and shall serve as the minimum basis for establishing flood hazard
areas. Studies and maps that establish flood hazard areas are on file at the City of Atlantic
Beach Building Department 800 Seminole Road Atlantic Beach, Florida.
102.3.1 Submission of additional data to establish flood hazard areas. To establish flood
hazard areas and base flood elevations, pursuant to Section 105 of this ordinance the
Floodplain Administrator may require submission of additional data. Where field surveyed
topography prepared by a Florida licensed professional surveyor or digital topography accepted
by the community indicates that ground elevations:
1. Are below the closest applicable base flood elevation, even in areas not delineated as a
special flood hazard area on a FIRM, the area shall be considered as flood hazard area
and subject to the requirements of this ordinance and, as applicable, the requirements
of the Florida Building Code.
2. Are above the closest applicable base flood elevation, the area shall be regulated as
special flood hazard area unless the applicant obtains a Letter of Map Change that
removes the area from the special flood hazard area.
102.4 Other laws. The provisions of this ordinance shall not be deemed to nullify any
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AGENDA ITEM # 8E
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provisions of local, state or federal law.
102.5 Abrogation and greater restrictions. This ordinance supersedes any ordinance in effect
for management of development in flood hazard areas. However, it is not intended to repeal or
abrogate any existing ordinances including but not limited to land development regulations,
zoning ordinances, stormwater management regulations, or the Florida Building Code. In the
event of a conflict between this ordinance and any other ordinance, the more restrictive shall
govern. This ordinance shall not impair any deed restriction, covenant or easement, but any
land that is subject to such interests shall also be governed by this ordinance.
102.6 Interpretation. In the interpretation and application of this ordinance, all provisions shall
be:
1. Considered as minimum requirements;
2. Liberally construed in favor of the governing body; and
3. Deemed neither to limit nor repeal any other powers granted under state statutes.
SECTION 103 DUTIES AND POWERS OF THE FLOODPLAIN ADMINISTRATOR
103.1 Designation. The Building and Zoning Director is designated as the Floodplain
Administrator. The Floodplain Administrator may delegate performance of certain duties to other
employees.
103.2 General. The Floodplain Administrator is authorized and directed to administer and
enforce the provisions of this ordinance. The Floodplain Administrator shall have the authority to
render interpretations of this ordinance consistent with the intent and purpose of this ordinance
and may establish policies and procedures in order to clarify the application of its provisions.
Such interpretations, policies, and procedures shall not have the effect of waiving requirements
specifically provided in this ordinance without the granting of a variance pursuant to Section 107
of this ordinance.
103.3 Applications and permits. The Floodplain Administrator, in coordination with other
pertinent offices of the community, shall:
1. Review applications and plans to determine whether proposed new development will be
located in flood hazard areas;
2. Review applications for modification of any existing development in flood hazard areas
for compliance with the requirements of this ordinance;
3. Interpret flood hazard area boundaries where such interpretation is necessary to
determine the exact location of boundaries; a person contesting the determination shall
have the opportunity to appeal the interpretation;
4. Provide available flood elevation and flood hazard information;
5. Determine whether additional flood hazard data shall be obtained from other sources or
shall be developed by an applicant;
6. Review applications to determine whether proposed development will be reasonably
safe from flooding;
7. Issue floodplain development permits or approvals for development other than buildings
and structures that are subject to the Florida Building Code, including buildings,
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AGENDA ITEM # 8E
MARCH 11, 2013
structures and facilities exempt from the Florida Building Code, when compliance with
this ordinance is demonstrated, or disapprove the same in the event of noncompliance;
and
8. Coordinate with and provide comments to the Building Official to assure that
applications, plan reviews, and inspections for buildings and structures in flood hazard
areas comply with the applicable provisions of this ordinance.
103.4 Substantial improvement and substantial damage determinations. For applications
for building permits to improve buildings and structures, including alterations, movement,
enlargement, replacement, repair, change of occupancy, additions, rehabilitations, renovations,
substantial improvements, repairs of substantial damage, and any other improvement of or work
on such buildings and structures, the Floodplain Administrator, in coordination with the Building
Official, shall:
1. Estimate the market value, or require the applicant to obtain an appraisal of the market
value prepared by a qualified independent appraiser, of the building or structure before
the start of construction of the proposed work; in the case of repair, the market value of
the building or structure shall be the market value before the damage occurred and
before any repairs are made;
2. Compare the cost to perform the improvement, the cost to repair a damaged building to
its pre- damaged condition, or the combined costs of improvements and repairs, if
applicable, to the market value of the building or structure;
3. Determine and document whether the proposed work constitutes substantial
improvement or repair of substantial damage; and
4. Notify the applicant if it is determined that the work constitutes substantial improvement
or repair of substantial damage and that compliance with the flood resistant construction
requirements of the Florida Building Code and this ordinance is required.
103.5 Modifications of the strict application of the requirements of the Florida Building
Code. The Floodplain Administrator shall review requests submitted to the Building Official that
seek approval to modify the strict application of the flood load and flood resistant construction
requirements of the Florida Building Code to determine whether such requests require the
granting of a variance pursuant to Section 107 of this ordinance.
103.6 Notices and orders. The Floodplain Administrator shall coordinate with appropriate local
agencies for the issuance of all necessary notices or orders to ensure compliance with this
ordinance.
103.7 Inspections. The Floodplain Administrator shall make the required inspections as
specified in Section 106 of this ordinance for development that is not subject to the Florida
Building Code, including buildings, structures and facilities exempt from the Florida Building
Code. The Floodplain Administrator shall inspect flood hazard areas to determine if
development is undertaken without issuance of a permit.
103.8 Other duties of the Floodplain Administrator. The Floodplain Administrator shall have
other duties, including but not limited to:
1. Establish, in coordination with the Building Official, procedures for administering and
documenting determinations of substantial improvement and substantial damage made
pursuant to Section 103.4 of this ordinance;
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2. Require that applicants proposing alteration of a watercourse notify adjacent
communities and the Florida Division of Emergency Management, State Floodplain
Management Office, and submit copies of such notifications to the Federal Emergency
Management Agency (FEMA);
3. Require applicants who submit hydrologic and hydraulic engineering analyses to support
permit applications to submit to FEMA the data and information necessary to maintain
the Flood Insurance Rate Maps if the analyses propose to change base flood elevations,
flood hazard area boundaries, or floodway designations; such submissions shall be
made within 6 months of such data becoming available;
4. Review required design certifications and documentation of elevations specified by this
ordinance and the Florida Building Code and this ordinance to determine that such
certifications and documentations are complete;
5. Notify the Federal Emergency Management Agency when the corporate boundaries of
the City of Atlantic Beach are modified; and
6. Advise applicants for new buildings and structures, including substantial improvements,
that are located in any unit of the Coastal Barrier Resources System established by the
Coastal Barrier Resources Act (Pub. L. 97 -348) and the Coastal Barrier Improvement
Act of 1990 (Pub. L. 101 -591) that federal flood insurance is not available on such
construction; areas subject to this limitation are identified on Flood Insurance Rate Maps
as "Coastal Barrier Resource System Areas" and "Otherwise Protected Areas."
103.9 Floodplain management records. Regardless of any limitation on the period required
for retention of public records, the Floodplain Administrator shall maintain and permanently keep
and make available for public inspection all records that are necessary for the administration of
this ordinance and the flood resistant construction requirements of the Florida Building Code,
including Flood Insurance Rate Maps; Letters of Change; records of issuance of permits and
denial of permits; determinations of whether proposed work constitutes substantial improvement
or repair of substantial damage; required design certifications and documentation of elevations
specified by the Florida Building Code and this ordinance; notifications to adjacent communities,
FEMA, and the state related to alterations of watercourses; assurances that the flood carrying
capacity of altered watercourses will be maintained; documentation related to appeals and
variances, including justification for issuance or denial; and records of enforcement actions
taken pursuant to this ordinance and the flood resistant construction requirements of the Florida
Building Code. These records shall be available for public inspection at City of Atlantic Beach
Building Department 800 Seminole Road Atlantic Beach, Florida.
SECTION 104 PERMITS
104.1 Permits required. Any owner or owner's authorized agent (hereinafter "applicant ") who
intends to undertake any development activity within the scope of this ordinance, including
buildings, structures and facilities exempt from the Florida Building Code, which is wholly within
or partially within any flood hazard area shall first make application to the Floodplain
Administrator, and the Building Official if applicable, and shall obtain the required permit(s) and
approval(s). No such permit or approval shall be issued until compliance with the requirements of
this ordinance and all other applicable codes and regulations has been satisfied.
104.2 Floodplain development permits or approvals. Floodplain development permits or
approvals shall be issued pursuant to this ordinance for any development activities not subject to the
requirements of the Florida Building Code, including buildings, structures and facilities exempt
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from the Florida Building Code. Depending on the nature and extent of proposed development
that includes a building or structure, the Floodplain Administrator may determine that a floodplain
development permit or approval is required in addition to a building permit.
104.2.1 Buildings, structures and facilities exempt
Pursuant to the requirements of federal regulation for
Insurance Program (44 C.F.R. Sections 59 and 60),
approvals shall be required for the following buildings, str
from the Florida Building Code and any further exemptions
the requirements of this ordinance:
from the Florida Building Code.
participation in the National Flood
floodplain development permits or
ctures and facilities that are exempt
provided by law, which are subject to
1. Railroads and ancillary facilities associated with the railroad.
2. Nonresidential farm buildings on farms, as provided in section 604.50, F.S.
3. Temporary buildings or sheds used exclusively for construction purposes.
4. Mobile or modular structures used as temporary offices.
5. Those structures or facilities of electric utilities, as defined in section 366.02, F.S., which
are directly involved in the generation, transmission, or distribution of electricity.
6. Chickees constructed by the Miccosukee Tribe of Indians of Florida or the Seminole
Tribe of Florida. As used in this paragraph, the term "chickeeI) means an open -sided
wooden but that has a thatched roof of palm or palmetto or other traditional materials,
and that does not incorporate any electrical, plumbing, or other non -wood features.
7. Family mausoleums not exceeding 250 square feet in area which are prefabricated and
assembled on site or preassembled and delivered on site and have walls, roofs, and a
floor constructed of granite, marble, or reinforced concrete.
8. Temporary housing provided by the Department of Corrections to any prisoner in the
state correctional system.
9. Structures identified in section 553.73(10)(k), F.S., are not exempt from the Florida
Building Code if such structures are located in flood hazard areas established on Flood
Insurance Rate Maps
104.3 Application for a permit or approval. To obtain a floodplain development permit or
approval the applicant shall first file an application in writing on a form furnished by the
community. The information provided shall:
1. Identify and describe the development to be covered by the permit or approval.
2. Describe the land on which the proposed development is to be conducted by legal
description, street address or similar description that will readily identify and definitively
locate the site.
3. Indicate the use and occupancy for which the proposed development is intended.
4. Be accompanied by a site plan or construction documents as specified in Section 105 of
this ordinance.
5. State the valuation of the proposed work.
6. Be signed by the applicant or the applicant's authorized agent.
7. Give such other data and
information as required by
the
Floodplain Administrator.
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104.4 Validity of permit or approval. The issuance of a floodplain development permit or
approval pursuant to this ordinance shall not be construed to be a permit for, or approval of, any
violation of this ordinance, the Florida Building Codes, or any other ordinance of this community.
The issuance of permits based on submitted applications, construction documents, and
information shall not prevent the Floodplain Administrator from requiring the correction of errors
and omissions.
104.5 Expiration. A floodplain development permit or approval shall become invalid unless the
work authorized by such permit is commenced within 180 days after its issuance, or if the work
authorized is suspended or abandoned for a period of 180 days after the work commences.
Extensions for periods of not more than 180 days each shall be requested in writing and
justifiable cause shall be demonstrated.
104.6 Suspension or revocation. The Floodplain Administrator is authorized to suspend or
revoke a floodplain development permit or approval if the permit was issued in error, on the
basis of incorrect, inaccurate or incomplete information, or in violation of this ordinance or any
other ordinance, regulation or requirement of this community.
104.7 Other permits required. Floodplain development permits and building permits shall
include a condition that all other applicable state or federal permits be obtained before
commencement of the permitted development, including but not limited to the following:
1. The St, Johns River Water Management District; section 373.036, F.S.
2. Florida Department of Health for onsite sewage treatment and disposal systems; section
381.0065, F.S. and Chapter 64E -6, F.A.C.
3. Florida Department of Environmental Protection for construction, reconstruction,
changes, or physical activities for shore protection or other activities seaward of the
coastal construction control line; section 161.141, F.S.
4. Florida Department of Environmental Protection for activities subject to the Joint Coastal
Permit; section 161.055, F.S.
5. Florida Department of Environmental Protection for activities that affect wetlands and
alter surface water flows, in conjunction with the U.S. Army Corps of Engineers; Section
404 of the Clean Water Act,
6. Federal permits and approval.
SECTION 105 SITE PLANS AND CONSTRUCTION DOCUMENTS
105.1 Information for development in flood hazard areas. The site plan or construction
documents for any development subject to the requirements of this ordinance shall be drawn to
scale and shall include, as applicable to the proposed development:
1. Delineation of flood hazard
elevation(s), and ground
development.
2. Where base flood elevation
Flood Insurance Study, they
(3) of this ordinance.
areas, floodway boundaries and flood zone(s), base flood
elevations if necessary for review of the proposed
S, or floodway data are not included on the FIRM or in the
shall be established in accordance with Section 105.2 (2) or
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3. Where the parcel on which the proposed development will take place will have more
than 50 lots or is larger than 5 acres and the base flood elevations are not included on
the FIRM or in the Flood Insurance Study, such elevations shall be established in
accordance with Section 105.2.1 of this ordinance.
4. Location of the proposed activity and proposed structures, and locations of existing
buildings and structures; in coastal high hazard areas, new buildings shall be located
landward of the reach of mean high tide.
5. Location, extent, amount, and proposed final grades of any filling, grading, or
excavation.
6. Where the placement of fill is proposed, the amount, type, and source of fill material;
compaction specifications; a description of the intended purpose of the fill areas; and
evidence that the proposed fill areas are the minimum necessary to achieve the intended
purpose.
7. Delineation of the Coastal Construction Control Line or notation that the site is seaward
of the coastal construction control line, if applicable.
8. Extent of any proposed alteration of sand dunes or mangrove stands, provided such
alteration is approved by the Florida Department of Environmental Protection.
9. Existing and proposed alignment of any proposed alteration of a watercourse.
The Floodplain Administrator is authorized to waive the submission of site plans, construction
documents, and other data that are required by this ordinance but that are not required to be
prepared by a registered design professional if it is found that the nature of the proposed
development is such that the review of such submissions is not necessary to ascertain
compliance with this ordinance.
105.2 Information in flood hazard areas without base flood elevations (approximate Zone
A). Where flood hazard areas are delineated on the FIRM and base flood elevation data have
not been provided, the Floodplain Administrator shall:
1. Require the applicant to include base flood elevation data prepared in accordance with
currently accepted engineering practices.
2. Obtain, review, and provide to applicants base flood elevation and floodway data
available from a federal or state agency or other source or require the applicant to
obtain and use base flood elevation and floodway data available from a federal or state
agency or other source.
3. Where base flood elevation and floodway data are not available from another source,
where the available data are deemed by the Floodplain Administrator to not reasonably
reflect flooding conditions, or where the available data are known to be scientifically or
technically incorrect or otherwise inadequate:
a. Require the applicant to include base flood elevation data prepared in
accordance with currently accepted engineering practices; or
b. Specify that the base flood elevation is four and 1/2 (4.5) feet above the
highest adjacent grade at the location of the development, provided there is
no evidence indicating flood depths have been or may be greater than four
and 1/2 (4.5) feet.
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4. Where the base flood elevation data are to be used to support a Letter of Map Change
from FEMA, advise the applicant that the analyses shall be prepared by a Florida
licensed engineer in a format required by FEMA, and that it shall be the responsibility of
the applicant to satisfy the submittal requirements and pay the processing fees.
105.3 Additional analyses and certifications. As applicable to the location and nature of the
proposed development activity, and in addition to the requirements of this section, the applicant
shall have the following analyses signed and sealed by a Florida licensed engineer for
submission with the site plan and construction documents:
1. For development activities proposed to be located in a regulatory floodway, a floodway
encroachment analysis that demonstrates that the encroachment of the proposed
development will not cause any increase in base flood elevations; where the applicant
proposes to undertake development activities that do increase base flood elevations, the
applicant shall submit such analysis to FEMA as specified in Section 105.4 of this
ordinance and shall submit the Conditional Letter of Map Revision, if issued by FEMA,
with the site plan and construction documents.
2. For development activities proposed to be located in a riverine flood hazard area for
which base flood elevations are included in the Flood Insurance Study or on the FIRM
and floodways have not been designated, hydrologic and hydraulic analyses that
demonstrate that the cumulative effect of the proposed development, when combined
with all other existing and anticipated flood hazard area encroachments, will not increase
the base flood elevation more than one (1) foot at any point within the community. This
requirement does not apply in isolated flood hazard areas not connected to a riverine
flood hazard area or in flood hazard areas identified as Zone AO or Zone AH.
3. For alteration of a watercourse, an engineering analysis prepared in accordance with
standard engineering practices which demonstrates that the flood- carrying capacity of
the altered or relocated portion of the watercourse will not be decreased, and
certification that the altered watercourse shall be maintained in a manner which
preserves the channel's flood- carrying capacity; the applicant shall submit the analysis to
FEMA as specified in Section 105.4 of this ordinance.
4. For activities that propose to alter sand dunes or mangrove stands in coastal high
hazard areas (Zone V), an engineering analysis that demonstrates that the proposed
alteration will not increase the potential for flood damage.
105.4 Submission of additional data. When additional hydrologic, hydraulic or other
engineering data, studies, and additional analyses are submitted to support an application, the
applicant has the right to seek a Letter of Map Change from FEMA to change the base flood
elevations, change floodway boundaries, or change boundaries of flood hazard areas shown on
FIRMs, and to submit such data to FEMA for such purposes. The analyses shall be prepared
by a Florida licensed engineer in a format required by FEMA. Submittal requirements and
processing fees shall be the responsibility of the applicant.
SECTION 106 INSPECTIONS
106.1 General. Development for which a floodplain development permit or approval is required
shall be subject to inspection.
106.1.1 Development other than buildings and structures. The Floodplain Administrator
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shall inspect all development to determine compliance with the requirements of this ordinance
and the conditions of issued floodplain development permits or approvals.
106.1.2 Buildings, structures and facilities exempt from the Florida Building Code. The
Floodplain Administrator shall inspect buildings, structures and facilities exempt from the Florida
Building Code to determine compliance with the requirements of this ordinance and the
conditions of issued Floodplain development permits or approvals.
106.1.2.1 Buildings, structures and facilities exempt from the Florida Building Code,
lowest floor inspection. Upon placement of the lowest floor, including basement, and prior to
further vertical construction, the owner of a building, structure or facility exempt from the Florida
Building Code, or the owner's authorized agent, shall submit to the Floodplain Administrator.
1. If a design flood elevation was used to determine the required elevation of the lowest
floor, the certification of elevation of the lowest floor prepared and sealed by a Florida
licensed professional surveyor; or
2. If the elevation used to determine the required elevation of the lowest floor was
determined in accordance with Section 105.2(3)(b) of this ordinance, the documentation
of height of the lowest floor above highest adjacent grade, prepared by the owner or the
owner's authorized agent.
106.1.2.2 Buildings, structures and facilities exempt from the Florida Building Code, final
inspection. As part of the final inspection, the owner or owner's authorized agent shall submit
to the Floodplain Administrator a final certification of elevation of the lowest floor or final
documentation of the height of the lowest floor above the highest adjacent grade; such
certifications and documentations shall be prepared as specified in Section 106.1.2.1 of this
ordinance.
106.1.3 Manufactured homes. The Building Official shall inspect manufactured homes that are
installed or replaced in flood hazard areas to determine compliance with the requirements of this
ordinance and the conditions of the issued permit. Upon placement of a manufactured home,
certification of the elevation of the lowest floor shall be submitted to the Building Official.
SECTION 107 VARIANCES AND APPEALS
107.1 General. The City Commission shall hear and
requests for variances from the strict application of
553.73(5), F.S., the City Commission shall hear and
requests for variances from the strict application of the flc
of the Florida Building Code. This section does not apply
Code, Building.
decide on requests for appeals and
this ordinance. Pursuant to section
decide on requests for appeals and
god resistant construction requirements
to Section 3109 of the Florida Building
107.2 Appeals. The City Commission shall hear and decide appeals when it is alleged there is
an error in any requirement, decision, or determination made by the Floodplain Administrator in
the administration and enforcement of this ordinance. Any person aggrieved by the decision of
the City Commission may appeal such decision to the Circuit Court, as provided by Florida
Statutes.
107.3 Limitations on authority to grant variances. The City Commission shall base its
decisions on variances on technical justifications submitted by applicants, the considerations for
issuance in Section 107.6 of this ordinance, the conditions of issuance set forth in Section 107.7
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of this ordinance, and the comments and recommendations of the Floodplain Administrator and
the Building Official. The City Commission has the right to attach such conditions as it deems
necessary to further the purposes and objectives of this ordinance.
107.3.1 Restrictions in floodways. A variance shall not be issued for any proposed
development in a floodway if any increase in base flood elevations would result, as evidenced
by the applicable analyses and certifications required in Section 105.3 of this ordinance.
107.4 Historic buildings. A variance is authorized to be issued for the repair, improvement, or
rehabilitation of a historic building that is determined eligible for the exception to the flood
resistant construction requirements of the Florida Building Code, Existing Building, Chapter 11
Historic Buildings, upon a determination that the proposed repair, improvement, or rehabilitation
will not preclude the building's continued designation as a historic building and the variance is
the minimum necessary to preserve the historic character and design of the building. If the
proposed work precludes the building's continued designation as a historic building, a variance
shall not be granted and the building and any repair, improvement, and rehabilitation shall be
subject to the requirements of the Florida Building Code.
107.5 Functionally dependent uses. A variance is authorized to be issued for the construction
or substantial improvement necessary for the conduct of a functionally dependent use, as
defined in this ordinance, provided the variance meets the requirements of Section 107.3.1, is
the minimum necessary considering the flood hazard, and all due consideration has been given
to use of methods and materials that minimize flood damage during occurrence of the base
flood.
107.6 Considerations for issuance of variances. In reviewing requests for variances, the
City Commission shall consider all technical evaluations, all relevant factors, all other applicable
provisions of the Florida Building Code, this ordinance, and the following:
1. The danger that materials and debris may be swept onto other lands resulting in further
injury or damage;
2. The danger to life and property due to flooding or erosion damage;
3. The susceptibility of the proposed development, including contents, to flood damage and
the effect of such damage on current and future owners;
4. The importance of the services provided by the proposed development to the
community;
5. The availability of alternate locations for the proposed development that are subject to
lower risk of flooding or erosion;
6. The compatibility of the proposed development with existing and anticipated
development;
7. The relationship of the proposed development to the comprehensive plan and floodplain
management program for the area;
8. The safety of access to the property in times of flooding for ordinary and emergency
vehicles;
9. The expected heights, velocity, duration, rate of rise and debris and sediment transport
of the floodwaters and the effects of wave action, if applicable, expected at the site; and
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10. 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, streets and bridges.
107.7 Conditions for issuance of variances. Variances shall be issued only upon:
1. Submission by the applicant, of a showing of good and sufficient cause that the unique
characteristics of the size, configuration, or topography of the site limit compliance with
any provision of this ordinance or the required elevation standards;
2. Determination by the City Commission that:
a. Failure to grant the variance would result in exceptional hardship due to the
physical characteristics of the land that render the lot undevelopable; increased
costs to satisfy the requirements or inconvenience do not constitute hardship;
b. The granting of a variance will not result in increased flood heights, additional
threats to public safety, extraordinary public expense, nor create nuisances,
cause fraud on or victimization of the public or conflict with existing local laws
and ordinances; and
c. The variance is the minimum necessary, considering the flood hazard, to afford
relief;
3. Receipt of a signed statement by the applicant that the variance, if granted, shall be
recorded in the Office of the Clerk of the Court in such a manner that it appears in the
chain of title of the affected parcel of land; and
4. If the request is for a variance to allow construction of the lowest floor of a new building,
or substantial improvement of a building, below the required elevation, a copy in the
record of a written notice from the Floodplain Administrator to the applicant for the
variance, specifying the difference between the base flood elevation and the proposed
elevation of the lowest floor, stating that the cost of federal flood insurance will be
commensurate with the increased risk resulting from the reduced floor elevation (up to
amounts as high as $25 for $100 of insurance coverage), and stating that construction
below the base flood elevation increases risks to life and property.
SECTION 108 VIOLATIONS
108.1 Violations. Any development that is not within the scope of the Florida Building Code but
that is regulated by this ordinance that is performed without an issued permit, that is in conflict
with an issued permit, or that does not fully comply with this ordinance, shall be deemed a
violation of this ordinance. A building or structure without the documentation of elevation of the
lowest floor, other required design certifications, or other evidence of compliance required by
this ordinance or the Florida Building Code is presumed to be a violation until such time as that
documentation is provided.
108.2 Authority. For development that is not within the scope of the Florida Building Code but
that is regulated by this ordinance and that is determined to be a violation, the Floodplain
Administrator is authorized to serve notices of violation or stop work orders to owners of the
property involved, to the owner's agent, or to the person or persons performing the work.
108.3 Unlawful continuance. Any person who shall continue any work after having been
served with a notice of violation or a stop work order, except such work as that person is
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directed to perform to remove or remedy a violation or unsafe condition, shall be subject to
penalties as prescribed by law.
CHAPTER 2 DEFINITIONS
SECTION 201 GENERAL
201.1 Scope. Unless otherwise expressly stated, the following words and terms shall, for the
purposes of this ordinance, have the meanings shown in this section.
201.2 Terms defined in the Florida Building Code. Where terms are not defined in this
ordinance and are defined in the Florida Building Code, such terms shall have the meanings
ascribed to them in that code.
201.3
Terms not
defined. Where terms are not
defined in
this ordinance or the Florida Building
Code,
such terms
shall have ordinarily accepted
meanings
such as the context implies.
SECTION 202 DEFINITIONS
Alteration of a watercourse. A dam, impoundment, channel relocation, change in channel
alignment, channelization, or change in cross - sectional area of the channel or the channel
capacity, or any other form of modification which may alter, impede, retard or change the
direction and /or velocity of the riverine flow of water during conditions of the base flood.
Appeal. A request for a review of the Floodplain Administrator's interpretation of any provision
of this ordinance or a request for a variance.
ASCE 24. A standard titled Flood Resistant Design and Construction that is referenced by the
Florida Building Code. ASCE 24 is developed and published by the American Society of Civil
Engineers, Reston, VA.
Base flood. A flood having a 1- percent chance of being equaled or exceeded in any given
year. [Also defined in FBC, B, Section 1612.2.] The base flood is commonly referred to as the
"100 -year flood" or the 1- percent - annual chance flood."
Base flood elevation. The elevation of the base flood, including wave height, relative to the
National Geodetic Vertical Datum (NGVD), North American Vertical Datum (NAVD) or other
datum specified on the Flood Insurance Rate Map (FIRM). [Also defined in FBC, B, Section
1612.2.]
Basement. The portion of a building having its floor subgrade (below ground level) on all sides.
[Also defined in FBC, B, Section 1612.2.]
Coastal construction control line. The line established by the State of Florida pursuant to
section 161.053, F.S., and recorded in the official records of the community, which defines that
portion of the beach -dune system subject to severe fluctuations based on a 100 -year storm
surge, storm waves or other predictable weather conditions.
Coastal high hazard area. A special flood hazard area extending from offshore to the inland
limit of a primary frontal dune along an open coast and any other area subject to high velocity
wave action from storms or seismic sources. Coastal high hazard areas are also referred to as
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"high hazard areas subject to high velocity wave action" or W Zones" and are designated on
Flood Insurance Rate Maps (FIRM) as Zone V1 -V30, VE, or V. [Note: The FBC,B defines and
uses the term "flood hazard areas subject to high velocity wave action" and the FBC, R uses the
term "coastal high hazard areas.I
Design flood. The flood associated with the greater of the following two areas: [Also defined in
FBC, B, Section 1612.2.]
1. Area with a floodplain subject to a 1- percent or greater chance of flooding in any year; or
2. Area designated as a flood hazard area on the community's flood hazard map, or
otherwise legally designated.
Design flood elevation. The elevation of the "design flood," including wave height, relative to
the datum specified on the community's legally designated flood hazard map. In areas
designated as Zone AO, the design flood elevation shall be the elevation of the highest existing
grade of the building's perimeter plus the depth number (in feet) specified on the flood hazard
map. In areas designated as Zone AO where the depth number is not specified on the map, the
depth number shall be taken as being equal to 2 feet. [Also defined in FBC, B, Section 1612.2.]
Development. Any man -made change to improved or unimproved real estate, including but not
limited to, buildings or other structures, tanks, temporary structures, temporary or permanent
storage of equipment or materials, mining, dredging, filling, grading, paving, excavations, drilling
operations or any other land disturbing activities.
Encroachment. The placement of fill, excavation, buildings, permanent structures or other
development into a flood hazard area which may impede or alter the flow capacity of riverine
flood hazard areas.
Existing building and existing structure. Any buildings and structures for which the "start of
construction" commenced before March 15, 1977. [Also defined in FBC, B, Section 1612.2.]
Existing manufactured home park or subdivision. 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 installation of utilities, the construction of streets,
and either final site grading or the pouring of concrete pads) is completed before March 15,
1977.
Expansion to an existing manufactured home park or subdivision. The preparation of
additional sites by 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).
Federal Emergency Management Agency (FEMA). The federal agency that, in addition to
carrying out other functions, administers the National Flood Insurance Program.
Flood or flooding. A general and temporary condition of partial or complete inundation of
normally dry land from: [Also defined in FBC, B, Section 1612.2.]
1. The overflow of inland or tidal waters.
2. The unusual
and rapid
accumulation or runoff of surface
waters from any
source.
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Flood damage- resistant materials. Any construction material capable of withstanding direct
and prolonged contact with floodwaters without sustaining any damage that requires more than
cosmetic repair. [Also defined in FBC, B, Section 1612.2.]
Flood hazard area. The greater of the following two areas: [Also defined in FBC, B, Section
1612.2.]
1. The area within a floodplain subject to a 1- percent or greater chance of flooding in any
year.
2. The area designated as a flood hazard area on the community's flood hazard map, or
otherwise legally designated.
Flood Insurance Rate Map (FIRM). The official map of the community on which the Federal
Emergency Management Agency has delineated both special flood hazard areas and the risk
premium zones applicable to the community. [Also defined in FBC, B, Section 1612.2.]
Flood Insurance Study (FIS). The official report provided by the Federal Emergency
Management Agency that contains the Flood Insurance Rate Map, the Flood Boundary and
Floodway Map (if applicable), the water surface elevations of the base flood, and supporting
technical data. [Also defined in FBC, B, Section 1612.2.]
Floodplain Administrator. The office or position designated and charged with the
administration and enforcement of this ordinance (may be referred to as the Floodplain
Manager).
Floodplain development permit or approval. An official document or certificate issued by the
community, or other evidence of approval or concurrence, which authorizes performance of
specific development activities that are located in flood hazard areas and that are determined to
be compliant with this ordinance.
Floodway. The channel of a river or other riverine watercourse and the adjacent land areas
that must be reserved in order to discharge the base flood without cumulatively increasing the
water surface elevation more than one (1) foot. [Also defined in FBC, B, Section 1612.2.]
Floodway encroachment analysis. An engineering analysis of the impact that a proposed
encroachment into a floodway is expected to have on the floodway boundaries and base flood
elevations; the evaluation shall be prepared by a qualified Florida licensed engineer using
standard engineering methods and models.
Florida Building Code. The family of codes adopted by the Florida Building Commission,
including: Florida Building Code, Building, Florida Building Code, Residential; Florida Building
Code, Existing Building; Florida Building Code, Mechanical, Florida Building Code, Plumbing,
Florida Building Code, Fuel Gas.
Functionally dependent use. A use which cannot perform its intended purpose unless it is
located or carried out in close proximity to water, including only docking facilities, port facilities
that are necessary for the loading and unloading of cargo or passengers, and ship building and
ship repair facilities; the term does not include long -term storage or related manufacturing
facilities.
Highest adjacent grade. The highest natural elevation of the ground surface prior to
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construction next to the proposed walls or foundation of a structure.
Historic structure. Any structure that is determined eligible for the exception to the flood
hazard area requirements of the Florida Building Code, Existing Building, Chapter 11 Historic
Buildings.
Letter of Map Change (LOMC). An official determination issued by FEMA that amends or
revises an effective Flood Insurance Rate Map or Flood Insurance Study. Letters of Map
Change include:
Letter of Map Amendment (LOMA): An amendment based on technical data showing
that a property was incorrectly included in a designated special flood hazard area. A
LOMA amends the current effective Flood Insurance Rate Map and establishes that a
specific property, portion of a property, or structure is not located in a special flood
hazard area.
Letter of Map Revision (LOMR): A revision based on technical data that may show
changes to flood zones, flood elevations, special flood hazard area boundaries and
floodway delineations, and other planimetric features.
Letter of Map Revision Based on Fill (LOMR -F): A determination that a structure or
parcel of land has been elevated by fill above the base flood elevation and is, therefore,
no longer located within the special flood hazard area. In order to qualify for this
determination, the fill must have been permitted and placed in accordance with the
community's floodplain management regulations.
Conditional Letter of Map Revision ( CLOMR): A formal review and comment as to
whether a proposed flood protection project or other project complies with the minimum
NFIP requirements for such projects with respect to delineation of special flood hazard
areas. A CLOMR does not revise the effective Flood Insurance Rate Map or Flood
Insurance Study; upon submission and approval of certified as -built documentation, a
Letter of Map Revision may be issued by FEMA to revise the effective FIRM.
Light -duty truck. As defined in 40 C.F.R. 86.082 -2, any motor vehicle rated at 8,500 pounds
Gross Vehicular Weight Rating or less which has a vehicular curb weight of 6,000 pounds or
less and which has a basic vehicle frontal area of 45 square feet or less, which is:
1. Designed primarily for purposes of transportation of property or is a derivation of such a
vehicle, or
2. Designed primarily for transportation of persons and has a capacity of more than 12
persons; or
3. Available with special features enabling off - street or off - highway operation and use.
Lowest floor. The lowest floor of the lowest enclosed area of a building or structure, including
basement, but excluding any unfinished or flood- resistant enclosure, other than a basement,
usable solely for vehicle parking, building access or limited storage provided that such
enclosure is not built so as to render the structure in violation of the non - elevation requirements
of the Florida Building Code or ASCE 24. [Also defined in FBC, B, Section 1612.2.]
Manufactured home. A structure, transportable in one or more sections, which is eight (8) feet
or more in width and greater than four hundred (400) square feet, and which is built on a
permanent, integral chassis and is designed for use with or without a permanent foundation
when attached to the required utilities. The term "manufactured home" does not include a
"recreational vehicle" or "park trailer." [Also defined in 15C- 1.0101, F.A.C.]
Manufactured home park or subdivision. A parcel (or contiguous parcels) of land divided
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into two or more manufactured home lots for rent or sale.
Market value. The price at which a property will change hands between a willing buyer and a
willing seller, neither party being under compulsion to buy or sell and both having reasonable
knowledge of relevant facts. As used in this ordinance, the term refers to the market value of
buildings and structures, excluding the land and other improvements on the parcel. Market
value may be established by a qualified independent appraiser, Actual Cash Value
(replacement cost depreciated for age and quality of construction), or tax assessment value
adjusted to approximate market value by a factor provided by the Property Appraiser.
New construction. For the purposes of administration of this ordinance and the flood resistant
construction requirements of the Florida Building Code, structures for which the "start of
construction" commenced on or after March 15, 1977 and includes any subsequent
improvements to such structures.
New manufactured home park or subdivision. 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 installation of utilities, the construction of streets, and
either final site grading or the pouring of concrete pads) is completed on or after March 15,
1977.
Park trailer. A transportable unit which has a body width not exceeding fourteen (14) feet and
which is built on a single chassis and is designed to provide seasonal or temporary living
quarters when connected to utilities necessary for operation of installed fixtures and appliances.
[Defined in section 320.01, F.S.]
Recreational vehicle. A vehicle, including a park trailer, which is: [See section 320.01, F.S.)
1. Built on a single chassis;
2. Four hundred (400) square feet or less when measured at the largest horizontal
projection;
3. Designed to be self - propelled or permanently towable by a light -duty truck; and
4. Designed primarily not for use as a permanent dwelling but as temporary living quarters
for recreational, camping, travel, or seasonal use.
Sand dunes. Naturally occurring accumulations of sand in ridges or mounds landward of the
beach.
Special flood hazard area. An area in the floodplain subject to a 1 percent or greater chance of
flooding in any given year. Special flood hazard areas are shown on FIRMs as Zone A, AO,
Al -A30, AE, A99, AH, V1430, VE or V. [Also defined in FBC, B Section 1612.211
Start of construction. The date of issuance for new construction and substantial improvements
to existing structures, provided the actual start of construction, repair, reconstruction,
rehabilitation, addition, placement, or other improvement is within 180 days of the date of the
issuance. The actual start of construction means either the first placement of permanent
construction of a building (including a manufactured home) on a site, such as the pouring of slab
or footings, the installation of piles, the construction of columns.
Permanent construction does not include land preparation (such as clearing, grading, or
filling), the installation of streets or walkways, excavation for a basement, footings, piers, or
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foundations, the erection of temporary forms or the installation of accessory buildings such as
garages or sheds not occupied as dwelling units or not part of the main buildings. For a
substantial improvement, the actual "start of construction" means the first alteration of any wall,
ceiling, floor or other structural part of a building, whether or not that alteration affects the
external dimensions of the building. [Also defined in FBC, B Section 1612.2.]
Substantial damage. Damage of any origin sustained by a building or structure whereby the
cost of restoring the building or structure to its before - damaged condition would equal or exceed
50 percent of the market value of the building or structure before the damage occurred. [Also
defined in FBC, B Section 1612.2.]
Substantial improvement. Any repair, reconstruction, rehabilitation, addition, or other
improvement of a building or structure, the cost of which equals or exceeds 50 percent of the
market value of the building or structure before the improvement or repair is started. If the
structure has incurred "substantial damage," any repairs are considered substantial
improvement regardless of the actual repair work performed. The term does not, however,
include either: [Also defined in FBC, B, Section 1612.2.]
1. Any project for improvement of a building required to correct existing health, sanitary, or
safety code violations identified by the building official and that are the minimum
necessary to assure safe living conditions.
2. Any alteration of a historic structure provided the alteration will not preclude the
structure's continued designation as a historic structure.
Variance. A grant of relief from the requirements of this ordinance, or the flood resistant
construction requirements of the Florida Building Code, which permits construction in a manner
that would not otherwise be permitted by this ordinance or the Florida Building Code.
Watercourse. A
river,
creek,
stream, channel or other topographic feature in, on, through, or
over which water
flows
at least
periodically.
CHAPTER 3 FLOOD RESISTANT DEVELOPMENT
SECTION 301 BUILDINGS AND STRUCTURES
301.1 Design and construction of buildings, structures and facilities exempt from the
Florida Building Code. Pursuant to Section 104.2.1 of this ordinance, buildings, structures, and
facilities that are exempt from the Florida Building Code, including substantial improvement or repair
of substantial damage of such buildings, structures and facilities, shall be designed and constructed
in accordance with the flood load and flood resistant construction requirements of ASCE 24.
Structures exempt from the Florida Building Code that are not walled and roofed buildings shall
comply with the requirements of Section 307 of this ordinance.
301.2 Buildings and structures seaward of the coastal construction control line. If
extending, in whole or in part, seaward of the coastal construction control line and also located,
in whole or in part, in a flood hazard area:
1. Buildings and structures shall be designed and constructed to comply with the more
restrictive applicable requirements of the Florida Building Code, Building Section 3109
and Section 1612 or Florida Building Code, Residential Section R322.
2. Minor structures and non - habitable major structures as defined in section 161.54, F.S.,
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shall be designed and constructed to comply with the intent and applicable provisions of
this ordinance and ASCE 24.
SECTION 302 SUBDIVISIONS
302.1 Minimum requirements. Subdivision proposals, including proposals for manufactured
home parks and subdivisions, shall be reviewed to determine that:
1. Such proposals are consistent with the need to minimize flood damage and will be
reasonably safe from flooding;
2. All public utilities and facilities such as sewer, gas, electric, communications, and water
systems are located and constructed to minimize or eliminate flood damage; and
3. Adequate drainage is provided to reduce exposure to flood hazards; in Zones AH and
AO, adequate drainage paths shall be provided to guide floodwaters around and away
from proposed structures.
302.2 Subdivision plats. Where any portion of proposed subdivisions, including manufactured
home parks and subdivisions, lies within a flood hazard area, the following shall be required:
1. Delineation of flood hazard areas, floodway boundaries and flood zones, and design
flood elevations, as appropriate, shall be shown on preliminary plats and final plats;
2. Where the subdivision has more than 50 lots or is larger than 5 acres and base flood
elevations are not included on the FIRM, the base flood elevations determined in
accordance with Section 105.2(1) of this ordinance; and
3. Compliance with the site improvement and utilities requirements of Section 303 of this
ordinance.
SECTION 303 SITE IMPROVEMENTS, UTILITIES AND LIMITATIONS
303.1 Minimum requirements. All proposed new development shall be reviewed to determine
that:
1. Such proposals are consistent with the need to minimize flood damage and will be
reasonably safe from flooding;
2. All public utilities and facilities such as sewer, gas, electric, communications, and water
systems are located and constructed to minimize or eliminate flood damage; and
3. Adequate drainage is provided to reduce exposure to flood hazards; in Zones AH and
AO, adequate drainage paths shall be provided to guide floodwaters around and away
from proposed structures.
303.2 Sanitary sewage facilities. All new and replacem
sewage treatment plants (including all pumping stations
waste disposal systems shall be designed in accordance
treatment and disposal systems in Chapter 64E -6, F.A.C.
or eliminate infiltration of floodwaters into the facilities and
waters, and impairment of the facilities and systems.
ent sanitary sewage facilities, private
and collector systems), and on -site
with the standards for onsite sewage
and ASCE 24 Chapter 7 to minimize
discharge from the facilities into flood
303.3 Water supply facilities. All new and replacement water supply facilities shall be
designed in accordance with the water well construction standards in Chapter 62- 532.500,
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F.A.C. and ASCE 24 Chapter 7 to minimize or eliminate infiltration of floodwaters into the
systems.
303.4 Limitations on sites
to site improvements, and I
in the regulatory floodway
105.3(1) of this ordinance
activity will not result in any
in regulatory floodways. No development, including but not limited
and disturbing activity involving fill or regrading, shall be authorized
unless the floodway encroachment analysis required in Section
demonstrates that the proposed development or land disturbing
increase in the base flood elevation.
303.5 Limitations on placement of fill. Subject to the limitations of this ordinance, fill shall be
designed to be stable under conditions of flooding including rapid rise and rapid drawdown of
floodwaters, prolonged inundation, and protection against flood - related erosion and scour. In
addition to these requirements, if intended to support buildings and structures (Zone A only), fill
shall comply with the requirements of the Florida Building Code.
303.6 Limitations on sites in coastal high hazard areas (Zone V). In coastal high hazard
areas, alteration of sand dunes and mangrove stands shall be permitted only if such alteration is
approved by the Florida Department of Environmental Protection and only if the engineering
analysis required by Section 105.3(4) of this ordinance demonstrates that the proposed
alteration will not increase the potential for flood damage. Construction or restoration of dunes
under or around elevated buildings and structures shall comply with Section 307.8(3) of this
ordinance.
SECTION 304 MANUFACTURED HOMES
304.1 General. All manufactured homes installed in flood hazard areas shall be installed by an
installer that is licensed pursuant to section 320.8249, F.S., and shall comply with the
requirements of Chapter 15C -1, F.A.C. and the requirements of this ordinance. If located
seaward of the coastal construction control line, all manufactured homes shall comply with the
more restrictive of the applicable requirements.
304.2 Foundations. All new manufactured homes and replacement manufactured homes
installed in flood hazard areas shall be installed on permanent, reinforced foundations that:
1. In flood hazard areas (Zone A) other than coastal high hazard areas, are designed in
accordance with the foundation requirements of the Florida Building Code, Residential
Section R322.2 and this ordinance.
2. In coastal high hazard areas (Zone V), are designed in accordance with the foundation
requirements of the Florida Building Code, Residential Section R322.3 and this
ordinance.
304.3 Anchoring. All new manufactured homes and replacement manufactured homes shall
be installed using methods and practices which minimize flood damage and shall be securely
anchored to an adequately anchored foundation system to resist flotation, collapse or lateral
movement. Methods of anchoring include, but are not limited to, use of over - the -top or frame
ties to ground anchors. This anchoring requirement is in addition to applicable state and local
anchoring requirements for wind resistance.
304.4 Elevation. Manufactured homes that are placed, replaced, or substantially improved shall
comply with Section 304.4.1 or 304.4.2 of this ordinance, as applicable.
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304.4.1 General elevation requirement. Unless subject to the requirements of Section 304.4.2
of this ordinance, all manufactured homes that are placed, replaced, or substantially improved
on sites located: (a) outside of a manufactured home park or subdivision; (b) in a new
manufactured home park or subdivision; (c) in an expansion to an existing manufactured home
park or subdivision; or (d) in an existing manufactured home park or subdivision upon which a
manufactured home has incurred "substantial damage" as the result of a flood, shall be elevated
such that the bottom of the frame is at or above the elevation required, as applicable to the flood
hazard area, in the Florida Building Code, Residential Section R322.2 (Zone A) or Section
R322.3 (Zone V).
304.4.2 Elevation requirement for certain existing manufactured home parks and
subdivisions. Manufactured homes that are not subject to Section 304.4.1 of this ordinance,
including manufactured homes that are placed, replaced, or substantially improved on sites
located in an existing manufactured home park or subdivision, unless on a site where
substantial damage as result of flooding has occurred, shall be elevated such that either the:
1. Bottom of the frame of the manufactured home is at or above the elevation required, as
applicable to the flood hazard area, in the Florida Building Code, Residential Section
R322.2 (Zone A) or Section R322.3 (Zone V); or
2. Bottom of the frame is supported by reinforced piers or other foundation elements of at
least equivalent strength that are not less than 36 inches in height above grade.
304.5 Enclosures. Enclosed areas below elevated manufactured homes shall comply with the
requirements of the Florida Building Code, Residential Section R322 for such enclosed areas,
as applicable to the flood hazard area.
304.6 Utility equipment. Utility equipment that serves manufactured homes, including electric,
heating, ventilation, plumbing, and air conditioning equipment and other service facilities, shall
comply with the requirements of the Florida Building Code, Residential Section R322, as
applicable to the flood hazard area.
SECTION 305 RECREATIONAL VEHICLES AND PARK TRAILERS
305.1 Temporary placement. Recreational vehicles and park trailers placed temporarily in
flood hazard areas shall:
1. Be on the site for fewer than 180 consecutive days; or
2. Be fully licensed and ready for highway use, which means the recreational vehicle or
park model is on wheels or jacking system, is attached to the site only by quick -
disconnect type utilities and security devices, and has no permanent attachments such
as additions, rooms, stairs, decks and porches.
305.2 Permanent placement. Recreational vehicles and park trailers that do not meet the
limitations in Section 305.1 of this ordinance for temporary placement shall meet the
requirements of Section 304 of this ordinance for manufactured homes.
SECTION 306 TANKS
306.1 Underground tanks. Underground tanks in flood hazard areas shall be anchored to
prevent flotation, collapse or lateral movement resulting from hydrodynamic and hydrostatic
loads during conditions of the design flood, including the effects of buoyancy assuming the tank
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is empty.
306.2 Above - ground tanks, not elevated. Above - ground tanks that do not meet the elevation
requirements of Section 306.3 of this ordinance shall:
1. Be permitted in flood hazard areas (Zone A) other than coastal high hazard areas,
provided the tanks are anchored or otherwise designed and constructed to prevent
flotation, collapse or lateral movement resulting from hydrodynamic and hydrostatic
loads during conditions of the design flood, including the effects of buoyancy assuming
the tank is empty and the effects of flood -borne debris.
2. Not be permitted in coastal high hazard areas (Zone V).
306.3 Above - ground tanks, elevated. Above - ground tanks in flood hazard areas shall be
attached to and elevated to or above the design flood elevation on a supporting structure that is
designed to prevent flotation, collapse or lateral movement during conditions of the design flood.
Tank - supporting structures shall meet the foundation requirements of the applicable flood
hazard area.
306.4 Tank inlets and vents. Tank inlets, fill openings, outlets and vents shall be:
1. At or above the design flood elevation or fitted with covers designed to prevent the inflow
of floodwater or outflow of the contents of the tanks during conditions of the design flood;
and
2. Anchored to prevent lateral movement resulting from hydrodynamic and hydrostatic
loads, including the effects of buoyancy, during conditions of the design flood.
SECTION 307 OTHER DEVELOPMENT
307.1 General requirements for other development. All development, including man -made
changes to improved or unimproved real estate for which specific provisions are not specified in
this ordinance or the Florida Building Code, shall:
1. Be located and constructed to minimize flood damage;
2. Meet the limitations of Section 303.4 of this ordinance if located in a regulated floodway;
3. Be anchored to prevent flotation, collapse or lateral movement resulting from hydrostatic
loads, including the effects of buoyancy, during conditions of the design flood;
4. Be constructed of flood damage- resistant materials; and
5. Have mechanical, plumbing, and electrical systems above the design flood elevation,
except that minimum electric service required to address life safety and electric code
requirements is permitted below the design flood elevation provided it conforms to the
provisions of the electrical part of building code for wet locations.
307.2 Fences in regulated floodways. Fences in regulated floodways that have the potential
to block the passage of floodwaters, such as stockade fences and wire mesh fences, shall meet
the limitations of Section 303.4 of this ordinance.
307.3 Retaining walls, sidewalks and driveways in regulated floodways. Retaining walls
and sidewalks and driveways that involve the placement of fill in regulated floodways shall meet
the limitations of Section 303.4 of this ordinance.
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307.4 Roads and watercourse crossings in regulated floodways. Roads and watercourse
crossings, including roads, bridges, culverts, low -water crossings and similar means for vehicles
or pedestrians to travel from one side of a watercourse to the other side, that encroach into
regulated floodways shall meet the limitations of Section 303.4 of this ordinance. Alteration of a
watercourse that is part of a road or watercourse crossing shall meet the requirements of
Section 105.3 (3) of this ordinance.
307.5 Concrete slabs used as parking pads, enclosure floors, landings, decks, walkways,
patios and similar nonstructural uses in coastal high hazard areas (Zone V). In coastal
high hazard areas, concrete slabs used as parking pads, enclosure floors, landings, decks,
walkways, patios and similar nonstructural uses are permitted beneath or adjacent to buildings
and structures provided the concrete slabs are designed and constructed to be:
1. Structurally independent of the foundation system of the building or structure;
2. Frangible and not reinforced, so as to minimize debris during flooding that is capable of
causing significant damage to any structure; and
3. Have a maximum slab thickness of not more than four (4) inches.
307.6 Decks and patios in coastal high hazard areas (Zone V). In addition to the
requirements of the Florida Building Code, in coastal high hazard areas decks and patios shall
be located, designed, and constructed in compliance with the following:
1. A deck that is structurally attached to a building or structure shall have the bottom of the
lowest horizontal structural member at or above the design flood elevation and any
supporting members that extend below the design flood elevation shall comply with the
foundation requirements that apply to the building or structure, which shall be designed
to accommodate any increased loads resulting from the attached deck.
2. A deck or patio that is located below the design flood elevation shall be structurally
independent from buildings or structures and their foundation systems, and shall be
designed and constructed either to remain intact and in place during design flood
conditions or to break apart into small pieces to minimize debris during flooding that is
capable of causing structural damage to the building or structure or to adjacent buildings
and structures.
3. A deck or patio that has a vertical thickness of more than twelve (12) inches or that is
constructed with more than the minimum amount of fill necessary for site drainage shall
not be approved unless an analysis prepared by a qualified registered design
professional demonstrates no harmful diversion of floodwaters or wave runup and wave
reflection that would increase damage to the building or structure or to adjacent buildings
and structures.
4. A deck or patio that has a vertical thickness of twelve (12) inches or less and that is at
natural grade or on nonstructural fill material that is similar to and compatible with local
soils and is the minimum amount necessary for site drainage may be approved without
requiring analysis of the impact on diversion of floodwaters or wave runup and wave
reflection.
307.7 Other development in coastal high hazard areas (Zone V). In coastal high hazard
areas, development activities other than buildings and structures shall be permitted only if also
authorized by the appropriate federal, state or local authority; if located outside the footprint of,
and not structurally attached to, buildings and structures; and if analyses prepared by qualified
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registered design professionals demonstrate no harmful diversion of floodwaters or wave runup
and wave reflection that would increase damage to adjacent buildings and structures. Such
other development activities include but are not limited to:
1. Bulkheads, seawalls, retaining walls, revetments, and similar erosion control structures;
2. Solid fences and privacy walls, and fences prone to trapping debris, unless designed
and constructed to fail under flood conditions less than the design flood or otherwise
function to avoid obstruction of floodwaters; and
3. On -site sewage treatment and disposal systems defined in 64E- 6.002, F.A.C., as filled
systems or mound systems.
307.8 Nonstructural fill in coastal high hazard areas (Zone V). In coastal high hazard areas:
1. Minor grading and the placement of minor quantities of nonstructural fill shall be
permitted for landscaping and for drainage purposes under and around buildings.
2. Nonstructural fill with finished slopes that are steeper than one unit vertical to five units
horizontal shall be permitted only if an analysis prepared by a qualified registered design
professional demonstrates no harmful diversion of floodwaters or wave runup and wave
reflection that would increase damage to adjacent buildings and structures.
3. Where authorized by the Florida Department of Environmental Protection or applicable
local approval, sand dune construction and restoration of sand dunes under or around
elevated buildings are permitted without additional engineering analysis or certification of
the diversion of floodwater or wave runup and wave reflection if the scale and location of
the dune work is consistent with local beach -dune morphology and the vertical clearance
is maintained between the top of the sand dune and the lowest horizontal structural
member of the building.
SECTION 3. The Florida Building Code, Building is hereby amended by the following
administrative amendments.
Sec. 104.10.1, Florida Building Code, Building
Add a new Sec. 104.10.1 as follows:
104.10.1 Modifications of the strict application of the requirements of the Florida
Building Code. The Building Official shall coordinate with the Floodplain Administrator
to review requests submitted to the Building Official that seek approval to modify the
strict application of the flood resistant construction requirements of the Florida Building
Code to determine whether such requests require the granting of a variance pursuant to
Section 117.
Sec. 107.6.1, Florida Buildinq Code, Building
Add a new Sec. 107.6.1 as follows:
107.6.1 Building permits issued on the basis of an affidavit. Pursuant to the
requirements of federal regulation for participation in the National Flood Insurance
Program (44 C.F.R. Sections 59 and 60), the authority granted to the Building Official to
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issue permits, to rely on inspections, and to accept plans and construction documents on
the basis of affidavits and plans submitted pursuant to Section 105.14 and Section
107.6, shall not extend to the flood load and flood resistance construction requirements
of the Florida Building Code.
Sec. 117, Florida Building Code, Building
117 VARIANCES IN FLOOD HAZARD AREAS
117.1 Flood hazard areas. Pursuant to section 553.73(5), F.S., the variance
procedures adopted in the local floodplain management ordinance shall apply to
requests submitted to the Building Official for variances to the provisions of Section
1612.4 of the Florida Building Code, Building or, as applicable, the provisions of R322 of
the Florida Building Code, Residential. This section shall not apply to Section 3109 of
the Florida Building Code, Building.
SECTION 4. The Florida Building Code, Building is hereby amended by the following
technical amendments.
Add a new Sec. 1612.4.1 as follows:
1612.4.1
Elevation requirements. The minimum elevation
requirements shall
be
as
specified
in ASCE 24 or the base flood elevation plus 2 and
1/2 feet, whichever
is
higher.
SECTION 5. The Florida Building Code, Residential is hereby amended by the following
technical amendments.
Modify Sec. R322.2.1 as follows:
R322.2.1 Elevation requirements.
1. Buildings and structures in flood hazard areas not designated as Coastal A Zones
shall have the lowest floors elevated to or above the base flood elevation plus 2 and
1/2 feet or the design flood elevation, whichever is higher.
2. Buildings and structures in flood hazard areas designated as Coastal A Zones shall
have the lowest floors elevated to or above the base flood elevation plus 2 and 1/2
feet , or to the design flood elevation, whichever is higher.
3. In areas of shallow flooding (AO Zones), buildings and structures shall have the
lowest floor (including basement) elevated at least as high above the highest
adjacent grade as the depth number specified in feet on the FIRM plus 2 and Y2 feet,
or at least 4 and' /2 feet if a depth number is not specified.
4. Basement floors that are below grade on all sides shall be elevated to or above the
base flood elevation plus 2 and'/ feet or the design flood elevation, whichever is
higher.
Exception: Enclosed areas below the design flood elevation, including basements
whose floors are not below grade on all sides, shall meet the requirements of Section
R322.2.2.
Modify Sec. R322.3.2 as follows:
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R322.3.2 Elevation requirements.
1. All buildings and structures erected within coastal high- hazard areas shall be
elevated so that the lowest portion of all structural members supporting the lowest
floor, with the exception of mat or raft foundations, piling, pile caps, columns, grade
beams and bracing, is:
1.1 Located at or above the base flood elevation plus 2 and ' /z feet or the design
flood elevation, whichever is higher, if the lowest horizontal structural member is
oriented parallel to the direction of wave approach, where parallel shall mean
less than or equal to 20 degrees (0.35 rad) from the direction of approach, or
1.2 Located at the base flood elevation plus 3 and '/z feet , or the design flood
elevation, whichever is higher, if the lowest horizontal structural member is
oriented perpendicular to the direction of wave approach, where perpendicular
shall mean greater than 20 degrees (0.35 rad) from the direction of approach.
2. Basement floors that are below grade on all sides are prohibited.
3. The use of fill for structural support is prohibited.
4. Minor grading, and the placement of minor quantities of fill, shall be permitted for
landscaping and for drainage purposes under and around buildings and for support
of parking slabs, pool decks, patios and walkways.
Exception: Walls and partitions enclosing areas below the design flood elevation shall meet
the requirements of Sections R322.3.4 and R322.3.5.
SECTION 6. FISCAL IMPACT STATEMENT.
In terms of design, plan application review, construction and inspection of buildings and
structures, the cost impact as an overall average is negligible in regard to the local technical
amendments because all development has been subject to the requirements of the local
floodplain management ordinance adopted for participation in the National Flood Insurance
Program. In terms of lower potential for flood damage, there will be continued savings and
benefits to consumers.
SECTION 7. APPLICABILITY.
For the purposes of jurisdictional applicability, this ordinance shall apply in the City of Atlantic
Beach. This ordinance shall apply to all applications for development, including building permit
applications and subdivision proposals, submitted on or after (insert date).
SECTION 8. REPEALER.
Any and all ordinances and regulations in conflict herewith are hereby repealed to the extent of
any conflict. This ordinance specifically repeals and replaces the following ordinance(s) and
regulation(s): Chapter 8, Flood Hazard Areas, City of Atlantic Beach Code.
SECTION 9. INCLUSION INTO THE CODE OF ORDINANCES.
It is the intent of the City Commission that the provisions of this ordinance shall become and be
made a part of the City of Atlantic Beach's Code of Ordinances, and that the sections of this
ordinance may be renumbered or relettered and the word "ordinance" may be changed to
"section," "article," "regulation," or such other appropriate word or phrase in order to accomplish
such intentions.
SECTION 10. SEVERABILITY.
If any section, subsection, sentence, clause or phrase of this ordinance is, for any reason,
declared by the courts to be unconstitutional or invalid, such decision shall not affect the validity
REVISED Model FPM Ordinance & Code Amendments: Zones A & V (April 12, 2012b) 27
AGENDA ITEM # 8E
MARCH 11, 2013
of the ordinance as a whole, or any part thereof, other than the part so declared.
SECTION 11. EFFECTIVE DATE.
This ordinance shall take effect on (insert date).
PASSED on first reading (insert date).
PASSED and ADOPTED in regular session, with a quorum present and voting, by the
(governing body), upon second and final reading this (insert date).
(Governing body)
Mayor
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attorney
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