§ 54-516. Design and construction standards in special flood hazard areas, community flood hazard areas, and otherwise legally designated flood hazard areas.

(a)

Zones A, A1 through A30, AE and Community Flood Hazard Areas (CFHA):

(1)

Minimum Elevation Requirements — Zones A1 through A30, AE and Community Flood Hazard Areas. In Zones A1 through A30, and AE, designated on the adopted Flood Insurance Rate Maps (FIRM), and Community Flood Hazard Areas (CFHA), all new residential and non-residential construction and Substantial Improvements to existing residential and non-residential Structures shall have the Lowest Floor elevated to or above the Base Flood Elevation (B.F.E.), the elevation required by the Florida Building Code, or the 100-year 24-hour maximum flood stage plus 1.0 foot, whichever is higher.

(2)

Structures Built on Two or More Flood Zones. If a structure is located in two or more flood zones the entire structure is required to be built to the standards set forth by the flood zone with the more stringent requirements.

(3)

Additions, Alterations, and Rehabilitations to Existing Construction. Additions, alterations, rehabilitations, and change of Occupancy Classification that increase the level of nonconformity of Existing Construction are prohibited. Additions, alterations, and rehabilitations to New Construction that do not meet or exceed the minimum requirements of this Article are prohibited.

(4)

Unnumbered A Zones. Unnumbered A Zones are Special Flood Hazard Areas (SFHA) without Base Flood Elevation (B.F.E.). The Lowest Floor of all new residential and non-residential construction and Substantial Improvements to existing residential and non-residential construction shall have the Lowest Floor elevated:

a.

one foot above the 100-year Flood stages established by the adopted Sarasota County Local Flood Studies; or

b.

where a Base Flood Elevation is not available, at least two feet above the Highest Adjacent Grade.

(5)

Non-residential floodproofing. In Zones A, A1 through A30, and AE, as designated on the adopted Flood Insurance Rate Maps (FIRM), and in Community Flood Hazard Areas (CFHA), new non-residential Structures and Substantial Improvements to existing non-residential Structures may be floodproofed to a minimum of one foot above the highest Base Flood Elevation, or shall have the Lowest Floor (including Basement) elevated to or above the higher elevation of the following:

a.

Base Flood Elevation (B.F.E.):

b.

one foot above the 100-year 24-hour maximum flood stages established by the adopted Sarasota County Local Flood Studies, or

c.

The minimum elevation requirement set by the Florida Building Code.

Where an applicant elects to use floodproofing, a registered professional engineer or architect shall develop and certify the structural design, specifications, and plans and certify that the design and methods of construction are in accordance with accepted standards of practice, this Article, and the Florida Building Code. The professional engineer or architect shall submit to the Floodplain Administrator a design certification indicating the elevation to which the structure will be floodproofed, a Flood Emergency Operations Plan, and an Inspection and Maintenance Plan.

(6)

Enclosures Below Lowest Floors - Use Limited to Parking, Building Access or Limited Storage. In Zones A, A1 through A30, and AE, as designated on the adopted Flood Insurance Rate Maps (FIRM), and in Community Flood Hazard Areas (CFHA), enclosed areas below the Lowest Floor shall be used solely for the parking of vehicles, building access, or limited storage.

(7)

Foundation Walls and Enclosures Below Lowest Floors — Flood Openings. In Zones A, A1 through A30, and AE, as designated on the adopted Flood Insurance Rate Maps, and in Community Flood Hazard Areas, foundation walls and enclosures below Lowest Floor shall be designed and constructed to automatically equalize Flood hydrostatic forces on exterior and interior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect or meet or exceed the following minimum criteria:

a.

A minimum of two openings located on two different sides of each enclosed area, said openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding.

b.

The bottom of all openings shall be no higher than one foot above the interior floor (when adjacent grade is the same or lower than interior floor) or one foot above the lowest adjacent exterior grade (if interior floor is lower than the lowest adjacent exterior grade). Openings may be equipped with screens (minimum one-quarter inch mesh), louvers, valves, or other coverings or devices provided that they permit the automatic entry and exit of floodwaters, and provide sufficient net area of opening as specified in Section 54-516(a)(7)a.

Openings are not permitted in garage doors unless, due to the physical characteristics and orientation of structure, there is no alternative location in permanent walls to install openings.

(8)

Enclosures Below Lowest Floors — Construction Materials. In Zones A, A1 through A30, and AE, as designated on the adopted Flood Insurance Rate Maps (FIRM), and in Community Flood Hazard Areas, enclosed areas shall be completely constructed of Flood-Resistant Materials below the Lowest Floor. Enclosures used for parking and storage below the lowest floor shall have unfinished walls and floors, but may be temperature controlled. Amenities normally associated with habitable living areas are prohibited below the Lowest Floor. The maximum partitioning allowed in such enclosures is the minimum necessary to separate parking, building access, and storage area. When such interior partitioning is used, openings that provide sufficient net area, as specified in Section 54-516 (a)(7), to automatically equalize Flood forces to all interior walls shall be provided.

(9)

Utilities Servicing Elevated Buildings. In Zones A, A1 through A30, and AE, as designated on the adopted Flood Insurance Rate Maps (FIRM), and in Community Flood Hazard Areas, all electrical, heating, ventilation, plumbing, air conditioning, mechanical equipment, and other service facilities shall be elevated to or above the Base Flood Elevation (B.F.E.), or one foot above the 100-year 24-hour maximum flood stages established by the adopted Community Flood Hazard Areas, whichever is higher, or designed to prevent water from entering or accumulating within the equipment during conditions of Flooding (this requirement does not apply to water pumps or pool equipment that are located outside of the footprint of the Structure). Although enclosures used for parking and storage below the Lowest Floor may be temperature controlled, temperature control systems are prohibited below the Lowest Floor. Enclosures used for building access smaller than 300 square feet in area may be temperature controlled and have flood resistant floor finishes. Plumbing fixtures are prohibited within enclosed areas below the Lowest Floor. Electrical equipment servicing areas below the Lowest Floor or one foot above the 100-year 24-hour maximum flood stages established by the adopted Sarasota County Comprehensive Flood Study Updates Local Flood Studies whichever is higher shall be limited to:

a.

one wall switch to control illumination on the exterior side of outdoor entrances or exits with grade level access;

b.

one wall switch to control interior lighting outlet located at or near the usual point of entry into storage and foyer areas.

c.

one electric garage door opener per garage door; and

d.

one 125-volt, single-phase, 15 or 20 ampere-rated receptacle outlet per enclosed storage, access, and/or parking area.

Electricity servicing any area below B.F.E. shall be provided on a ground fault interrupt (GFI) circuit separate from other circuits used in the Structure.

(10)

Accessory and Appurtenant Structures. In Zones A, A1 through A30 and AE, as designated on the adopted Flood Insurance Rate Maps (FIRM), and in Community Flood Hazard Areas (CFHA), Accessory Structures need not have the Lowest Floor elevated to or above the Base Flood Elevation (B.F.E.) or 100-year 24-hour maximum flood stages whichever is higher, provided that:

a.

Accessory and Appurtenant Structures must be securely anchored to resist flotation or lateral movement. Accessory and Appurtenant Structures shall be constructed of Flood Resistant Materials. If enclosed by walls shall be equipped with flood openings as required by Section 54-516(a)(7). Outdoor kitchens, decks, patios, and pool cages must be anchored to resist flotation and of flood-resistant construction.

b.

Any walled and roofed Accessory Structure is used exclusively for non-temperature controlled parking and storage purposes.

c.

All electrical and mechanical equipment is elevated above the Base Flood Elevation (B.F.E.) and be on a separate ground fault circuit interrupter (GFCI) circuit or designed and constructed to prevent water from entering or accumulating within the components during conditions of Flooding, and

d.

Plumbing must be designed to prevent the infiltration of floodwaters into municipal wastewater systems.

(b)

Zones V1 through V30 and VE:

(1)

Foundation and Elevation Requirements. In Zones V I through V30, and VE, as designated on the adopted Flood Insurance Rate Maps (FIRM), all New Construction and Substantial Improvements shall be located landward of the reach of mean high tide, and shall have the bottom of the lowest horizontal structural member supporting the Lowest Floor (excluding the pilings or columns) elevated to or above the Base Flood Elevation (B.F.E.) or the elevation required by the Florida Building Code, whichever is higher. If a structure is located in two or more flood zones the entire structure is required to be built to the standards set forth by the flood zone with the more stringent elevation requirement. Additions, alterations, and rehabilitations that increase the level of nonconformity of Existing Construction by lowering the existing floor elevations further below Base Flood Elevation (B.F.E.) are prohibited. Additions, alterations, and rehabilitations to New Construction that do not meet or exceed the minimum requirements of this Article are prohibited.

(2)

Certification. All New Construction and Substantial Improvements to Existing Structures within Zones V1 through V30, and VE, as designated on the adopted Flood Insurance Rate Maps (FIRM), shall be elevated on adequately anchored pilings or columns and anchored to such pilings or columns to resist flotation and shall not be subject to collapse, displacement, or other structural damage due to the effects of wind and water loads acting simultaneously on all building components. A registered professional engineer or architect shall develop or review the structural design, specifications and plans and shall certify the design and methods of construction to be used are in accordance with accepted standards of practice for meeting the requirements of this section.

(3)

Areas Below the Lowest Horizontal Structural Member of the Lowest Floor: All New Construction and Substantial Improvements to Existing Structures within Zones VI through V30, and VE, as designated on the adopted Flood Insurance Rate Maps (FIRM), shall have the space below the Lowest Floor Free of Obstructions. An area of 299 square feet or less may be enclosed with non-supporting Breakaway Walls. Breakaway Walls shall be permitted only if designed by a registered professional engineer or architect and the proposed design meets the following conditions:

a.

Breakaway Wall collapse shall result from a water load less than that which would occur during the Base Flood; and

b.

The area of the Breakaway Wall enclosure below the bottom of the lowest horizontal structural member shall be limited to no greater than 299 square feet per Structure and be constructed of Flood-Resistant Materials. For multi-unit buildings, the Floodplain Administrator has the authority to permit up to one Breakaway Wall enclosure of greater than 299 square feet in area per Structure not to exceed 20 percent of footprint area of Structure. Access to such enclosure shall be the minimum necessary to allow for parking of vehicles (garage door) or limited storage of items used in connection with the premises (standard exterior door) or access to the habitable space above (stairway or elevator). The interior portion of such enclosed area shall not be partitioned into separate rooms, but may be temperature controlled.

c.

All electrical, plumbing and mechanical equipment shall be elevated to or above the Base Flood Elevation (B.F.E.). Electrical equipment below B.F.E. shall be limited to one wall switch to control exterior illumination and one wall switch to control interior lighting outlet. Interior lighting outlet may be equipped with receptacle. Electricity servicing area below B.F.E. shall be provided on a ground-fault interrupt (GFI) circuit separate from other circuits used in the structure.

d.

Open wood lattice panels or insect screening that will easily break away under the combined forces of storm wind and water loads without transferring damaging Flood loads to structural members may be used below the Base Flood Elevation (B.F.E.) for aesthetic purposes.

(4)

Fill. In Zones V1 through V30, and VE, as designated on the adopted Flood Insurance Rate Maps (FIRM) the use of fill for structural support is prohibited. Limited non-compacted fill may be used around the perimeter of the Structure for landscape and aesthetic purposes provided the fill will wash out by storm surge thereby rendering the Structure Free of Obstruction prior to generating excessive loading forces, ramping effects, or wave deflection. The Floodplain Administrator shall approve design plans for landscape and aesthetic fill only after the applicant has provided an engineering analysis by a professional engineer or architect which demonstrates the following:

a.

Particle composition of fill material does not have a tendency for excessive natural compaction,

b.

Volume and distribution of fill will not cause wave deflection to adjacent properties, and

c.

Slope of fill will not cause wave run-up or ramping.

(5)

Alteration of Sand Dunes, Mangrove Stands or Existing Grade. Alteration of sand dunes, mangrove stands, or existing grades within Zone V1 through V30, and VE, as designated on the adopted Flood Insurance Rate Maps (FIRM) that would increase potential Flood damage is prohibited.

(6)

Accessory and Appurtenant Structures. Accessory and appurtenant Structures in Zones VI through V30, and VE, as designated on the adopted Flood Insurance Rate Maps (FIRM) need not have the bottom of the lowest horizontal structural member of the Lowest Floor elevated to or above the Base Flood Elevation (B.F.E.) provided that Accessory Structures are limited to low cost and are small. For the purposes of this Article "low cost" is defined as having a value of less than $1,000.00 and "small" is defined as having less than 150 square feet of floor space. Accessory Structures meeting these criteria must be constructed of Flood Resistant Materials with no utilities or equipment, and used only for storage. Detached garages and guardhouses shall not be considered Accessory Structures. Below Base Flood Elevation accessory or appurtenant structures such as decks, patios, fences, privacy walls, pools, and spas must be certified to meet NFIP Free of Obstruction Requirements by a licensed Engineer or Architect.

(7)

Elevators. In Zones V1 through V30, and VE, as designated on the adopted Flood Insurance Rate Maps (FIRM), elevators are permissible to provide vertical accessibility from ground level to upper levels. The elevator shaft portion below B.F.E. need not be of Breakaway Wall construction. The electric motor and other mechanical and electrical equipment (except call button) shall be elevated to or above the Base Flood Elevation (B.F.E.). Elevators shall be equipped with a float switch system or another equivalent system that prevents the cab from descending into floodwaters. The enclosed area of the shaft shall be included in the calculation of total allowable Breakaway Wall enclosure area as set forth in Section 54-516(b)(3) herein.

(8)

Design Specifications. In Zones V1 through V30, and VE, as designated on the adopted Flood Insurance Rate Maps (FIRM), the pile or column foundation and Structure attached thereto shall be anchored to resist flotation, collapse and lateral movement due to the effects of wind and water loads acting simultaneously on all of the Structure's components. Water loading values used shall be those associated with the Base Flood. Wind load values used shall be those required by the Florida Building Code, as amended from time to time. A Florida registered engineer or architect shall develop or review the structural design, specifications, and plans for the construction, and shall certify that the design and methods of construction to be used are in accordance with accepted standards of practice for meeting the provisions of this paragraph.

(c)

Standards for Manufactured Homes and Recreational Vehicles. All Manufactured Homes and all Recreational Vehicles, to be placed, or Substantially Improved within Zones A, A1 through A30, AE, and Zones V1 through V30 and VE (SFHA) on the adopted Flood Insurance Rate Maps (FIRM), or in Community Flood Hazard Areas (CFHA) in the adopted Local Flood Study (LFS), shall:

(1)

General Elevation Requirements: All Manufactured Homes and all Recreational Vehicles, placed, or Substantially Improved, on individual lots or parcels, in expansions to Existing Manufactured Home Parks or subdivisions, or in New Manufactured Home Parks or subdivisions within Zones A, A1 through 30, AE, and Zones V1 through V30 and VE, as designated on the adopted Flood Insurance Rate Maps (FIRM) and Community Flood Hazard Areas (CFHA), must meet all the requirements for New Construction, as required by Section 54-516(a) or 54-516(b) as applicable.

(2)

V Zones. New Manufactured Home Parks or subdivisions and new units in existing Manufactured Home Parks or subdivisions are prohibited in V Zones as designated on the adopted Flood Insurance Rate Maps (FIRM). All Manufactured Homes placed or Substantially Improved must meet all the requirements for New Construction as required by Section 54-516(b).

(3)

Existing Manufactured Home parks. All Manufactured Homes placed or Substantially Improved in an Existing Manufactured Home Park or subdivision within Zones A, A1 through 30, and AE, and Zones V1 through V30 and VE, as designated on the adopted Flood Insurance Rate Maps (FIRM) and Community Flood Hazard Areas (CFHA) must be elevated so that:

a.

The Lowest Floor of the Manufactured Home is elevated to or above the Base Flood Elevation (B.F.E.) as shown in the Flood Insurance Study, or;

b.

The Lowest Floor of the Manufactured Home is elevated one foot above 100-year 24-hour flood stages as established by the Community Flood Hazard Area (CFHA) determined to be best available data, if found to be above the elevation from the Flood Insurance Study, or

c.

The Manufactured Home chassis is supported by reinforced piers or other foundation elements of at least an equivalent strength, of no less than 36 inches in height above grade, and

(4)

Anchoring. The Manufactured Home or Recreational Vehicle must be securely anchored to the adequately anchored foundation system to resist flotation, collapse and lateral movement.

(5)

Enclosed area, machinery and equipment. Enclosed areas below the Lowest Floor of a Manufactured Home shall meet the applicable requirements set forth in Sections 54-516(a) or 54-516(b), as applicable, of this Article. Machinery and equipment servicing Manufactured Homes shall meet the requirements set forth in Section 54-517 of this Article.

(6)

Substantial Damage. In an Existing Manufactured Home Park or subdivision on which a Manufactured Home has incurred Substantial Damage as the result of a Flood, the Lowest Floor elevation must be to or above the Base Flood Elevation (B.F.E.) as specified in Section 54-516(c)(1) or 54-516(c)(2), and be securely anchored to the adequately anchored foundation system to resist flotation, collapse and lateral movement.

(7)

Recreational Vehicles. All Recreational Vehicles placed in Zones A, A1 through A30, AE, V1 through V30, and VE as delineated on the adopted Flood Insurance Rate Maps (FIRM), or within Community Flood Hazard Areas (CFHA), whichever is higher, shall:

a.

Be on site for fewer than 180 consecutive days and fully licensed and ready for highway use (a Recreational Vehicle is ready for highway use if it is on its wheels or jacking system, is attached to the site only by quick disconnect type utilities and security devices, and has no permanently attached additions), or

b.

The Recreational Vehicle shall meet all the requirements for New Construction, as required by Section 54-516(c)(1) through (6) of this Article for Manufactured Homes.

(d)

Critical Facilities. Construction of new Critical Facilities shall be, to the extent possible, located outside the limits of the 500-year Floodplain. Construction of new Critical Facilities shall be permissible within the SFHA, CFHA, and 500-year Floodplain if there is no practical alternative site. Critical Facilities constructed within the SFHA shall have the Lowest Floor elevated three feet or more above of the Base Flood Elevation (B.F.E.) or the elevation required by the Florida Building Code whichever is higher. Floodproofing and sealing measures must be taken to ensure that toxic substances will not be displaced by or released into floodwaters. Access routes elevated to or above the level of the Base Flood Elevation (B.F.E.) shall be provided to all Critical Facilities to the extent possible.

(Ord. No. 2016-043, § 3, 9-7-2016)

Editor's note

Ord. No. 2016-043, § 3, adopted Sep. 7, 2016, amended § 54-516 in its entirety to read as herein set out. Former § 54-516 pertained to lowest floor elevations and derived from Ord. No. 2002-013, § 2, adopted April 24, 2002; Ord. No. 2003-085, § 6, adopted Oct. 8, 2003; Ord. No. 2008-084, § 6, adopted July 8, 2008; Ord. No. 2009-024, § 7, adopted Sep. 22, 2009; and Ord. No. 2009-060, § 4, adopted April 14, 2010.