1st floor breakaway walls12/16/2023 ![]() ![]() In addition to the CCCL, the Florida Legislature has established the 30-year Erosion Projection Line. It may not be permissible to expand existing nonconforming structures beyond the existing footprint and at the same non-conforming elevation if the cost of the proposed improvements equals or exceeds 50% of the fair market value of the non-conforming structure prior to the improvement.īuyers of existing structures seaward of the State CCCL are advised to have a surveyor determine the elevation of the first horizontal beam and compare this elevation with the State’s current 100-year storm elevation. The legal effect of this modification was to make all structures previously permitted to lower elevations as legally non-conforming. In 2002 following refined computer modeling, the FDEP revised its minimum elevation requirements increasing the predicted height of the “100 year storm” elevation. This elevation, called the “design storm elevation” or “100-year elevation” is measured from the bottom of the first horizontal structural member to mean sea level. The structure is required to be elevated to a height such that the water associated with a hurricane storm surge and wind blown waves can pass safely below the first horizontal beam supporting the living floor of the structure. The piles are to be designed to be embedded deep enough to remain structurally sound after the predicted loss of several feet of soil during a hurricane event. Under the Statewide Florida Building Code, the technical construction details applicable to structures to be constructed seaward of the CCCL are regulated through the building permits required by counties and municipalities.Īs noted above, structures to be constructed seaward of the established CCCL are required to be elevated upon piles. The structure must be constructed on pilings with ground level walls constructed of breakaway material. Typically, for example, a proposed residential structure must be located as far landward as possible, must not advance an existing line of construction, and must be elevated above the calculated storm surge and wind driven waves associated with a 100-year storm event. ![]() Additionally, additions or enclosures added above the first dwelling floor may also be exempt from CCCL permitting.ĭEP regulations specify detailed siting and engineering design criteria which must be satisfied before a permit will be issued for construction seaward of the CCCL. For example, the modification, maintenance, or repair of existing structures within the limits of existing foundations, which do not result in any addition to, repair or modification of the foundation itself, is exempt. Limited exemptions from permitting requirements are available. Permits from the Florida Department of Environmental Protection, Bureau of Beaches and Coastal Systems are required for most structures constructed seaward of the established CCCL. The purpose of the CCCL is to preserve and protect coastal barrier dunes and adjacent beaches from imprudent construction which can jeopardize the stability of the beach-dune system, accelerate erosion, and provide inadequate protection for upland structures. The State of Florida has established Coastal Construction Control Lines (CCCL) on a county-by-county basis to define that portion of the beach-dune system which is subject to severe fluctuations following major storm events. The owner experienced a return on investment in just two and a half years.Coastal Construction is regulated by a variety of jurisdictions. Originally, the owner paid $12,000 for $300,000 worth of coverage after the retrofit, their premium fell to $2,000 and coverage rose to $820,000. the retrofit, the building experienced an 83 percent reduction in the cost of its flood insurance policy. The one-panel Smart Vents cost $200 to $250 each. ![]() Total cost of the renovation, including installation of Smart Vents and the first floor fill, was $25,000. To minimize heat loss during cold weather, the owner chose insulated Smart Vents. To mitigate future risk and reduce insurance premiums, the owner chose a wet floodproofing strategy, which added nine Smart Vents on the first floor and used 9 inches of gravel and concrete fill to raise the floor to ground level. After the storm, the property faced escalating insurance costs. During Superstorm Sandy, Hoboken, NJ suffered heavy damage to its buildings and infrastructure, including this six unit multifamily building, 132 Jackson St., located in the AE flood zone. ![]()
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