Development within coastal high hazard areas

(a)

Existing uses located on land in a coastal high hazard area which is below the elevation of the base flood shall not be expanded and no building permit referred to in section 20-3 of this chapter may be issued therefor unless the provisions of subsection (b) hereof are complied with.

(b)

No new construction or substantial improvement shall be undertaken, and no permit referred to in section 20-3 of this chapter may be issued therefor upon any lands within coastal high hazard areas which are below the level of the base flood elevation unless said new construction or substantial improvement:

(1)

Is located landward of the reach of the mean high tide;

(2)

Is securely anchored on pilings or columns and elevated so that the bottom of the lowest horizontal supporting member (excluding pilings or columns) is elevated to or above the base flood elevation level plus one foot of freeboard, with all space below the lowest supporting member open so as not to impede the flow of water; and

(3)

All pile and column foundations and structures 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 building components.

(c)

There shall be no fill used as structural support. Noncompacted fill may be used around the perimeter of a building for landscaping or aesthetic purposes provided the fill will wash out from storm surge (thereby rendering the building free of obstruction) prior to generating excessive loading forces, ramping effects, or wave deflection. The building official or his/her designee shall approve design plans for landscaping or aesthetic fill only after the applicant has provided an analysis by an engineer, architect, or soil scientist, which demonstrates that the following factors have been fully considered:

(1)

Particle composition of fill material does not have a tendency toward excessive natural compaction;

(2)

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

(3)

Slope of fill will not cause wave runup or ramping.

(d)

No manmade alteration of sand dunes or mangrove stands which will increase potential flood damage shall be permitted.

(e)

Latticework, mesh screening, or decorative screening shall be allowed below the lowest floor provided it is not part of the structural support of the building and is designed to break away under abnormally high tides or wave action without damage to the structural integrity of the building on which it is to be used and provided the following design specification is met:

For the purposes of this section, a non-load bearing wall is a breakaway wall and shall have a design safe loading resistance of not less than ten and no more than 20 pounds per square foot. Use of breakaway walls which exceed a design safe loading resistance of 20 pounds per square foot (either by design or when so required by local or state codes) may be permitted only if a registered professional engineer or architect certifies that the designs proposed meet the following conditions:

(1)

Breakaway wall collapse shall result from a water load less than that which would occur during the base flood elevation; and

(2)

The elevated portion of the building and supporting foundation system shall not be subject to collapse, displacement, or other structural damage due to the effects of wind and water loads acting simultaneously on all building components (structural and nonstructural). Water loading values used shall be those associated with the base flood elevation. Wind loading values used shall be those required by applicable state or local building standards.

(f)

If aesthetic lattice-work screening, mesh screening, decorative screening, or concrete block is utilized, such enclosed space shall not be designed for human habitation but shall be designed to be used only for parking of vehicles, building access, or limited storage of maintenance equipment used in connection with the premises.

(g)

Prior to construction, plans for any structures that will have latticework or decorative screening or breakaway walls shall be submitted to the building official or his/her designee for approval.

(h)

Any alteration, repair, reconstruction or improvement to a structure shall not enclose the space below the lowest floor except with latticework, decorative screening, or concrete in accordance with the definition of breakaway walls.

(i)

A registered professional engineer or architect shall certify that the design, specifications and plans for construction are in compliance with the provisions contained in this section.

(j)

No manufactured homes, except in existing manufactured home parks and subdivisions and provided all anchoring and elevation standards of subsections (b)(2) and (i) herein are met, shall be placed within this zone.

(k)

All recreational vehicles placed within this area must either:

(1)

Be fully licensed and ready for highway use;

(2)

The recreational vehicle shall meet all the requirements for new construction, including anchoring and elevation requirements of this chapter; or

(3)

Be on the site for fewer than 180 consecutive days. 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 structures.

(Ord. No. 14039, § 2, 12-9-21; Ord. No. 14295, § 2, 7-11-24)