![]() ![]() The outside air-conditioning unit is installed on a platform several feet above the ground. To improve wind resistance, the house is built with 2”x 6” studs, hurricane straps, windresistant shingles, and hurricane shutters on all doors and windows. The Sluka’s builder surrounded the area under the home with breakaway walls-walls designed to detach during a powerful surge so the home remains structurally sound. The code for their county allows areas under elevated homes to be enclosed and used for storage and parking. Their builder used wooden pilings to strengthen the structure of the house against storm surge and to raise the main part of the house several feet higher than the minimum height required by the county. However, because they are only 1,000 feet from the water, they decided to build to the more rigorous V Zone standards. The Sluka’s property is located in Zone AE. “We wanted to take precautions because we knew about the possibility of hurricanes.” “We wanted to exceed the building code that was administered by the county at the time and asked our builder to use the most recent edition of the code issued by the International Code Council,” says Dan. Poorly planned development in floodplains can lead to stream-bank erosion, loss of valuable property, increased risk of flooding to downstream properties and degradation of water quality.OKALOOSA COUNTY, FL - Dan Sluka and his wife, Dottie, moved from Detroit, Michigan, to the Gulf Coast of Florida in 2001 after building their dream home in a Special Flood Hazard Area a few miles east of Pensacola, with a view of the Santa Rosa Sound and the Gulf of Mexico beyond. Floodplains are scenic, valued wildlife habitat, and suitable for farming. Understanding and protecting the natural functions of floodplains helps reduce flood damage and protect resources. Additional Informationįloodplains are a natural component of the City of Charleston environment. Please be advised all work (including painting, interior finishes, etc.) in a Special Flood Hazard Area requires a permit. V-Zone Breakaway Wall Certificate (PDF).Top 5 Reasons Elevations Certificates Need Correction.Guide to Complete Elevation Certificates (Coming Soon!).You may need to submit the following documents when applying for building and trade permits: Steps to Take if Your New Building Construction or Renovation Is Located in a Flood Zone Zone VE: Coastal flood with velocity hazard (wave action) base flood elevations determined.Zone A: No base flood elevations determined.Zone X: Areas determined to be outside 500-year flood plain.Shaded Zone X: Areas of 500-year flood areas of 100-year flood with average depths of less than 1 foot or with drainage areas less than 1 square mile and areas protected by levees from 100-year flood.Types of Flood Zones Moderate to Low-Risk Areas ![]() To find out what flood zone your property is located within, FEMA has a searchable map provided for free on their website. Purchase flood insurance on your property ( Note: there is a 30-day lag time from the time of application).Protect your property from the hazards of flooding and wind.Maintain drainage channels and pipes free of obstruction and debris.Determine if your property is located in an area subject to flooding.Charleston is also subject to storm surge, flooding from heavy rains and high tides.īeing prepared is your best defense against such events. It is critical to remember that the City of Charleston, being located in the Atlantic Coastal region, is subject to flooding from the Atlantic Ocean as well as inland flooding from rivers and associated tributaries. Please refer to City Code of Ordinance §27-117. The best flood protection method is elevation (measured to the top of lowest floor in A Zones, to the bottom of lowest horizontal structural member in V Zones) but dry floodproofing to the minimum elevation is allowed for non-residential buildings. For all building permit applications applied for on or after July 1, 2020, the additional minimum flood protection requirement above the Base Flood Elevation (BFE) as shown on the Flood Insurance Rate Map for buildings in the Special Flood Hazard Area are as follows in the table below.
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