HomeMy WebLinkAbout2018-045 Floodplain Management - FEMA LDC ORDINANCE NO. 2018-045
AN ORDINANCE OF THE CITY OF OCOEE, FLORIDA, AMENDING
THE CITY OF OCOEE LAND DEVELOPMENT CODE; REPEALING
PART 1A OF ARTICLE VII OF CHAPTER 180, CITY OF OCOEE LAND
DEVELOPMENT CODE, RELATING TO ENVIRONMENTAL
PROTECTION; ADOPTING A NEW PART 1A OF ARTICLE VII OF
CHAPTER 180, CITY OF OCOEE LAND DEVELOPMENT CODE,
ENTITLED FLOODPLAIN MANAGEMENT; ADOPTING FLOOD
HAZARD MAPS, DESIGNATING A FLOODPLAIN ADMINISTRATOR,
ADOPTING PROCEDURES AND CRITERIA FOR DEVELOPMENT IN
FLOOD HAZARD AREAS, AND FOR OTHER PURPOSES; PROVIDING
FOR APPLICABILITY; PROVIDING FOR CODIFICATION; PROVIDING
FOR SEVERABILITY; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the Legislature of the State of Florida has, in Chapter 166, 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 the City of Ocoee 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 Ocoee was accepted for participation in the National Flood
Insurance Program on November 1, 1978 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, the City of Ocoee has provisions relating to environmental protection,
inclusive of floodplain management, and resource management in the City's Land Development
Code, codified at Chapter 180, City of Ocoee Code of Ordinances; and
WHEREAS, the proposed amendments to the City's Land Development Code contained
herein are so comprehensive so as to result in a substantial rewrite of Part 1A of Article VII of
Chapter 180; and
WHEREAS, the City of Ocoee Planning and Zoning Commission (P&Z) has jurisdictional
authority to hear and recommend to the City Commission any amendments to the Land
Development Code; and
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WHEREAS, on October 9, 2018, the P&Z held a public hearing on proposed
amendments to the Land Development Code relating to proposed floodplain management
regulations, and recommended that the Ocoee City Commission approve said amendments;
and
WHEREAS, this Ordinance has been considered by the Ocoee City Commission in a
public hearing in accordance with the procedures set forth in Section 166.041, Florida Statutes;
and
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 the City of Ocoee
that the following floodplain management regulations are hereby adopted.
Section 1. Recitals. The foregoing whereas clauses are incorporated herein by
reference and made a part hereof.
Section 2. Authority. The City Commission of the City of Ocoee has the authority to
adopt this Ordinance pursuant to Article VIII of the Constitution of the State of Florida and
Chapters 165 and 166, Florida Statutes.
Section 3. Amendment to Part 1A, Article VII. Part 1A of Article VII, Chapter 180, City
of Ocoee Land Development Code, is amended to read as follows with underlines showing
additions and strikethroughs showing deletions:
Article VII — Natural Resource Management and Floodplain Management
Protection.
Part 1A— Floodplain Management
7-1A. General Provisions.
A. Title. These regulations shall be known as the Floodplain Management Ordinance of the City
of Ocoee, hereinafter referred to as "this article."
B. Scope. The provisions of this article 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.
C. Intent. The purposes of this article 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:
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(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.
D. Coordination with the Florida Building Code. This article is intended to be administered and f'
enforced in conjunction with the Florida Building Code. Where cited, ASCE 24 refers to the
edition of the standard that is referenced by the Florida Building Code. s'!
E. Warning. The degree of flood protection required by this article and the Florida Building Code,
as amended by the City, 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 article 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 the City 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 article.
F. Disclaimer of Liability. This article shall not create liability on the part of the City Commission
of the City of Ocoee or by any officer or employee thereof for any flood damage that results from
reliance on this article or any administrative decision lawfully made thereunder.
7-2A. Applicability.
A. General. Where there is a conflict between a general requirement and a specific requirement,
the specific requirement shall be applicable.
B. Areas to which this article applies. This article shall apply to all flood hazard areas within the
corporate limits of the City of Ocoee, as established in Section 7-2A.C. of this article.
C. Basis for establishing flood hazard areas. The Flood Insurance Study for Orange County,
Florida and Incorporated Areas dated June 20, 2018, and all subsequent amendments and
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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 article 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 Ocoee Building Division, 150 N. Lakeshore Drive,
Ocoee.
D. Submission of additional data to establish flood hazard areas. To establish flood hazard
areas and base flood elevations, pursuant to Section 7-5A of this article, 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 City
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 article 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.
E. Other laws. The provisions of this article shall not be deemed to nullify any provisions of
local, state, or federal law.
F. Abrogation and greater restrictions. This article 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 article and any other ordinance, the more restrictive shall
govern. This article shall not impair any deed restriction, covenant, or easement, but any land
that is subject to such interests shall also be governed by this article.
G. Interpretation. In the interpretation and application of this article, all provisions shall be:
(1) Considered as minimum requirements;
(2) Liberallyconstrued in favor of the governingbody; and
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(3) Deemed neither to limit nor repeal any other powers granted under state statutes.
7-3A. Duties and Powers of the Floodplain Administrator.
A. Designation. The Building Official is designated as the Floodplain Administrator. The
Floodplain Administrator may delegate performance of certain duties to other employees.
B. General. The Floodplain Administrator is authorized and directed to administer and enforce
the provisions of this article. The Floodplain Administrator shall have the authority to render
interpretations of this article consistent with the intent and purpose of this article 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 article without the granting of a variance pursuant to Section 7-7A. of
this article.
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C. Applications and permits. The Floodplain Administrator, in coordination with other pertinent
offices of the City, 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 article;
(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; s
(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; P
(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,
structures and facilities exempt from the Florida Building Code, when compliance with
this article 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 article.
D. 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, 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 P
improvement or repair of substantial damage; and
(4) Notify the applicant if it is determined that the work constitutes substantial improvement f
or repair of substantial damage and that compliance with the flood resistant construction P
requirements of the Florida Building Code and this article is required.
E. 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 j.
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requirements of the Florida Building Code to determine whether such requests require the
granting of a variance pursuant to Section 7-7A. of this article.
F. 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
article.
G. Inspections. The Floodplain Administrator shall make the required inspections as specified in
Section 7-6A. of this article 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.
H. 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 7-3A.(D) of this article;
(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
article and the Florida Building Code to determine that such certifications and
documentations are complete; and
(5) Notify the Federal Emergency Management Agency when the corporate boundaries of
the City are modified.
I. 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 article and the flood resistant construction requirements of the Florida Building Code,
including Flood Insurance Rate Maps; Letters of Map 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 article; 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 article and the flood resistant construction requirements of the
Florida Building Code. These records shall be available for public inspection at Ocoee Building
Division, 150 N. Lakeshore Drive, Ocoee. 1.
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& 7-4A. Permits.
A. Permits required. Any owner or owner's authorized agent (hereinafter "applicant") who
intends to undertake any development activity within the scope of this article, 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 article and all other applicable codes and regulations has been satisfied.
B. Floodplain development permits or approvals. Floodplain development permits or approvals shall
be issued pursuant to this article for any development activities not subject to the requirements of
the Florida Building Code, including buildings, structures, and facilities exempt 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.
C. Buildings, structures, and facilities exempt from the Florida Building Code. Pursuant to the
requirements of federal regulation for participation in the National Flood Insurance Program (44
C.F.R. Sections 59 and 60), floodplain development permits or approvals shall be required for
the following buildings, structures and facilities that are exempt from the Florida Building Code
and any further exemptions provided by law, which are subject to the requirements of this
article:
(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 "chickee" means an open-sided
wooden hut 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
D. 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 City. The
information provided shall:
(1) Identify and describe the development to be covered by the permit or approval.
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(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 7-5A.
of this article.
(5) State the valuation of the proposed work.
(6) Be signed by the applicant or the applicant's authorized agent. (If signed by the
applicant's authorized agent, an agent authorization form shall accompany the
application.)
(7) Give such other data and information as required by the Floodplain Administrator.
E. Validity of permit or approval. The issuance of a floodplain development permit or approval
pursuant to this article shall not be construed to be a permit for, or approval of, any violation of
this article, the Florida Building Codes, or any other ordinance of this City. 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.
F. Expiration. A floodplain development permit or approval shall become invalid unless the work
authorized by such permit is commenced within one-hundred and eighty (180) days after its
issuance, or if the work authorized is suspended or abandoned for a period of one-hundred and
eighty (180) days after the work commences. Extensions for periods of not more than one-
hundred and eighty (180) days each shall be requested in writing and justifiable cause shall be
demonstrated for such request.
G. 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 article or any other
ordinance, regulation, or requirement of the city, county, state, or federal government.
H. 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 activities subject to the Joint Coastal
Permit; section 161.055, F.S.
(4) Florida Department of Environmental Protection for activities that affect wetlands and
alter surface water flows, in coniunction with the U.S. Army Corps of Engineers; Section
404 of the Clean Water Act.
(5) Federal permits and approvals.
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& 7-5A. Site Plans and Construction Documents.
A. Information for development in flood hazard areas. The site plan or construction documents
for any development subject to the requirements of this article shall be drawn to scale and shall
include, as applicable to the proposed development:
(1) Delineation of flood hazard areas, floodway boundaries and flood zone(s), base flood
elevation(s), and ground elevations if necessary for review of the proposed
development.
(2) Where base flood elevations or floodway data are not included on the FIRM or in the
Flood Insurance Study, these shall be established in accordance with Section 7-
5A.(B)(2) or(3) of this article.
(3) Where the parcel on which the proposed development will take place will have more
than fifty (50) lots or is larger than five (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 7-5A.B.(1) of this article.
(4) Location of the proposed activity and proposed structures, and locations of existing
buildings and structures.
(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) 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 article 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 article.
B. 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 floodwav data available from a federal or state
agency or other source.
(3) Where base flood elevation and floodwav 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
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(b) Specify that the base flood elevation is two (2) 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 two (2)
feet.
(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.
C. 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 7-5A.(D) of this
article 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 City. 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 7-5A.(D) of this article.
D. 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 enqineer in a format required by FEMA. Submittal requirements and processing
fees shall be the responsibility of the applicant.
4 7-6A. Inspections.
A. General. Development for which a floodplain development permit or approval is required
shall be subject to inspection.
B. Development other than buildings and structures. The Floodplain Administrator shall inspect
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all development to determine compliance with the requirements of this article and the conditions
of issued floodplain development permits or approvals.
C. 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 article and the conditions of issued
floodplain development permits or approvals.
D. 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 7-5A.(B)(3)(b) of this article, the documentation
of height of the lowest floor above highest adjacent grade, prepared by the owner or the
owner's authorized agent.
E. 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 7-6A.(D) of this
article.
F. Manufactured homes. The Floodplain Administrator shall inspect manufactured homes that
are installed or replaced in flood hazard areas to determine compliance with the requirements of
this article 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 Floodplain
Administrator.
7-7A. Variances and Appeals.
A. General. The City Commission shall hear and decide on requests for appeals and requests
for variances from the strict application of this article. Pursuant to section 553.73(5), F.S., the
City Commission shall hear and decide on requests for appeals and requests for variances from
the strict application of the flood resistant construction requirements of the Florida Building
Code.
B. 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 article. Any person aggrieved by the decision may
appeal such decision to the Circuit Court, as provided by Florida Statutes.
C. 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 7-7A.G of this article, the conditions of issuance set forth in Section 7-7A.H of this
article, and the comments and recommendations of the Floodplain Administrator and the
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Building Official. The City Commission has the right to impose such conditions as it deems
necessary to further the purposes and objectives of this article.
D. 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 7-5A.0 of this article.
E. 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 12
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.
F. 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 article, provided the variance meets the requirements of Section 7-7A.D, 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.
G. 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 article, 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
(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.
12
H. 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 article 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 County Comptroller 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.
7-8A. Violations.
A. Violations. Any development that is not within the scope of the Florida Building Code but that
is regulated by this article that is performed without an issued permit, that is in conflict with an
issued permit, or that does not fully comply with this article, shall be deemed a violation of this
article. 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 article or the
Florida Building Code is presumed to be a violation until such time as that documentation is
provided.
B. Authority. For development that is not within the scope of the Florida Building Code but that
is regulated by this article 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.
C. 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 directed to perform
to remove or remedy a violation or unsafe condition, shall be subject to penalties. Violation of
the provisions of this Section or failure to comply with any of its requirements, including violation
of conditions and safeguards established in connection with grants of variance or special
13
exceptions, shall constitute a misdemeanor. Any person who violates this Code or fails to
comply with any of its requirements shall, upon conviction thereof, be fined not more than five
hundred dollars ($500) or imprisoned for not more than thirty (30) days, or both, and in addition,
shall pay all costs and expenses involved in the case. Each day such violation continues shall
be considered a separate offense. Nothing herein contained shall prevent the City of Ocoee
from taking such other lawful action as is necessary to prevent or remedy any violation.
7-9A. Definitions.
A. Unless otherwise expressly stated, the following words and terms shall, for the purposes of
this ordinance, have the meanings shown in this section. Where terms are not defined in this
article and are defined in the Florida Building Code, such terms shall have the meanings
ascribed to them in the Florida Building Code. Where terms are not defined in this article or the
Florida Building Code, such terms shall have ordinarily accepted meanings such as the context
implies.
(1) 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.
(2) Appeal. A request for a review of the Floodplain Administrator's interpretation of any
provision of this article.
(3) 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.
(4) Base flood. A flood having a 1-percent chance of being equaled or exceeded in any
given year. [Also defined in FBC, B, Section 202.1 The base flood is commonly referred
to as the "100-year flood" or the "1-percent-annual chance flood."
(5) 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 FIRM. [Also defined in FBC, B, Section 202.1
(6) Basement. The portion of a building having its floor subgrade (below ground level) on all
sides. [Also defined in FBC, B, Section 202; see "Basement (for flood loads)".1
(7) Design flood. The flood associated with the greater of the following two areas: [Also
defined in FBC, B, Section 202.1
a. Area with a floodplain subject to a 1-percent or greater chance of flooding in any
year; or
b. Area designated as a flood hazard area on the City's flood hazard map, or
otherwise legally designated.
14
(8) Design flood elevation. The elevation of the "design flood," including wave height,
relative to the datum specified on the City'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 202.1
(9) 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.
(10) 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.
(11) Existing building and existing structure. Any buildings and structures for which
the "start of construction" commenced before November 1, 1978. [Also defined in FBC,
B, Section 202.1
(12) 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 November 1, 1978.
(13) 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).
(14) Federal Emergency Management Agency (FEMA). The federal agency that, in
addition to carrying out other functions, administers the National Flood Insurance
Program.
(15) Flood or flooding. A general and temporary condition of partial or complete
inundation of normally dry land from: [Also defined in FBC, B, Section 202.1
a. The overflow of inland or tidal waters.
b. The unusual and rapid accumulation or runoff of surface waters from any source.
(16) 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 202.1
(17) Flood hazard area. The greater of the following two areas: [Also defined in FBC,
B, Section 202.1
a. The area within a floodplain subject to a 1-percent or greater chance of flooding
in any year.
15
b. The area designated as a flood hazard area on the City's flood hazard map, or
otherwise legally designated.
(18) Flood Insurance Rate Map (FIRM). The official map of the City on which the
Federal Emergency Management Agency has delineated both special flood hazard
areas and the risk premium zones applicable to the City. [Also defined in FBC, B,
Section 202.1
(19) 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 202.1
(20) Floodplain Administrator. The office or position designated and charged with the
administration and enforcement of this article (may be referred to as the Floodplain
Manager).
(21) Floodplain development permit or approval. An official document or certificate
issued by the City, 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 article.
(22) 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 202.1
(23) 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.
(24) Florida Building Code or FBC. 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.
(25) 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.
(26) Highest adjacent grade. The highest natural elevation of the ground surface
prior to construction next to the proposed walls or foundation of a structure.
(27) 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 12 Historic Buildings.
16
(28) 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:
a. 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.
b. 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.
c. 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 City's floodplain management regulations.
d. 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.
(29) 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:
a. Designed primarily for purposes of transportation of property or is a derivation of
such a vehicle, or
b. Designed primarily for transportation of persons and has a capacity of more than
twelve (12) persons; or
c. Available with special features enabling off-street or off-highway operation and
use.
(30) 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 202.1
(31) 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
17
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,1
(32) Manufactured home park or subdivision. A parcel (or contiguous parcels) of land
divided into two or more manufactured home lots for rent or sale.
(33) 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 article, 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 adiusted to approximate market value by a factor provided by the
Property Appraiser.
(34) New construction. For the purposes of administration of this article and the flood
resistant construction requirements of the Florida Building Code, structures for which the
"start of construction" commenced on or after November 1, 1978 and includes any
subsequent improvements to such structures.
(35) 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 November 1, 1978.
(36) 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_SJ
(37) Recreational vehicle. A vehicle, including a park trailer, which is: [see in section
320.01, F.S.)
a. Built on a single chassis;
b. Four hundred (400) square feet or less when measured at the largest horizontal
projection;
c. Designed to be self-propelled or permanently towable by a light-duty truck and
d. Designed primarily not for use as a permanent dwelling but as temporary living
quarters for recreational, camping, travel, or seasonal use.
18
(38) 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, A1-A30, AE, A99, AH, V1-V30, VE or V. [Also defined in FBC, B
Section 202.1
(39) Start of construction. The date of issuance of permits for new construction and
substantial improvements, provided the actual start of construction, repair,
reconstruction, rehabilitation, addition, placement, or other improvement is within one-
hundred and eighty (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 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 202.1
(40) 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 202.1
(41) 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 202.1
a. 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.
b. Any alteration of a historic structure provided the alteration will not preclude the
structure's continued designation as a historic structure. [See Instructions and
Notesl
(42) Variance. A grant of relief from the requirements of this article, 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 article or the
Florida Building Code.
(43) Watercourse. A river, creek, stream, channel or other topographic feature in, on,
through, or over which water flows at least periodically.
19
& 7-10A. Buildings and Structures.
A. Design and construction of buildings, structures and facilities exempt from the Florida
Building Code. Pursuant to Section 7-4A.(C) of this article, 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 7-16A. of this article.
& 7-11A. Subdivisions.
A. 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.
B. 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;
(2) Where the subdivision has more than fifty (50) lots or is larger than five (5) acres and
base flood elevations are not included on the FIRM, the base flood elevations
determined in accordance with Section 7-5A.B(1) of this article; and
(3) Compliance with the site improvement and utilities requirements of Section 7-12A. of this
article.
& 7-12A. Site Improvements, Utilities, and Limitations.
A. 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.
20
B. Sanitary sewage facilities. All new and replacement sanitary sewage facilities, private
sewage treatment plants (including all pumping stations and collector systems), and on-site
waste disposal systems shall be designed in accordance with the standards for onsite sewage
treatment and disposal systems in Chapter 64E-6, F.A.C. and ASCE 24 Chapter 7 to minimize
or eliminate infiltration of floodwaters into the facilities and discharge from the facilities into flood
waters, and impairment of the facilities and systems.
C. 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, F.A.C. and ASCE
24 Chapter 7 to minimize or eliminate infiltration of floodwaters into the systems.
D. Limitations on sites in regulatory floodways. No development, including but not limited to site
improvements, and land disturbing activity involving fill or regrading, shall be authorized in the
regulatory floodwav unless the floodway encroachment analysis required in Section 7-5A.(C)(1)
of this article demonstrates that the proposed development or land disturbing activity will not
result in any increase in the base flood elevation.
E. Limitations on placement of fill. Subject to the limitations of this article, 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.
4 7-13A. Manufactured Homes.
A. 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 article.
B. Foundations. All new manufactured homes and replacement manufactured homes installed
in flood hazard areas shall be installed on permanent, reinforced foundations that are designed
in accordance with the foundation requirements of the Florida Building Code Residential Section
R322.2 and this article. Foundations for manufactured homes subject to Section 7-13A.F of this
article are permitted to be reinforced piers or other foundation elements of at least equivalent
strength.
C. 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.
D. Elevation. Manufactured homes that are placed, replaced, or substantially improved shall
comply with Section 7-13A.E or 7-13A.F of this article, as applicable.
E. General elevation requirement. Unless subject to the requirements of Section 7-13A.(F) of
this article, 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
21
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).
F. Elevation requirement for certain existing manufactured home parks and subdivisions.
Manufactured homes that are not subject to Section 7-13A.(E) of this article, 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 in
the Florida Building Code, Residential Section R322.2 (Zone A); 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.
G. Enclosures. Enclosed areas below elevated manufactured homes shall comply with the
requirements of the Florida Building Code, Residential Section R322.2 for such enclosed areas.
H. 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.
& 7-14A. Recreational Vehicles and Park Trailers.
A. Temporary placement. Recreational vehicles and park trailers placed temporarily in flood
hazard areas shall:
(1) Be on the site for fewer than one-hundred and eighty (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.
B. Permanent placement. Recreational vehicles and park trailers that do not meet the limitations
in Section 7-14A.A of this article for temporary placement shall meet the requirements of
Section 7-13A. of this article for manufactured homes.
& 7-15A. Tanks.
A. 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 is empty.
B. Above-ground tanks, not elevated. Above-ground tanks that do not meet the elevation
requirements of Section 7-15A.0 of this article shall be permitted in flood 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.
22
C. 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.
D. 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.
& 7-16A. Other Development.
A. 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
article or the Florida Building Code, shall:
(1) Be located and constructed to minimize flood damage;
(2) Meet the limitations of Section 7-12A.D of this article 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 or
meet the requirements of ASCE 24, 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.
B. 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 7-12A.D of this article.
C. 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 7-12A.D of this article.
D. 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 7-12A.D of this article. Alteration of a
watercourse that is part of a road or watercourse crossing shall meet the requirements of
Section 7-5A.C(3) of this article.
PART IA ENVIRONMENTAL PROTECTION
§ 7 1A. STATUTORY AUTHORIZATION, FINDINGS OF FACT, PURPOSE AND OBJECTIVES.
A. Statutory Authorization.
23
The legislature of the State of Florida has in Florida Statutes delegated the responsibility to local
- _ - _ . . -- . •- - _ -, ._ _• __ ... •-• - '- - -- - - -- • - -
B. Findings of Fact.
{1) The flood hazard areas of the City of Ocoee are subject to periodic inundation which results in loss
of life and property, health and safety hazards, disruption of commerce and governmental cervices,
which adversely affect the public health, safety and general welfare.
C. Statement of Purpose.
(2) Require that uses vulnerable to floods, including facilities which serve such uses, be protected
('I) Control filling, grading, dredging and other development which may increase erosion or flood
damage, and;
D. Objectives.
The objectives of this Section are:
{1) To protect human life and health;
{2) To minimize expenditure of public money for costly flood control projects;
(3) To minimize the need for rescue and relief efforts a.sociated with flooding and generally undertaken
at the expense of the general public;
('1) To minimize prolonged business interruptions;
(6) To help maintain a stable tax base by providing for the sound use and development of flood prone
§ 7 2A. DEFINITIONS.
A. Unless specifically defined below, words or phrases used in this Section shall be interpreted so as to
application- - - - - - - - - - --
(2) Appeal: A request for a review of the Building Official's interpretation of any provision of this Section
or a request for a variance.
(3) Area of Shallow Flooding: A designated AO Zone on a community's Flood Insurance Rate Map
exist, whcrc the path of flooding is unpredictable and indeterminate, and where velocity flow may be
evident:
year.
(6) Basement: That portion of a building having its floor subgrade(below ground level) on all sides.
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damage to the elevated portion of the building or the supporting foundation system.
{8) Building: See"Structure".
(9) Development: Any manmade change to improved or unimproved real estate, including, but not
limited to, buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling
• - - _- e. : •- -- ----- -- - - - - •- - - -- - - - --- - .-
ground level by means of solid foundation perimeter walls, pilings, columns (posts and piers), shctiar walls
erg
dry land areas from:
{a) The overflow of inland or tidal waters;
defined as Zone A.
{13) Flood Insurance Rate Map (FIRM): An official map of a community, on which the Federal
{14) Flood Insurance Study: The official report provided by the Federal Emergency Management
more than one(1)foot. •
loading and unloading of cargo or passengers, shipbuilding or shift repair facilities. The term does not
include long term storage, manufacture, sales, or service facilities.
(17) Highest Adjacent Grade: The highest natural elevation of the ground surface, prior to construction,
as a registered historic district;
(d) Individually listed on a local inventory of historic places in communities with historic preservation
1. By an approved state program as determined by the Secretary of the Interior, or
2. Directly by the Secretary of the Interior in states without approved programs.
(19) Lowest Floor: The lowest floor of the lowest enclosed area (including basement). An unfinished or
so as to render the structure in violation of the applicable nonelevation design requirements of Section
60-3-
- e - - - . . . - _. - - - - - - - -- - -• - - - me - - -- e_
(21) Mean Sea Level: The average height of the sea for all stages of the tidc. It is used as a reference
for establishing various elevations within the flood plain. For purposes of this Section, the term is
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the required utilities. The term also includes park trailers, travel trailers, and similar transportable
im-Preved-ProPeltP
{23) National Geodetic Vertical Datum (NGVD): As corrected in 1929 is a vertical control used as a
{24) New Construction: Structures for which the "start of construction" commenced on or after
September 19, 1978.
building permit was issued, provided the actual start of construction, repair, reconstruction, or
as the pouring of slabs or footings, installation of piles, constructien-of-oel ,
installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling
(26) Structure: A walled and roofed building, including a gas or liquid storage tank, that is principally
the structure to its before damaged condition would equal or exceed fifty(50) percent of the market value
of the structure before the damage occurred.
equals or exceeds fifty (50) percent of the market value of the structure. The market value of the structure
should be (1) the appraised value of the structure prior to the start of the initial repair or improvement, or
{2) in the case of damage, the value of the structure prior to the damage occurring. For the purposes of
necessary to assure safe living conditions.
{29) Variance: Is a grant of relief from the requirements of this ordinance.
§ 7 3A. GENERAL PROVISIONS.
A. Lands To Which This Section Applies.
This Section shall apply to all areas of special flood hazard within the jurisdiction of the City of Ocoee,
Florida,
B. Basis For Establishing The Areas of Special Hazard.
--- • - - -- - - - -----, - • -- '-- , • • • ---- -- - --
Code.
C. Establishment of Development Permit.
D. Compliance.
No structure or land shall hereafter be located, extended, converted or structurally altered without full
E. Abrogation and Greater Restrictions.
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F. Interpretation.
•- •• - - - - •-• -'e --- -- •- - Section all provisions shall be:
{1) Considered as minimum requirements;
(3) Deemed neither to limit nor repeal any other powers granted under state statutes.
H—Penalties for Violation.
violation of conditions and safeguards established in connection with grants of variance or special
• '- - - --• --• - •- _- - - . - •. . - -- - -
•
§7 4A. ADMINISTRATION.
A. Designation of Building Official.
Article VII.
B. Permit Procedures.
in duplicate drawn to scale showing the nature, location, dimensions, and elevations of the area in
{a) Application Stage.
structures;
2. Elevation in relation to mean sea level to which any non residential structure will be flood proofed;
3. Certificate from a registered professional engineer or architect that the non residential flood proofed
'1---Description of the extent to which any watercourse wild be altered or relocated as a result of
proposed development; and
(b) Construction Stage.
(2) Provide a floor elevation or flood proofing certification after the lowest floor is completed, or in
instances where the structure is subject to the regulations applicable to Coastal High Hazard Areas, after
of the lowest floor, whichever is applicable, it shall be the duty of the permit holder to submit te-the
of the lowest portion of the horizontal structural members of the lowest floor, whichever is applicable, as
built, in relation to mean sea level. Said certification shall be prepared by or under the direct supervision
of a registered land surveyor or professional engineer and certified by same. When flood proofing is
utilized for a particular building, said certification shall be prepared by or under the direct supervision of a
certification shall review the floor elevation survey data submitted. Deficiencies detected by such review
to proceed. Failure to submit the survey or failure to make said corrections required hereby, shall be
cause to issue a stop work order for the project.
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{1) Review of all development permits to assure that the permit requirements of this Code have been
sa+isfied•
(3) Notify adjacent communities and the Department of Community Affairs prior to any alteration or
Management Agency,
{1) Assure the flood carrying capacity within the altered or relocated portion of said watercourse is
maintained.
this Article.
(10) All records pertaining to the provisions of this Code shall be maintained in the office of the Building
• e• e , - •. ♦ ♦ • ._. e • -D. Variance Procedures.
of this Code.
(3) Any person aggrieved by the decisionsion or any taxpayer may appeal such
rehabilitation, or restoration will not result in the structure losing its historical designation.
(5) In passing upon such applications, the City Commission shall consider all technical evaluations, all
relevant factors, all standards specified in other sections of this Code, and:
(a) The danger that materials may be swept onto other lands to the injury of others;
(b) The danger of life and property due to flooding or erosion damage;
(c) The susceptibility of the proposed facility and its contents to flood damage and the effect of such
(d) The importance of the services provided by the proposed facility to the community;
(f) The availability of alternative locations, not subject to flooding or erosion damage, for the proposed
tfse
(h) The relationship of the proposed use to the Comprehensive Plan and floodplain management
program for that area;
(i) The safety of access to the property in times of flood for ordinary and emergency vehicles;
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(j) The expected heights, velocity, duration, rate of rise and sediment transport of the floodwaters and
(k) The costs of providing governmental services during and after flood conditions including
purposes of this Code.
(8) Conditions for Variances:
buildincY
(b) Variances shall only be issued upon:
1. A showing of good and sufficient cause,
2. A determination that failure to grant the variance would result in exceptional hardship, and;
3. A determination that the granting of a variance will not result in increased flood heights, additional
floor-elevation, - -- - - - - - - - - - -
§ 7 5A. PROVISIONS FOR FLOOD HAZARD REDUCTION.
A. General Standards.
and lateral movement of the structure;
for resisting wind forces.
(3) New construction and substantial improvements shalt be constructed with materials and utility
minimize Fll...rl ilamano
{8) On site waste disposal systems shall be located and constructed to avoid impairment to them or
(10) All proposals shall be consistent with the need to minimize flood damage;
(11) All proposals shall have public utilities and facilities such as sewer, gas, electrical and water
(12) All proposals shall have adequate drainage provided to reduce exposure to flood hazards.
B. Specific Standards.
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provisions are required:
(1) Residential Construction.
(2) Nonresidential Construction.
architect shall certify that the standards of this subsection arc satisfied. Such certification shall be
provided to the official as set forth in this Article.
(3) Elevated Buildings.
formed by foundation and other exterior walls below the base flood elevation shall be designed to
- - -- - - - . . - __ __. -- - - - - " - - - •-- _
1. Provide a minimum of two (2) openings having a total net area of not less than one (1) square inch
for every square foot of enclosed area subject to flooding;
2. The bottom of all openings shall be no higher than one(1) foot above grade; and,
{b) Electrical, plumbing, and other utility connections are prohibited below the flood elcvatiGn.
(c) Access to the enclosed area shall be the minimum necessary to allow for parking of vehicles
{garage door) or limited storage of maintenance equipment used in connection with the premises
(d) The interior portion of such enclosed area shall not be partitioned or finished into separate rooms.
('I) Floodways.
(a) Prohibit encroachments, including fill, new construction, substantial improvements and other
occurrence of the base flood discharge;
(c) Prohibit the placement of manufactured homes (mobile homes), except in an existing manufactured
met.
C. Standards for Streams Without Establishment of Base Flood Elevations and Floodways.
Located within the areas of special flood hazard established in this Article where small streams exist but
•
previsions-a-N*4
{1) No encroachments, including fill material or structures shall be located within a distance of the
occurrence of the base flood discharge.
{2) New construction and substantial improvements of structures shall be elevated or flood proofed to
30
D. Standards for Subdivision Proposals.
five (5) acres.
- -•-- - -- - -- - --- - - ------
adjacent grade
Section 4. Applicability. For the purposes of jurisdictional applicability, this ordinance
shall apply in the City of Ocoee. This ordinance shall apply to all applications for development,
including building permit applications and subdivision proposals, submitted on or after the
effective date of this ordinance.
Section 5. Codification. 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 Ocoee 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 6. 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 of the ordinance as a whole, or any part thereof, other than
the part so declared.
Section 7. Effective Date. This ordinance shall become effective immediately upon
passage and adoption.
PASSED AND ADOPTED this "Pday of c/ ,frnfj,,,r, 2018.
[Signatures on following page]
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APPROVED:
ATTEST:
CITY OF OCOEE, FLORIDA
•Melanie. ibb tt;-City-Clerk Rusty Johnson,'w . •
(SEAL)
,v y
FOR USE AND RELIANCE ONLY BY ADVERTISED Noy, as ,2018
THE CITY OF OCOEE, FLORIDA; READ FIRST TIME MM. 020 ,2018
APPROVED AS TO FORM AND LEGALITY this READ SECOND TIME AND ADOPTED
day of , 2018. 940(,r then /1 , 2018
UNDER AGENDA ITEM NO. /1/
SHUFFIELD, LOWMAN &WI ON, P.A. (Ordinance No. 2018-045)
By: t_
c. A ST
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