Title 13 BUILDINGS AND CONSTRUCTION
Chapter 13.12 FLOOD DAMAGE PREVENTION
13.12-4.070 Coastal high hazard areas (V-zones).
Located within the areas of special flood hazard established in Section
13.12-1.040 or subsection 13.12-1.020(J) are areas designated as coastal high
hazard areas. These areas have special flood hazards associated with wave wash.
The following provisions shall apply within such areas:
A. All buildings
or structures shall be located landward of the first line of stable natural
vegetation and comply with all applicable Department of Heath and Environmental
Control (DHEC) Ocean and Coastal Resource Management (OCRM) setback
requirements.
B. All buildings or structures shall be elevated so that
the bottom of the lowest supporting horizontal member (excluding pilings or
columns) is located no lower than one foot above the base flood elevation level,
with all space below the lowest supporting member open so as not to impede the
flow of water. Open lattice work or decorative screening may be permitted for
aesthetic purposes only and must be designed to wash away in the event of
abnormal wave action and in accordance with subsection
13.12-4.070(H).
C. All buildings or structures shall be securely
anchored on pilings or columns, extending vertically below a grade of sufficient
depth and the zone of potential scour, and securely anchored to the subsoil
strata.
D. All pilings and columns and the attached structures shall be
anchored to resist flotation, collapse, lateral movement and scour due to the
effect of wind and water loads acting simultaneously on all building
components.
E. A registered professional engineer or architect shall
certify that the design, specifications and plans for construction are in
compliance with the provisions contained in subsections 13.12-4.070(D), (F), and
(H) of this chapter.
F. There shall be no fill used as structural
support. Non-compacted fill may be used around the perimeter of a building for
landscaping/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. Only beach compatible sand
may be used. The local administrator shall approve design plans for
landscaping/aesthetic fill only after the applicant has provided an analysis by
an engineer, architect, and/or soil scientist which demonstrates that the
following factors have been fully considered:
1. Particle composition of
fill material does not have a tendency for 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 run-up or ramping.
G. There shall be no alteration of sand dunes
which would increase potential flood damage.
H. Prior to construction,
plans for any structures that will have lattice work or decorative screening
must be submitted to the local administrator for approval.
I. Lattice
work or decorative screening shall be allowed below the base flood elevation
provided they are not part of the structural support of the building and are
designed so as to breakaway, under abnormally high tides or wave action, without
damage to the structural integrity of the building on which they are to be used
and provided the following design specifications are met:
1. No solid
walls shall be allowed.
2. Breakaway wall material shall consist of wood
or mesh screening only.
3. Design safe loading resistance of each
breakaway wall shall be not less than ten nor more than twenty (20) pounds per
square foot; or
4. If more than twenty (20) pounds per square foot, a
registered profession engineer or architect shall certify that the design wall
collapse would result from a water load less than that which would occur during
the base flood event, and 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 non-structural). The
water loading values used shall be those associated with the base flood. The
wind loading values used shall be those required by the International Building
Code.
5. Breakaway wall material shall be constructed with flood
resistant materials.
J. If aesthetic lattice work or screening is
utilized, such enclosed space shall not be designed to be used 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.
1. Only flood resistant materials shall be used below
the required flood elevation specified in subsection
13.12-4.070(B).
2. One wet location switch and/or outlet connected to a
ground fault interrupt breaker may be installed below the required lowest floor
elevation specified in subsection 13.12-4.070(C).
3. The total area of
an enclosed space shall not exceed two hundred ninety-nine (299) square feet per
building.
K. Any alteration, repair, reconstruction or improvement to a
structure shall not enclose the space below the lowest floor except with lattice
work or decorative screening, as provided for in subsections 13.12-4.070(H) and
(I).
L. No manufactured homes shall be permitted except in an existing
manufactured home park or subdivision. A replacement manufactured home may be
placed on a lot in an existing manufactured home park or subdivision provided
the anchoring and elevation standards of subsection
13.12-4.020(C).
M. Recreational vehicles shall be permitted in coastal
high hazard areas provided that they meet the recreational vehicle criteria of
subsection 13.12-4.020(D) and the temporary structure provisions of subsection
13.12-4.020(F).
N. Temporary structures are permitted in accordance with
subsection 13.12-4.020(F).
O. Accessory structures, below the required
lowest floor elevation specified in subsection 13.12-4.070(B), are
prohibited.
P. Parking areas should be located on a stable grade under
or landward of a structure. Any parking surface shall consist of gravel or ROC
aggregate.
Q. Electrical, ventilation, plumbing, heating and air
conditioning equipment (including ductwork), and other service facilities shall
be designed and/or located so as to prevent water from entering or accumulating
within the components during conditions of flooding. This requirement does not
preclude the installation of outdoor faucets for shower heads, sinks, hoses,
etc., as long as cut off devices and back flow devices are installed to prevent
contamination to the service components and thereby minimize any flood damages
to the building. (Ord. 01-O-06 § 1(part), 2001)
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