MyFloridaCode.com

 Jack,
NFIP guidelines are based on CFR44, which is always the minimum.  However, there are no NFIP minimums that I know of which would address windows and doors below BFE.  You'll want to check the City's Floodplain Management Ordinance. Many jurisdictions DO limit the number of windows and/or door openings below BFE to defeat the anticipated use of those areas for "rec rooms", etc.  IF your local ordinances address this, it's a local (Land Development) regulation, not an NFIP standard.  Come to think of it, enforcement of floodplain management is ALWAYS based on local floodplain management codes.  Using "FEMA MAKES US DO IT" will result in a very terse disclaimer from the Region IV office.  Check with your floodplain manager for guidance.  If the proposed project is a substantial improvement, it is within the City's jurisdictional responsibility to require full compliance to match the requirements for "new" construction.  On an aside, if you're in a windborne debris region, all glazed openings still need to meet wind pressures AND impact resistance requirements, even though they're below base flood. I've had a few folks try to use the glazed openings in lieu of flood vents..... go figure.


 Steve Gilbert, CBO
Building Official
City of Bradenton Beach


 

 

-----Original Message-----
From: Jack.Fahey at myClearwater.com
To: codetalk at myfloridacode.com
Sent: Tue, May 11, 2010 1:01 pm
Subject: [Florida Code Talk] Windows below BFE


Hi All, 
Given that a substantially improved Townhome rebuilt after a fire is installing flood vents to FEMA regulations. If there were windows and a sliding glass door in existing openings below BFE  to be compliant do existing windows and sliding glass doors not necessary to access have to be removed from “storage” areas below BFE? 

Jack Fahey 
Residential Plan Review
Building Department
City of Clearwater
100 South Myrtle Avenue
Clearwater, Florida 33756-5520
727-562-4567x2593
fax 727-562-4576
jack.fahey at myclearwater.com 


 
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