![]() ![]() Enclosures are not permitted below the Base Flood Elevation in the regulatory flood way. Foundations should be designed on columns or pilings, by a engineer or architect, and elevated to 1’ above the Base Flood Elevation. Parcels that are below this threshold may be eligible for the County to establish a BFE.įlood ways: Homes built in the Flood way are required to be constructed to withstand the velocity forces of a Base Flood event. Developments that are 5 acres or greater, or 50 lots or larger, are required to have a BFE established prior to being issued a development order. Parking, storage, and building access areas may be located below the 3' elevation, provided that the materials are flood resistant, the spaces are unfinished, and flood openings are provided. Parking, storage, and building access areas may be located below the BFE provided that the walls are certified as breakaway.įlood Zone A (No BFE) - The finished floor of the living space must be a minimum of 3’ above the highest adjacent grade, if no BFE can be determined. Parking, storage, and building access areas may be located below the BFE provided that the materials are flood resistant, the spaces are unfinished, and flood openings are provided.įlood Zone VE and Coastal A Zones - The lowest horizontal structural member of the lowest floor must be a minimum of 1’ above the BFE. Buildings that are being constructed in a flood hazard area within Walton County are required to be elevated as follows:įlood Zone AE- The finished floor of the living space must be a minimum of 1’ above the Base Flood Elevation (BFE). All applications in areas of special flood hazard must be reviewed by the Flood Plain Manager. Buildings constructed within special flood hazard areas must have a building permit prior to the start of construction. Had it broken-away as designed, there likely wouldn’t have been any damage to the livable area of this building.All developments in the special flood hazard areas of Walton County must be issued a development order prior to developing. A large obstruction can be seen behind the wall, preventing it from breaking-away. The window was smashed and flood waters rushed inside. When this wall failed to break-away, the wave action was deflected upwards. If designed properly, the following photograph shows how a ground floor enclosure with breakaway walls would/should look after a ravaging storm. Wooden lattice will break more readily when struck by floating debris. It won’t break, and will collect a large amount of debris causing the wave action force to be transmitted to the entire building. Plastic lattice is much too durable for below flood applications in type "V" and "Coastal A" flood zones.Exterior siding is extended down to cover breakaway walls.Free from obstructions: If there’s something big installed next to such a wall - freezer, refrigerator, heavy shelving etc, it’ll prevent the wall from breaking-away.Interior finishes makes these walls harder to break-away, and encourage occupancy where prohibited. Inside is finished: Breakaway walls are considered expendable, for the greater good of the building.These walls can’t break-away as designed if pipes and wires will tie them to the building. No utilities can be attached to or through these walls, such as: pipes, electrical wiring etc.Construction / Inspectionīreakaway wall inspections often fail for these reasons: Once these walls break-away, the water rolls back and forth under the building between the columns, exerting very little force upon the building. If these walls didn’t break-away, the forces against them would be transmitted to the entire building, which could cause it to collapse. (V-Zone Certification form.) Purpose of the Walls These breakaway walls must be designed and certified by an Engineer to certain pressure tolerances, so when violent waters hit these walls they break-away from the building. "V" zones are located along or near coastlines, where the "velocity" from breaking waves is considered most destructive, and where building codes have higher standards. However, these areas must have breakaway walls and flood vents. In type "V" and "Coastal A" flood zones, enclosed areas below flood levels may be used to for minimal storage, parking and access to upper levels. ![]()
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