Flooding is an act of nature that respects no boundary lines, either community or personal. Flooding in St. Augustine Beach is caused by heavy rains in short periods of time as is common during the seasonal thunderstorms and storm surges that accompany tropical storms or hurricanes.
Because of St. Augustine Beach's location and because of the low lying areas, there is always a threat of flooding due to heavy storms. Due to this ongoing threat the Federal Emergency Management Agency (FEMA) has identified parts of the City as Special Flood Hazard Areas on the National Flood Insurance Rate Maps (FIRM). These areas are designated with a Base Flood Elevation based on a 100 year storm event. The potential for flood loss always exists and residents should know and respect this flood loss potential and be prepared to deal with this hazard accordingly.
Many residents within the City live in houses that were constructed before the City of St. Augustine Beach joined the National Flood Insurance Program. These homes are constructed below the established Base Flood Elevation for the City or are built lower than the current 10' elevation required by City Ordinance. The owners of these residences find that this can cause extensive problems when they wish to improve their home.Certain homes located within the flood prone areas of the City are subject to the requirements under what is called Substantial Improvement. This also applies to a business if the structure is located in a designated flood prone area. Substantial Improvement means any reconstruction, rehabilitation, addition or any other improvement which is equal to or in excess of 50% of the market value for the structure only. This does not include the value of the land. If the proposed work has a value greater than the 50% of the market value, the owner is required to bring the complete structure up to the current standards fore flood zone locations. In some cases, this is financially infeasible.
Residents need to be aware that if your residence or business is damaged due to a major storm event and the damage is in excess of 50%, you will be required to demolish the structure and rebuild to the current codes. For some property owners, this can also require a single family residence being constructed where a duplex or tri-plex rental units once stood. The Building Department recommends that property owners check with the department to see what records are maintained in file for their property.
The Department maintains an extensive set of files for buildings within the City. Homeowners with questions regarding flood zone determinations, floor elevations, elevations certificates and other questions regarding property improvement should contact the Building Department. Individuals interested in purchasing property within the City should also contact the Building Department prior to closing on a piece of property within the City. Numerous individuals have purchased property and then find out that they can not make the improvements they wish to make due to code requirements.
For any questions regarding your property within the City, please contact the Building Department at any time during working hours.