FEMA P-499: Home Builder's Guide to Coastal Construction

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1 GENERAL Foundation Structural Fill NFIP 60.3(e)(6) Solid Foundation Walls [see Fact Sheet Nos. 3.1, 3.5] NFIP 60.3(c)(3) Open Foundation [see Fact Sheet No. 3.1] NFIP 60.3(e)(5) and 60.3(c)(5) Lowest Floor Elevation (not in a V Zone) [see Fact Sheet No. 1.5] NFIP 60.3(c) Bottom Lowest Horizontal Structural Member [see Fact Sheet No. 1.4] NFIP 60.3(e)(4) 2 of 10 12/10 Coastal Construction Requirements and Recommendations V Zone Coastal A Zone A Zone Prohibited Requirement: Compaction where used; protect against scour and erosion. Prohibited Requirement: Flood vents must be installed to equalize pressures (see Fact Sheets Nos. 3.5 and 8.1). Recommendation: An open foundation system should be used. Recommendation: Site new construction landward of the longterm erosion setback and landward of the area subject to erosion during the 1% coastal flood event. Requirement: All new construction shall be landward of the reach of the mean high tide; alteration of sand dunes and mangrove stands that increases the potential of flood damage is prohibited. Recommendation: Open foundations are recommended in Coastal A Zones. Not Applicable Recommendation: Elevate the bottom of the lowest horizontal structural member at, or above, BFE. Requirement: Top of floor must be at or above BFE. Requirement: Bottom of the lowest horizontal structural member of the first floor must be at, or above, the BFE (see Fact Sheet No. 1.5). Recommendation: Follow the V Zone building elevation requirement. Requirement: Compaction where used; protect against scour and erosion. Requirement: Where used, the walls must allow floodwaters to pass between or through the walls using flood openings (see Fact Sheets Nos. 3.5 and 8.1). Recommendation: Open foundations are recommended in A Zones. Requirement: Top of floor must be at or above BFE. Recommendation: The minimum recommendation is to follow the Coastal A Zone requirements. Users should consider following V Zone recommendations for the lowest horizontal structural member elevation to further minimize the risk of flood damage. Additional Resources IBC: 1804.4, App. G 401.1, App. G 401.2 IRC: R322.3.2 ASCE: ASCE 24 Sec. 2.4 Other: FEMA TB #5 IBC: 1612.5.1 IRC: R322.2.3 ASCE: ASCE 24 Sec. 2.5, ASCE 7 Sec. 5.4.4.2 Other: FEMA TB #5, FEMA 550 IBC: 1803.5.5 IRC: R322.3.3 ASCE: ASCE 7 Sec. 5.4.4.1, ASCE 24 Sec 4.5.5 Other: FEMA TB #5 IBC: 1603.1.7, 1612.5 IRC: R105.3.1.1, R322.2.1, R322.1.5 ASCE: ASCE 24 Sec. 1.5.2, ASCE 24 Sec. 2.5, ASCE 24 Ch. 5, ASCE 24 Ch. 7 Other: FEMA TB #5 IBC: 1603.1.7, 1605.2.2, 1605.3.1.2, 1612.4, 1612.5.2 IRC: R322.3.2 ASCE: ASCE 24 Sec. 4.4, ASCE 24 Sec. 2.5, ASCE 24 Ch. 5 Other: FEMA 55, FEMA TB #8, FEMA TB #5 1.2: SUMMARY OF COASTAL CONSTRUCTION REQUIREMENTS AND RECOMMENDATIONS HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION
Foundation Orientation of Lowest Horizontal Structural Member Freeboard [see Fact Sheet Nos. 1.1, 1.4] Enclosures Below the BFE (not in a V Zone) Enclosures Below the BFE (not in V Zones) [see Fact Sheet No. 8.1] NFIP 60.3(c)(5) Coastal Construction Requirements and Recommendations V Zone Coastal A Zone A Zone Requirement: Elevate the bottom of the lowest horizontal structural member at, or above, BFE. Requirement: No NFIP requirement, but freeboard is required by IRC and ASCE. Recommendation: If the orientation of the lowest horizontal structural member is parallel to the expected direction of waves, elevate the bottom of the member to or above BFE; If the orientation of the lowest horizontal structural member is perpendicular to the expected direction of waves, elevate the bottom of the member to BFE plus one foot. Diagonal bracing for decks, stairways, balconies and other attached structures should also be elevated at, or above, the BFE. Recommendation: Freeboard is recommended in Coastal A Zones. Note: Per ASCE 24-05 one foot of freeboard required for Risk Category II structures. Not Applicable Recommendation: If an enclosure is constructed, use breakaway walls, open lattice, or screening (as required in V Zones). Requirement: If an area is fully enclosed, the enclosure walls must be equipped with openings to equalize hydrostatic pressure; the size, location, and covering of openings governed by regulatory requirements. Prohibited, except for breakaway walls, open wood lattice, and screening. Recommendation: Follow the Coastal A Zone recommendation. Recommendation: Freeboard is recommended in A Zones. Note: One foot above BFE is required per IRC R322.2.1 Item #2 for Coastal A Zones. Recommendation: If an enclosure is constructed, use breakaway walls, open lattice, or screening (as required in V Zones). Requirement: If an area is fully enclosed, the enclosure walls must be equipped with openings to equalize hydrostatic pressure; the size, location, and covering of openings governed by regulatory requirements. Additional Resources IBC: see ASCE 24 IRC: R322.3.2 ASCE: ASCE 24 Sec 4.4 Other: FEMA TB #5 IBC: see ASCE 24 IRC: R322.2.1, R322.3.2 ASCE: ASCE 24 Sec. 2.3 IBC: 1203.3.2, 1403.5, 1612.4, 1612.5.1 IRC: R322.2.2, R408.7 ASCE: ASCE 24 Sec. 2.6, ASCE 24 Sec 4.6 Other: FEMA TB #1 Not Applicable Not Applicable IBC: 1403.5, 1403.6, 1612.4, 1612.5.2 IRC: R322.3.2, R322.3.4, R322.3.5 ASCE: ASCE 24 Sec. 4.6, ASCE 7 Sec. C5.3.3 Other: FEMA 55, FEMA TB #5, FEMA TB #9 1.2: SUMMARY OF COASTAL CONSTRUCTION REQUIREMENTS AND RECOMMENDATIONS HOME BUILDER’S GUIDE TO COASTAL CONSTRUCTION 3 of 10 12/10 GENERAL 1
Page 1: Home Builder’s Guide to Coastal C
Page 4 and 5: G GUIDE 2 of 6 12/10 Fact Sheet No.
Page 6 and 7: G GUIDE 4 of 6 12/10 Fact Sheet No.
Page 8 and 9: G GUIDE 6 of 6 12/10 Category Categ
Page 10 and 11: 1 GENERAL What Should Owners and Ho
Page 13: Summary of Coastal Construction Req
Page 17 and 18: Certification Elevation NFIP 60.3(b
Page 19 and 20: Coastal Construction Requirements a
Page 21 and 22: Coastal Construction Requirements a
Page 23 and 24: Using a Digital Flood Insurance Rat
Page 25 and 26: Sample DFIRM This map is a portion
Page 27 and 28: Lowest Floor Elevation HOME BUILDER
Page 29 and 30: V Zone Design and Construction Cert
Page 31 and 32: Designing for Flood Levels Above th
Page 33 and 34: FIRMs depict the limits of flooding
Page 35 and 36: Figure 6. Mold and biological/chemi
Page 37 and 38: Other Considerations As previously
Page 39 and 40: Coastal Building Materials HOME BUI
Page 41 and 42: Location of Material Use Name of Ma
Page 43 and 44: n Metal-plate-connected trusses sho
Page 45 and 46: Non-Traditional Building Materials
Page 47 and 48: Things to consider if building with
Page 49 and 50: Figure 5. An example of a wall cavi
Page 51 and 52: Moisture Barrier Systems HOME BUILD
Page 53 and 54: How Do Siting and Design Decisions
Page 55 and 56: Selecting a Lot and Siting the Buil
Page 57 and 58: Foundations in Coastal Areas HOME B
Page 59: prohibited in V Zones but are recom
Page 62 and 63: 3 FOUNDATIONS Table 1. Example foun
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3 FOUNDATIONS Additional Resources
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3 FOUNDATIONS 2 of 6 12/10 Figure 2
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3 FOUNDATIONS 4 of 6 12/10 Figure 4
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3 FOUNDATIONS Additional Resources
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3 FOUNDATIONS Piers vs. Piles Pier
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HOME BUILDER’S GUIDE TO COASTAL C
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If a stemwall and floor slab system
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4 LOAD PATHS If a connection fails,
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4 LOAD PATHS Gable end wall - cut c
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Use of Connectors and Brackets HOME
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Important These are examples of typ
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Housewrap HOME BUILDER’S GUIDE TO
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n Improper integration with flashin
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5 WALL SYSTEMS 2 of 3 12/10 Figure
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Siding Installation in High-Wind Re
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n Use aluminum, galvanized steel, o
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Figure 8b. Wood siding installation
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Energy Conservation and Air Barrier
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Attachment of Brick Veneer in High-
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Construction Guidance The brick ven
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Table 1. Brick Veneer Tie Spacing N
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6 OPENINGS Although not discussed i
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Protection of Openings- Shutters an
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What Types of Shutters Are Availabl
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Are There Special Requirements for
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Roof Sheathing Installation HOME BU
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Common Sheathing Attachment Mistake
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7 ROOFING 5. Apply a single layer o
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Asphalt Shingle Roofing for High Wi
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After the shingles have been expose
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7 ROOFING Design and Construction G
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Minimizing Water Intrusion Through
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Checking Soffit Material Installati
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Figure 8. This metal ridge vent was
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Gable Rake Vents Key Issues n Gable
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Metal Roof Systems in High-Wind Reg
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Construction Guidance n Consult loc
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Additional Resources For general in
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8 ATTACHMENTS Space Below the BFE
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8 ATTACHMENTS n Siding used on the
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Decks, Pools, and Accessory Structu
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uildings. Pools can be designed to
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Purpose: To identify the special co
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Fuel n Fuel tanks should be install
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9 REPAIRS n Pre-FIRM or post-FIRM b
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9 REPAIRS n If a lateral addition c
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9 REPAIRS Enclosures of Areas Below
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Repairs, Remodeling, Additions, and
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Vertical additions may also impose
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n Soffits should be inspected follo
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References and Resources HOME BUILD
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FEMA. NFIP Technical Bulletin 5-08,
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FEMA P-499: Home Builder's Guide to Coastal Construction

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