Floodplain Management Regulations

Q: What items must be included in a FEMA 50% Rule cost estimate?
A: Those items are specifically listed in the Substantial Improvement or Damage Review Package(PDF, 793KB).

Q: Does the FEMA 50% Rule apply to me if my property is not located in the Special Flood Hazard Area? 
A: No.

Q: How can I determine what the market value of my building is for the purpose of the FEMA 50% Rule? 
A: The Pinellas County Property Appraiser posts a letter for every parcel. This letter provides a value of the building for both Windstorm Loss Mitigation and the FEMA 50% Rule. A property owner may also use a recent appraisal, if available.

Q: Can I separate permits so that I can get in my home faster and will the value of each permit be counted together for the FEMA 50% Rule? 
A: Yes, separate permits can be issued but all included items listed in the Substantial Improvement or Damage Review Package must be value aggregated toward the FEMA 50% Rule.

Q: Can a Substantial Damage Letter override a permit that was issued by the City to repair my home? 
A: No, provided the City has issued the storm damage repair permit consistent with FEMA standards.

Q: I heard that the City has a 5-year cumulative or look-back rule that may restrict what I can spend under the FEMA 50% Rule? 
A: The City does a have 5-year cumulative or look-back rule, but it does not apply to storm damage repairs.

To determine the flood zone for any property in Dunedin, click here.

The City's Floodplain Management Ordinance is found in Sec. 105-42 of the Land Development Code.

The  City’s  floodplain  management  ordinance  requires  that  new  construction  or  substantially  improved  or  substantially damaged existing buildings must comply with the following:

• Residential structures in A or AE Zones must have their lowest floor elevated to or above the Base Flood Elevation (BFE) plus 1 foot or to the Design Flood Elevation (DFE), whichever is higher.
• Non-residential structures in A or AE Zones must have their lowest floor elevated to or above the BFE plus 1 foot or to the DFE, or they can be dry-floodproofed to or above the BFE plus 1 foot or the DFE, whichever is higher.
• In Coastal A Zones, because of the presence of damaging waves, V Zone design, construction, and certification practices are required.
• In VE Zones, the building must be elevated on piles and columns and the bottom of the lowest horizontal structural member supporting the lowest floor must be elevated to or above the BFE plus 1 foot or to the DFE, whichever is higher.
• In X Zones, no BFE’s are shown.  However, the lowest floor must be at least 1.5’ (18 inches) above the centerline of the abutting roadway unless otherwise approved by the City.

If you plan to improve or repair an existing structure that is located within an A or V Flood Zone please review the Substantial Improvement or Damage Review Package(PDF, 793KB) which explains the FEMA 50% Rule. It also contains helpful information about the review process and the necessary application, affidavits and cost estimate form that must be submitted along with your building permit application.

To learn about or better understand the FEMA 50% Rule please click here(PDF, 135KB) to download, print or view the guide.

If the mobile home is located within a Special Flood Hazard Area (e.g., Flood Zones A or V) then the City must review and approve the repair or remodel from a floodplain management standpoint using the FEMA 50% Rule if the mobile home is not compliant with current floodplain regulations. In other words, if the mobile home is in a SFHA and not elevated to meet current floodplain requirements then the owner or contractor must submit a Floodplain Development Approval Application(PDF, 1MB) along with the Substantial Improvement or Damage Review paperwork for review and approval by the City before repairing or remodeling the mobile home.

NOTE: The State does have guidelines that must be followed for repair and remodeling of a mobile home. Below is the relevant Florida Administrative Code (FAC).

15C-2.0081 Mobile/Manufactured Home Repair and Remodeling Code.

These guidelines shall be used to assure safe and livable housing and shall not be more stringent than the standard to which the home was originally constructed.

(1) Structure.

(a) Additions, including, but not limited to add-a-rooms, roof-overs and porches shall be free standing and self-supporting with only the flashing attached to the main unit unless the added unit has been designed to be married to the existing unit. All additions shall be constructed in compliance with State and locally adopted building codes.

(b) Anchoring of additions shall be in compliance with requirements for similar type construction.

(c) Repair or remodeling of a mobile/manufactured home shall require the use of material and design equivalent to the original construction. Structure shall include, but not be limited to, roof system, walls, floor system, windows and exterior doors of the mobile/manufactured home.

(2) Electrical repair and replacements shall require the use of material and design equivalent to the original construction.

(3) Plumbing repairs and replacements shall require the use of material and design equivalent to the original construction.