Construction seaward of the Coastal Construction Control Line (CCCL)

In CAM Library, Insurance Appraisal by Patricia Staebler

In an Insurance Appraisal it is important to find out, if the subject property is located seaward of the CCCL, because the reconstruction most likely will be burdened by the CCCL building requirements. Although the scope of work for the insurance appraisal is to appraise the property “as-is” today, it is imminent to know, especially for the insurance agent, if the property needs significant code upgrades after a total loss.

The Coastal Construction Control Line Program (CCCL) is an essential element of Florida’s coastal management program. It provides protection for Florida’s beaches and dunes while assuring reasonable use of private property. Recognizing the value of the state’s beaches, the Florida legislature initiated the Coastal Construction Control Line Program to protect the coastal system from improperly sited and designed structures which can destabilize or destroy the beach and dune system. Once destabilized, the valuable natural resources are lost, as are its important values for recreation, upland property protection and environmental habitat. Adoption of a coastal construction control line establishes an area of jurisdiction in which special siting and design criteria are applied for construction and related activities. These standards may be more stringent than those already applied in the rest of the coastal building zone because of the greater forces expected to occur in the more seaward zone of the beach during a storm event. Source: FL Department of Environmental Protection

A study conducted by the Environmental Engineers Hazen and Sawyer for the Department of Environmental Protection investigated the cost for construction seaward of the Coastal Construction Control Line (CCCL). The following paragraph narrates some excerpts from this study:

“All major habitable structures seaward of the CCCL must be elevated on and securely anchored to an adequate pile foundation and meet minimum elevation requirements for the lowest horizontal structural member supporting the first habitable floor as prescribed in Florida Administrative Code 62B-33 and Florida Statute 161. A wave load analysis is required to design these structures in compliance with CCCL requirements.”

For example the estimated cost to install pilings to support a single-family home with a 2,400 SF foot print is about $45,000, which translates into 20% higher cost. Furthermore, for construction within the CCCL the owner/developer must provide multiple documents like permit drawings, site plan, site section, structural plans, lighting plans, a signed and sealed CCCL topographic and boundary survey and other various structural details. In general it is recommended to hire a coastal consultant or attorney to assist in obtaining the CCCL permits.

This short excursion into the CCCL topic shall give a better understanding of the financial impact when constructing in the CCCL. The overall cost multiplier for construction in the CCCL can easily reach 30-35%.

To find out if your property is situated seaward of the CCCL you can go the Map Direct website of the Department of Environmental Protection. Go to “Find Places”, fill in your address and the map will display an aerial with the CCCL location.

Coastal Construction Control Line

In the example above, all properties located west of the CCCL are subject to restrictions as mentioned above, as well as building regulations based on the wind risk zones. The water body east to the CCCL is the Intercoastal and structures located east of the CCCL will be subject to building requirements based on the wind zones alone.

As always, should you have questions, do not hesitate to send me an email.

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