With the devastation of Hurricane Michael on the Panhandle fresh in mind, the Satellite Beach City Council has taken the first step toward “managed retreat” of new development from potentially catastrophic beach erosion.
The council on Oct. 17 approved on first reading new rules that would move the Coastal Construction Control Line (CCCL) 15 feet landward for new construction, and when current structures are substantially damaged in a hurricane or similar event.
CCCLs are established in 25 of Florida’s coastal counties, with its location based on coastal engineering models, survey data and scientific principles that determine the upland or landward extent of the damaging effects of a 100-year storm event.
The Satellite Beach measure earlier recommended unanimously by the city Planning Advisory Board “reflects a strong commitment to managed retreat from the effects of erosion, rising waters and catastrophic events for properties lying east of (State Road) AIA,’’ according to a report to council.
The rules state that once erosion has occurred impacting the foundation, “it may be irresponsible as a City to continue to issue building permits where vulnerabilities are so high,” meaning the building envelope would have to be altered back from the CCCL to fit in the new rules. “While the effects of many catastrophes, disaster, and acts of nature may be salvageable, the effects of erosion are not easily or feasibly retrieved,” according to the report.
An important change made during the process now allows homeowners who have less than substantial damage and no damage to the foundation to modify, repair or replace their structures on the undamaged foundation. Only damages of more than 50 percent of home value would prompt compliance with the CCCL.
Even if required to move the structure, the set-backs have been changed on the sides and front to still allow the structure on the lot. The measure was passed 4-1. Revisions are expected before final action Nov. 7.
