Beach Home Design - be Aware of the Requirements

As in most beautiful things, beach homes are easy to appreciate and love, but there is a significant background of technical and legal issues that must be met to bring them into being.

The undertaking, like so many in our country, is now mostly owned by governmental regulators who act, almost daily, to protect just about anything and everything that comes to their minds. Restrictions have become most onerous. But they are finite and can, with professional guidance, be handle.

While there are many issues to consider, here are five specific, and salient, points that should be known:

Elevation - Determined by zoning, the elevation of the main floor of the structure must be considered. This is established as a BFE (Base Flood Elevation) which is a specified height above sea level. It is required that the bottom of the lowest horizontal structural member be at or above this elevation. Finish floors will generally be higher. It is VITAL that this be done correctly and verified by a registered surveyor. I have seen projects built just inches below these requirements which had to be demolished and rebuilt. The officials take this quite seriously.

FEMA - The Federal Emergency Management Agency regulates much of this industry. They regulate the types and sizes of any ground level enclosures, the allowed materials, the electrical fixtures and many other aspects. Also, if one plans to close in the space under the home (often for parking and storage) the walls must be designed to fall down during a storm event. Called "break-away" walls, these walls are designed and built to collapse during certain conditions so that water can flow naturally as though the home was not there.

Pilings - Since beach homes are usually elevated above the surrounding grounds they will usually be built on stilts or columns. Because of water erosion, pilings will usually be required to support the columns. These pilings are design so that they will remain as adequate supports even if much of the surrounding sand washes away. A Geotechnical Engineer will usually design the pilings based upon good ground testing and design. Of course a Structural Engineer will be involved to assure that the structure is adequate for the water, wind and gravity loads.

Windborn Debris - In coastal areas homes must be designed to withstand the impact of flying debris and projectiles. Their doors and windows must be impact resistant. These can be purchased from numerous manufactures.

DER - The Department of Environmental Regulation will be found to be a big player. Their job is to assure that wetlands and beach features remain undisturbed and that wildlife is not affected in a negative way. One concern, regarding sea turtles and beach mice, is that night lighting from the home is controlled to not adversely affect these creatures. There are usually setback requirements (in addition to the local requirements) that are imposed by DER.

Designing a beach home, though exciting and creative, can be quite technical. The additional work and regulations, however, is considered worth the effort when one considers the wonders of beach life in Florida and other southeastern coastal states. The requirements are finite and if one knows them can be met.

A good professional designer will guide you through the maze of regulations and design requirements. The ultimate goal for you will be a beautiful beach home.

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