For months, residents of Palm Coast’s older sections have been complaining about new homes rising next to them at sharply higher elevations, and seemingly causing flooding on their own lots.
The complaints upended city priorities. The city launched a task force to analyze the problem and seek solutions, at least to the extent that the city could provide them. That included a rewrite of the city’s technical manual for builders, which now specifically addresses base building heights, imposing limits, and a pledge to create a citizens’ advisory board focused on that one issue.
On Tuesday, however, Flagler County Emergency Management Director Jonathan Lord told the city council that, in a time of climate change and more pronounced flooding risks, those higher elevations are the way of the future.
“Property elevation are super important for hardening the community moving forward,” Lord said. “They are needed for community resiliency not just for flooding, but for other things too. Building codes not only cover flooding, they cover wind resistance, fire resistance and all that. In the past, the older codes did not adequately address what we’re seeing today with flooding. They weren’t wrong. That was just what we knew at the time.”
Today, he said, higher elevations have become essential to limiting flooding impacts. In other words, all those new homes getting built at higher elevations are doing it right. That leaves surrounding homes that were built to different codes, and that have literally settled, or sunk, down over the decades, contending with the consequences, as water on those lots has nowhere to go.
“The same thing on older homes,” Lord said. “If they have to be rebuilt or have damage in excess of 50 percent, they have to be rebuilt to the newer codes, which includes higher elevations.”
Lord told the council that “we’re definitely in a climate phase where the last decade or even five years, we’re seeing significantly more rain falling in Palm Coast, particularly than we did 25 years ago.” Winters’ dry seasons have not happened, he said, which is good news for keeping a damper on fire season. But it’s meant more rain. And there was this other surprise most residents may not have known about: “Sea level rise not only increases the mean water level on the Atlantic Ocean, it increases the mean water level, the average water level, on the Intracoastal,” Lord said. “And the Intracoastal is where a lot of the water in Palm Coast ultimately drains through once it makes its way through the storm water system. So as sea level rises that does have impacts on your stormwater infrastructure.”
The land Palm Coast was built on, he reminded the audience, was partly swamp and poorly drained wetland. ITT drained it so Palm Coast could be built. The city’s stormwater system has done the job since: the city is part of the National Flood Insurance Program, with Palm Coast as a so-called Class 4 community, “which equates to a 30 percent discount,” he said. “Not many communities in the country qualify for that discount.” Grants are also available to homeowners looking to “harden” their home, as long as they have flood insurance.
Council member Ed Danko questioned Lord on sea level rise and increased rainfalls. “Where are we getting this from?” He asked Lord. A combination of National Weather Service and other data, Lord told him.
“I mean, if you say sea level rise, it sounds like the sea is rising. Are we talking this much, or this much?” Danko asked.
“It’s inches,” Lord said. He didn’t have the exact numbers. But sea level rise is not a theory. According to Florida State’s Florida Climate Center, “Sea levels across Florida are as much as 8 inches higher than they were in 1950, and the rate of sea level rise is accelerating. For instance, sea levels around Virginia Key have risen by 8 inches since 1950, but they have been rising by 1 inch every 3 years over the past 10 years, based on tide gauge data. This acceleration in sea level rise is projected to continue.”
The over-exploitation of ground water is also a major culprit.
Lord was addressing the council in the context of its latest update during a Tuesday workshop on the flooding issue on so-called infill lots–those 48,476 mostly quarter-acre lots ITT platted as it designed Palm Coast. About 9,000 of those lots remain unbuilt. But the plan has always been for every infill lot being built on.
The city has registered and is investigating 174 cases of flooding complaints by residents. Typically, city staff visits and surveys the property where the complaint originates, analyzing what the source of the flooding may be. Of those complaints, 73 percent have originated at homes built before 2005 (before the city had a stormwater department).
Ninety-one cases refer to standing water in front or backyards. Only four cases refer to flooding that has penetrated a home, with another 17 referring to water entering sheds, patios and other structures. Eighteen cases resulted from homeowners concerned about a new build in a neighboring lot that is significantly higher. The causes of that flooding can vary, from altered vegetation to neighboring builds to poor drainage on existing properties, but determining the source of the problem can also be tricky because of the age of the homes. “I don’t think we could we could make that assessment, not having the original base information and as-built survey. Those weren’t done back in the day,” Carl Cote, the director of stormwater and engineering, said.
Cote provided a measure of the extent of flooding in the city in previous years. It hasn’t been much. Between 2004 and 2018, just 105 flood-insurance claims were filed, according to Federal Emergency Management Administration data. More current data is not available, and the data reflects only a segment of homeowners with flood insurance. Nevertheless, the 14 years included 112 named hurricanes in the Atlantic.
Lord’s insights aside, Tuesday’s presentation was largely a more detailed discussion of the work of the city’s flooding-mitigation task force, with one new element: a more detailed plan for the Citizen Committee the council will appoint. The goals of the committee, at least as framed by the daministration, are almost identical as those of the task force: To address drainage issues, to research potential solutions and funding sources, and to provide reports to the council. It’s not clear how residents on the committee can provide as rigorous an analysis of flooding problems as the city’s trained staffers can.
But the administration looked to council members to more formally define the panel’s role. For instance, Danko wants to ensure that committee members “should be free to visit any homes they deem necessary to see for their own eyes what the situation is.”
“I don’t want to put any of the committee members in harm’s way either,” Mayor David Alfin said.
“We generally go two people, for the homeowner’s protection as well as the the staff’s protection,” Lynn Stevens, the city’s deputy stormwater director, said. “And we make it very clear we don’t enter the resident’s homes. We don’t go inside the homes at all. We simply go around the exterior of the property and only with the homeowners present.”
Council members were not interested in handcuffing committee members’ autonomy.
The volunteer committee will meet monthly at the outset. The city imagined it as a five-member committee, with one member appointed by each council member. Danko prefers nine members (“because,” he said, “we’re talking about possibly people from the homebuilders association or people with engineering degrees, and also concerned citizens and citizens that have been affected by this.”) The nine (plus two alternates) will be a goal, but with the difficulties governments have of getting volunteer members, that may be a high number to reach.
Danko also sought to have a council member be part of the panel, as a non-voting member. He got some resistance to that, even when he suggested that the council could rotate its own members through the advisory committee, meeting after meeting.
“I think you’re creating what exactly we’re trying to stay away from,” Council member Theresa Pontieri told him. “We’re creating the advisory committee so that they as a board can make decisions and then recommend to us with us being hands off.”
The committee may include members that have experience relevant to the problems in play. It will have one staff member assigned to it. It will operate under the Sunshine law, as other council advisory groups do.
Charles says
This sounds like a class action lawsuit against the City of PC. Go for it then maybe they will learn how to develop property in PC.
No longer pissed in PC says
Good luck finding a lawyer to take it. My neighbor and myself wanted to sue the city and the 2 builders for causing flooding to our property and nobody would touch it. I finally had enough and sold out. Now I’m on the side of a mountain in N GA and don’t have to deal with flooding.
BLINDSPOTTING says
No longer pissed in PC: They will find one, they need to go out of the
county since all the lawyers here except for 1 in the Hammock are
all hooked up with the good old boys club and the rest are ambulance
chasers!
No longer Pissed in PC says
I did go out of county and none wanted to take on either the city or the 2 builders involved. I called ones from PC to Orlando and west to Tallahassee. It’s clear to say nobody wanted to take on established builders or the government.
Romuald Flieger says
Hi there, these homes that there yards and homes that are getting flooded because of neighbors improper site heights there is no need for this . Four feet height in not needed, six inches above the center of the road is sufficient. The swales need to be redone since they have not been ineffective for many years of neglect. Rising sea waters have nothing to do with this issue.
Tony capshina says
I worked for a company that built pads and did final grades on many new homes in pc. The pad elevations were so much higher than neighboring lots with existing homes. Then during final grade the swale is dug to proper grade. So not only does neighboring lot get flooded from run off of new build but the new home ends up with standing water in swale bc their swale is dug to correct grade while the rest of the street has overgrown swales preventing proper drainage.
Mothersworry says
I would think that the city could require builders to NOT change the elevation within 10 feet of the property line as well as limit the height of the change of elevation.
The picture showing the raise next to the neighboring property is absolutely nuts. A clear example of weak planning and requirements. Imo
JimboXYZ says
Here’s a solution, on your side of the property line, build a concrete wall that is higher than the elevation of the new construction, that way the water accumulates on the new construction side instead of running off onto the existing construction side. See how they like it when their new construction property floods instead ? Since irrigation seems to be a problem, divert the water back to where it came from. Why should the existing property owners be forced to deal with the insurance nightmare of flooding because the growth plan was just flawed from inception ? Think of it like a border wall at the local level, keeping the undesirables out & off your property lines. “Don’t Alfin my Palm Coast.”
TR says
Theoretically that would work. Unfortunately PC code only allows a wood, vinyl, or chain link fencing and can not exceed more than 6′ in height. The only fencing that is allowed to go higher is a nature growth fencing like, trees or shrubs. If anyone would build a concrete wall like you suggested, they city would be right there to tell you to take it down or face a fine for every day it stands. If you don’t take it down within what the city will gives you to take it down. Then they will lien your property until you do.
Dennis says
The previous commenter was not talking about building a 6’ high concrete fence.
Have you ever heard the term “retaining Wall”?
It’s a construction typically made with concrete, cement block, stone, or in some instances landscape timbers.
So if builders want to construct higher than the natural grade surrounding the property, that’s fine let them do it. However, they would be required to build a permanent retaining wall at least 8” higher than the proposed finished grade of the new higher elevation build in order to retain runoff (as required by building code) upon the property.
This retaining wall must be placed on top of a re-bar reinforced concrete footer, and the wall must built using concrete based material. This wall must be built on all sides of the property not abutting roadway, and the owner of the higher elevation build will be responsible for maintaining the integrity of said retaining wall in perpetuity.
JumboXYZ is 100% correct, no need to bring climate change and sea level rise into the discussion, as it does not relate to the problem at hand, as even the shallowest elevation home built 30 plus years ago still sits 25’ – 32’ above seal level as the majority of flooded homes are west of I-95 and are approx 2 nautical miles away from the ocean.
Any discussion about our storm water drainage system not being adiquatly maintained over the last 23 years has never entered the discussions put forth by city officials. Which clearly exemplifies the incompetence of the management of this city, particularly as it pertains to storm water management department!
Beyond building retaining walls at higher elevated swales here are several issues where maintenance he’s been improperly managed over the past 50 odd years since these drainage systems were built.
1.) The existing canal system has never been dredged. Dredging would increase the volume of water retention until is drained into the ocean during low tide intervals.
2.) de-vegetate drainage ditches, and line same with concrete so as to eliminate the need for perpetual de-vegetation of the ditches which has been neglected.
3.) Re-grade all 1,200 miles of roadside swale over the next 2 – 3 years, replacing all under driveway pipes who’s invert elevation is set too high, restricting flow of storm water flow into outfall mechanisms.
4.) Replace all aluminum corrugated piping under city roadways transmitting storm water in from drainage ditches with concrete piping for longevity.
These are just a few examples of procedures needing to be immediately implemented to provide for the most efficient flow of storm water through the storm water drainage system.
This is not rocket science, however Mr. Cote (storm water management director) appears to be covering for the city’s inadequate funding of storm water maintenance budget, or he is not technically competent to raise these issues before city council so that a comprehensive funding plan can be developed and implemented over the next 5 years. Failure to implement these steps will only exacerbate future flooding issues as new construction on infill lots moves forward further contributing to increased runoff from now impervious surfaces (roofs, driveways & sidewalks, patios, paved pool areas, etc. on new builds (regardless of elevation) which previously had ground that was absorbing rain water prior to de-forestation and vegetation removal.
JimboXYZ says
Yep, that’s what I was alluding to, a “retaining wall” that is not outright a 6 foot privacy wall/fence. It would be the same concept that a seawall would be at the intracoastal for a property. Should anyone want to extend he height of a retaining wall with a fence, then that would also be an option.
If the new residential is going to be that appreciably higher than the existing construction, there should be some sort of requirement for irrigation for the higher ground to channel that water to the swale which would then drain into a canal and eventually to the intracoastal & ocean. Fortunately for me, there is a single lot remaining of the 2 East of the back of my lot. The rest of it is existing construction. My neighbors are more at risk for those 2 properties flooding than I am, which is a pre-existing construction duplex for renters & a couple of new construction duplexes East of that pre-existing property. The pre-existing duplex already gets a back yard flood from the new construction duplex they just built directly behind it.
Anyway, back to a retaining wall, it’s probably ugly, but functionally effective to keep the water back from where it came. Never had that problem with the trees & palmettos on the wooded lots soaking up the rain water until the misery of Alfin/Biden growth. It’s really criminal that developers are getting away with this. They sell off the new construction and the new homeowner, whether it’s for rental property or a house that someone intends to own & live in, isn’t sophisticated or aware of the problem. And that’s why property insurance will increase, because there are going to be claims, if insurance companies won’t underwrite those properties even. Alfin was concerned that all this new construction was going to ruin Palm Coast, evidently not concerned enough. Realtors will profit every time a property is sold, bought & resold from this mess.
Another problem, the overutilization of dwellings when neighbors park in the swales. The rain makes that ground spongy and then the overpopulation drives out of that swale & creates ruts in the swales. You can see the properties & neighbors that are guilty of this activity, they have swales with ruts in front of their houses, Here we are, Feb 19, the rains will make the ground soggy for a day or two after it clears out & the overutilizers will tear up their swales again. Just one ugly mess. The problem with all this water, the roads3are going to suffer for it. Doesn’t matter if they repave them or microseal the surface, that water is ruining the road from under the asphalt as the foundation of the road.
How the City & County Council didn’t see this as the experts is just beyond me. I think they just didn’ care ? It was a way to get more tax revenue and now the coffers are bare for repaving residential streets. They’ve put in 30+ duplexes, rentals just in my residential alone. And they just keep on approving more & more.
No lon pissed in PC says
I don’t know why you blame Biden for the problem when it’s clearly the republicans on the city council! Blame Alfin, Danko and the other guy who have ties to developers and builders! They allowed this to happen by giving them special treatment by changing the building codes! But I guess you’re just another delusional moron that votes against your best interests. Alfin should be booted! Danko things he’s gonna ruin the county as he’s not running again.
JimboXYZ says
Biden’s name has to be mentioned in connection with the immigration at the borders. What are the numbers for the distribution of known immigrants, we’ll never know the number of illegal crossings. What FL cities have been impacted, nationwide ? That’s not to say I’m placing the blame solely on immigration, but it’s just one source of the growth in FL.
https://flaglerlive.com/palm-coasts-population-at-98411/#gsc.tab=0
JimboXYZ says
Besides, the photo, in & of itself should be a slam dunk court case vs any developer, regardless of City of Palm Coast Code or not. They actually put up a temporary retainer on that lot. Regardless of rainwater run off, fill dirt of a mudslide on the other lot, that’s on the developer for anything that results from the build that damages the existing property next to it. Where did they expect the dirt & eventual sod to go when they remove the stakes & barrier fabric ? That’s gotta be 1 1/2-2 feet for the temporary retaining barrier that simply is inadequate as even a short term solution.
Whether this went before a judge or even a jury, there’s no other way to see & interpret responsibility on this. A retaining wall in this case would have to be close to foundation level dependent upon the flow off the roof in a worst case scenario for a downpour of rain as a flash flood or even a duration of storm rain for a hurricane or wet rainy season. Anyone that isn’t stepping up as a developer for that needs to be sued into bankruptcy fro not doing the right thing. It depends upon what’s on the other side of that new construction as to whether a retention wall would be required on the other side. Another vacant lot & the assumption is that it’s lower & would be elevated +/- equally. The dwelling itself would require a gutter system for inspection to be sold if a retaining wall that was adequate wasn’t built. This damages the value of the existing home. If the elevation wasn’t that obvious, a slightly higher elevation would pass, I don’t see how City of Palm Coast could pass this for an inspection, they’d have to be rubber stamping that inspection for an approval.
https://flaglerlive.com/wp-content/uploads/disparity-infill-lots.jpg
BLINDSPOTTING says
Jimboxyz: You and Dennis are SPOT ON! I hope the city, developer and
all who signed off on this and other flooded homes due to new construction
at a much higher level get their butts sued off, what nerve for them to think
that all of them can get away with this , it’s right in everyone face, blatant
e*f you to the adjourning homes, this mayor needs to go to for allowing this
to continue amongst other issues this is poor planning once again without
proper infrastructure and irresponsible overdevelopment to line his and
his cronies pockets, anyone would hve done better then him, he’s delusional
to think that he has any chance of reelection, adios and please let the door kick
him on the way out as the others on the county who are leaving, they all suck!
T says
So you heard it people build high around his house a.o
Bill C says
“Lord was addressing the council in the context of its latest update during a Tuesday workshop on the flooding issue on so-called infill lots–those 48,476 mostly quarter-acre lots ITT platted as it designed Palm Coast. About 9,000 of those lots remain unbuilt.”
Doing the math, that means remaining lots available to be built upon represent 18% of the total. How is that fair to the existing 82% who have lived here a long time? It is responsibility of builders not to impinge on the rights of existing home owners, for builders and the City to come up with solutions that don’t favor the interests of the 18% over the interests of the 82%.
Deborah Coffey says
Is this the same “climate change,” words that Governor Rick Scott forbid mentioning in government buildings in Tallahassee?
palmcoaster says
You got that right these extreme conservatives now talking about climate change ? Laughable! May as well start building all houses on Stilts then as per Jonathan. They think Palmcoasters are dumb? The only houses flooding are the ones exposed to new homes built 2 to 5 feet higher…the rest are fine. His other suggestions were a charade as well. Anything goes to cover up wrong doing..
Deborah Coffey says
Today’s Republicans DO think Americans are very stupid. We should all buy them a big mirror.
dave says
I can see it now. The attitude coming out. ‘ It’s hell with your neighbor, if you’re don’t like it, move, The city let us build here, complain to them, get off my lawn ‘ The picture alone at the start of this article says it all. The permits to proceed, well fall on the cities and county. You could have said, NO, we need to study this as there could be some flooding of the connecting properties.
BLINDSPOTTING says
dave: you got that right dave, and by getting people out the newbies coming
in pay higher taxes, it’s part of their “gentrification “agenda, they have no
shame they are low lives with all their money they have no ethics, scruples
or class.
Skibum says
As difficult as it may be for some residents to accept, I think Jonathan Lord’s summation of what the builders are doing is correct. All one has to do is to look back at antiquated codes that were appropriate for the times back then, but in the intervening years have been updated over and over again as the result of various things occurring which have prompted many changes in the way structures are built today. I’m neither for nor against the higher elevation that homes are being built on… it is just the way it is. If, as Lord states, the main reason for it is due to climate change and to mitigate the potential threat of flooding from rising ocean levels when we know that Florida is one of the states that will be most impacted by rising tides, new homes are going to be where they are for a very long time, and I can certainly understand why the builders, as well as the people who will be purchasing and living in them, would want their long-term investment safeguarded from the threat of rising waters.
BLINDSPOTTING says
Skibum: All of a sudden the Republians believe in climate change when it’s
convenient to them, LMAO! First of all Jonathan Lord is another waste of
our taxpayers checks, he needs to go like some of the others with their dictator
regime, when all else falls they call out Lord, give me a break. The codes were
not updated from what we understanded which is why they are being rewritten.
Also you failed once again to address the hundreds of homeowners who are
literally losing their life’s investment, these are not wealthy people who can afford
to rebuild and “just move” elsewhere they are people living paycheck to paycheck
and retirees, families trying to put food on the table for their loved ones, of course
you mention the more affluent ones who want to protect their investment what about
the others who through no fault of their own are suffering. This is all doublespeak by
Lord of course the homes are going to be built higher it does not take a rocket scientist
to figure that out, the issue here is to do the right thing for these people who are affected
and to stop skirting the issue. We also called out Lord and Bickel at the time of the
COVID crisis when businesses were on lockdown and flight schools were still
zooming over communities and asked him how are instructors and students
abiding with the Fauci 10 feet apart rule in a tiny Cessa piss a** plane , he had
no answer and just ran off.
Seriously says
I am not sure why you are so wound up about Lord, he wasn’t saying that houses should be on stilts or what the building code should be (did any of you even listen to what he presented) he was just sharing what the code is and to expect in the future. His role has nothing to do with the City’s building code rules. He actually mentions that rules need to be enforced – Is that what the flooded home owners want. Also, during COVID wasn’t Flagler was one of the most open counties in one of the most open states. Last time I check the FAA regulated airplanes not the city!!
BLINDSPOTTING says
Seriously: Businesses were all on shut down, the flight schools are
businesses operating out of our airport, in fact people lost their
businesses due to the shut down and Sieger gained while still keeping
the flight schools in operation and also received a grant from the
government at that time, has nothing to do with Florida being the
most open state, the 10 feet apart rules were in progress in all
of the places that were opened for example Publix, CVS, Target,
AND the COUNTY OWNS THE PERMIT TO OPERATE OUR
AIRPORT , the FAA was called and they directed people to call
the COUNTY , they are the ones who are suppose to enforce our
airports RULES and REGS. We were in a global pandemic and this
was certainly an emergency situation along with the DOH down
here, they should have done something about it, the next thing
they should be doing is testing for lead in our water supply and
the ground due to the from the tons of leaded fuel being dropped
upon us daily as this airport is known as being one in five of the most
polluting airports in Florida with 175.000,00 or more operations
yearly, of which flights schools take up 80 to 90 percent of them with
avagas fuel being dropped upon us daily, and if you think you are
not affected because you don’t live close to the airport think again
if you live 15 miles from it you are still within the radius.
Skibum says
Blindspotting, I have met Jonathan Lord, and I know about his responsibilities, none of which has anything to do with the city’s building codes. His expertise is in the area of emergency response and the potential hazards here in our area as well as developing response strategies for each type of hazard. The flooding issue he talked about is only one of the many potential local hazards. Do you not believe that we face an increased risk of flooding and rising tides due to climate change? I certainly do. And although I can sympathize with homeowners whose property is getting flooded, which may or may not have anything to do with new development, neither you nor I can do anything to remedy their issues so I wish you would just stop with all the bad mouthing of me as if I should run over to these peoples’ properties and personally fix their property issues for them. Maybe that is something YOU are more of an expert at, and if so, please be my guest and go help them out if you are so riled up about it!
BLINDSPOTTING says
Skibum: That’s my opinion and it’s not “BADMOUTHING YOU” fact is that
you have shown no sympathy whatsoever for people who endure flooding issues
through no fault of their own and also the communities surrounding our airport
with flight school businesses who were invited in by the county of which is a safety
and health impact. We have heard your comments past and present spewing the
“JUST MOVE” rhetoric not only with the airport community but in your previous
comments to the flooded victims and you don’t like it when people have their say
in these matters. if you can’t tolerate my comments maybe you should not be so
insulting in telling people to”JUST MOVE” seems to us that you are locked into
the county’s good old boys club or maybe even a consultant collecting a paycheck,
We have not heard one offer of positive advice as others on here have done in some
kind of an effort to help but have heard you agree with the nonsense that goes on in
both city/county. No I am not an expert in engineering, infrastructure but have served
my community here as well as in other places when it comes to advocating for justice
so that the little guy doesn’t get walked on by people like yourself. If you are not able
to offer positive advice perhaps you should not be spewing the “JUST MOVE” rhetoric
to people’s life investment who are not as fortunate as you and worsen their misfortune.!!
Skibum says
Well, since you mentioned it here, I have regretted saying “just move” in a past comment. Sometimes I have said or made a written comment that came to mind, but upon reflection could be perceived as insensitive. That was not my intention. I think we all can look back on something that could have been better phrased, or just not said, right?
Celia Pugliese says
No one here is badmouthing anyone or playing the expert in anything. Blindspotting and we are expressing our support to all Palmcoasters enduring unneeded hardship imposed on them whether by ignorance or intentionally allowing deviation from code of ordinance to satisfy greed. This is our neighborly support that you seem to lack. Before posting your general incorrect harsh words you need to read our codes and ordinances that like our stellar councilwoman Pontieri described as ” we all move here and build and our codes are for a reason” . This man made flooding in Palm Coast in only maybe few hundreds homes so far around 200 are the only one’s flooding, the rest of us 35,000 +- are fine as ITT planned and zoned. These few flooding are due to non enforcement of the following city ordinance Chapter 24-156-(a) thru (e) specially (c) in infill lots (vacant lots between already existing homes). Skibum you need to get informed…and if you are not a PC resident, don’t know our issues being the nuisance flight schools “touch and go es” at 200 feet over our neighbors homes that sooner or later we will resolve, is another of many. I attended the meeting and Mr. Lord presentation was very informative but absolutely nothing to do with the presented flooded homes issues. Like the rest of it was like I told them in the meeting “just beating around the bush” Is not Palm Coast Council or Mayor fault at all as they are trying hard to resolve it. But is/was this non enforced city chapter?: https://library.municode.com/fl/palm_coast/codes/code_of_ordinances?nodeId=PTIICOOR_CH24EN_ARTVIIABDEVE_S24-255FUPERE The direction of stormwater runoff shall be shown on the final survey.(c)The final survey shall be submitted to the City Manager or designee not less than two working days prior to the day the request for final inspection is made to the Building Official. If examination of the final survey and/or physical site examination by the City Manager or designee indicates stormwater drainage has not been properly provided for, then the owner or contractor shall correct deficiencies to provide for proper drainage. The drainage examination shall include movement of stormwater into the conveyance system and assurance that stormwater runoff onto adjacent lots has been considered and mitigated.
Brian says
Maybe look into French drains down the property line between the houses. Run it to the closest drainage swale/ditch. It might help with the flooding. Add the cost to the new construction. I am in an older home and am sweating heavy rains and hurricanes.
Reid says
Great idea
Pogo says
@Thoughts and prayers
Sand of time says
So by Mr. Lords “climate change” and rising sea level determinations, why is the county still issuing building permits to builders for homes along A1A ?
Director Lord is a county employee and he has just implicated the counties engineering department for allowing continuous building in arrears where according to him will be affected by climate change.
I can see the mega million dollar lawsuits filed against the county after the next hurricane.
Dennis C Rathsam says
Like I told Jon Netts 10 or 12 years ago, in Publix parking lot. Swales dont work in heavy rain. Sewers need to be installed, with catch basins to channel the waters into the lakes & streams we have all over P/C! The pipes would carry the water away from your homes.
Richard Smith says
Where just wasting our time here. It’s all about money. Our county could care less about this..
Laurel says
Let me repeat myself again. The city could require stem walls on new builds instead of raised grades. The house in the picture is not yet C.O.’d, therefore, it should require design that retains runoff on its own property. That is Florida law. There are vacant properties that the city can purchase for retention ponds.
I owned property in Port St Lucie with what had a supposed 13 acre bird sanctuary behind it. Then the 13 acres was to be an apt complex. The city bought the acreage and Putin a beautiful storm water lake, with a landscaped easement around it, which the city maintains! Win-win-win! It can be done right.
Laurel says
“Putin?” OMG, auto correct (!) “put in.” I know I didn’t capitalize “P.” Once, a friend of mine typed an auto check “doe snot” instead of “does not.”
Purveyor of Truth says
Building homes on what resembles a burial mound looks ridiculous and obviously causes runoff and infringement upon neighbors. If so concerned about climate causing rising seas and / or ground water, require houses be built on stilts like on the beach.
It would less ridiculous and no flooding the neighbors. You’re welcome.
Callmeishmael says
This makes sense. Perhaps we need to rethink monolithic slabs and raise house elevations rather than ground elevations.
blerbfamilyfive says
I think Mr. Cote was mistaken when he said that As-Built Surveys were not done back in the day. I am not sure how far back he was speaking about but I know for a fact that boxes of As-Built Surveys were sent to the city when it originated. Each box was numbered and contained file folders with the month and year of completion. Not sure where those boxes ended up.
Laurel says
blerfamilyfive: Oh, you should check out the Hammock sometime! I don’t think the county worried about too much with the older builds. Some of the subdivisions had no easements for utilities. Properties encroached on each other. Telephone and power lines went in all directions. Now, we have vacation rentals, in zones they do not belong in, where only one inspection is required, then the owner can do whatever they want.
Bryan B says
Keeping the swales flowing into the ditches to me, will satisfy more complaints, and is the low hanging fruit.
A new home was built to the higher limits across the street from us, but is next to a ditch so drainage seems to be fine on that side of the street. When the city (PCUC) was installing the PEP tank they dumped the excess dirt and sod across the street, smack dab in the low part of the swale, 25 feet from a spillway into a ditch and blocked the flow so we had more standing water in our swale next door, and in ours and next doors swales. You would think they had more smarts than to block the flow? I put in a work order to fix this, but they sent grass cutters to mow the ditch. I walked over and told the three of them of the real issue to looks of wonderment and “huh?” so I, myself moved dirt and sod away to help drain our yards after they left without them understanding the problem, 20 feet from a spillway! In short, one Palm Coast Dept. , PEP tank installation, worked against the swale maintenance dept. and contributed to the increased backup in our swale. Is one dept. making work for the other, or just incompetent?
blerbfamilyfive says
Laurel, you are correct about some of the issues that went on in the Hammock area. There was a time that there were no ordinances in place to address the flooding onto neighboring properties or the way the swales and drainage should have been constructed but that did change when one of the county engineers drafted those types of ordinances. Also the county should have copies of as-builts for those properties under their jurisdiction and should still have them unless the retention period has expired as determined by Florida Statute. My road floods constantly and there is the same pot hole that gets fixed constantly but the fix does not work. Tax dollars at work.