Sec. 62-126. - General standards.
Sec. 62-127. - Specific standards.
Sec. 62-129. - Specific standards for coastal high hazard areas (V-zones).
Secs. 62-130—62-155. - Reserved.
Sec. 62-126. - General standards.
In all SFHA, all Development sites including New construction and Substantial improvements shall be Reasonably safe from Flooding by meeting the following provisions:
(1)
New construction and Substantial improvements shall be designed or modified and adequately anchored to prevent flotation, collapse or lateral movement of the Structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy;
(2)
New construction and Substantial improvements shall be constructed with materials and utility equipment resistant to Flood damage as supported by the current Florida Building Code and FEMA Technical Bulletins;
(3)
New construction or Substantial improvements shall be constructed by methods and practices that minimize Flood damage, as supported by the current Florida Building Code and FEMA Technical Bulletins.
(4)
Manufactured homes shall be anchored to prevent flotation, collapse, or lateral movement. Methods of anchoring may include, but are not limited to, use of over-the-top or frame ties to ground anchors. This standard shall be in accordance with the manufacturer's specifications in addition to and consistent with applicable State of Florida requirements for resisting wind forces;
(5)
Electrical, heating, ventilation, plumbing, air conditioning equipment and other service facilities, including duct work, shall be located above the BFE or designed so as to prevent water from entering or accumulating within the components during conditions of Flooding;
(6)
New and replacement water supply systems shall be designed to minimize or eliminate infiltration of Floodwaters into the system so as to meet or exceed the minimum requirements of the Collier County Utilities Standards Manual and all other applicable codes and regulations;
(7)
New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of Floodwaters into the systems and discharges from the systems into Floodwaters so as to meet or exceed the minimum requirements of the Collier County Utilities Standards Manual and all other applicable codes and regulations;
(8)
On-site waste disposal (septic) systems shall be located and constructed to avoid impairment to them or contamination from them during Flooding so as to meet or exceed the minimum requirements of the Collier County Department of Health and all other applicable codes and regulations;
(9)
Any alteration, repair, reconstruction or improvements to a Building that is in compliance with the provisions of this Ordinance shall meet the requirements of New construction for that alteration, repair, reconstruction or improvement as contained in this Ordinance;
(10)
Any alteration, repair, reconstruction or improvements to a Building that is not in compliance with the provisions of this Ordinance, shall be undertaken only if said non-conformity is not furthered, extended, or replaced;
(11)
All applicable additional Federal, State of Florida, and local permits shall be obtained and submitted to the Floodplain Administrator along with the application for Development permit. Copies of such permits shall be maintained on file with the Development permit. State of Florida permits may include, but not be limited to the following (as may be amended or superseded):
(a)
South Florida Water Management District: in accordance with F.S. § 373.036(2)(a), Flood Protection and Floodplain Management;
(b)
Department of Community Affairs: in accordance with F.S. § 380.05, Areas of Critical State Concern, and F.S. ch. 553, pt. IV, Florida Building Code;
(c)
Department of Health: in accordance with F.S. § 381.0065, On-site Sewage Treatment and Disposal Systems; and
(d)
Department of Environmental Protection, CCCL: in accordance with F.S. § 161.053, Coastal Construction and Excavation.
(12)
Standards for Subdivision Proposals and other new Proposed Development (including Manufactured homes):
(a)
Proposals shall be consistent with the need to minimize Flood damage;
(b)
Proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize or eliminate Flood damage; and
(c)
Proposals shall have adequate drainage provided to reduce exposure to Flood hazards.
(13)
When proposed New construction and Substantial improvements are wholly or partially located in an SFHA, the entire Structure shall meet the standards for New construction within an SFHA;
(14)
When proposed New construction and Substantial improvements are located in multiple Flood hazard risk zones or in a Flood hazard risk zone with multiple BFEs, the entire Structure shall meet the standards for the most hazardous Flood hazard risk zone and the highest BFE;
(15)
When Floodproofing is utilized for a particular Building, certification shall be obtained from a Professional engineer or Registered architect certifying that all areas of the Building, together with attendant utilities and sanitary facilities, below the required elevation are watertight with walls substantially impermeable to the passage of water and use structural components having the capability of resisting hydrostatic and hydrodynamic loads and the effects of buoyancy in compliance with Division 5, Subsection 62-127(2) of this Ordinance. In Coastal high hazard areas, certification shall be obtained from a Professional engineer or Registered architect that the Building is designed and securely anchored to pilings or columns in order to withstand velocity waters and hurricane wave wash. Additionally in Coastal high hazard areas, if the area below the lowest horizontal Structure member of the Lowest floor is enclosed, it may be done so with open wood or plastic lattice and insect screening or with non-supporting Breakaway walls that meet the standards of Division 5, Subsection 62-129(6) of this Ordinance;
(16)
Building Floor and Slab Minimum Elevations for all areas of Collier County:
(a)
Plans shall show that construction of the lowest finished floor meets the elevation criteria listed below or engineered properly to a site specific design and certified by a Registered architect or Professional engineer; when conflict exists between the FIRM Elevation and others, the higher elevation shall be required:
i.
FIRM Elevation - the elevation that has been established by the Flood Insurance Rate Maps (FIRM);
ii.
Paved Road - a minimum of 18 inches above the crown of the nearest street or interior finished roadway system if finished with paving; in the event that the nearest street or interior finished roadway system is located on an evacuation route, a minimum of 18 inches above the crown of the nearest side street; or
iii.
Graded or unfinished Road - 24 inches above the crown if graded or otherwise unfinished; or
iv.
Mean Sea Level — Finished Floors should be no lower than elevation 5.7 feet in relation to NAVD of 1988; or
v.
Water Management Design-
1.
Buildings with projects which have water management routing and storage facilities designed and built for a 25-year, 3-day storm event in accordance with South Florida Water Management District's criteria may use a finished floor elevation in accordance with the project's water management designed 100-year zero discharge elevation or the FIRM elevation, whichever is higher.
2.
Buildings which are not within projects having water management storage facilities designed and built for a 25-year, 3-day storm event in accordance with South Florida Water Management District's criteria shall use a finished floor elevation of 18 inches above the adjacent roadway crown elevation or the FIRM elevation, whichever is higher.
(b)
On parcels where unusual topographic conditions exist and the above standard conditions cannot be reasonably applied, the Building Official will consider requests to decrease the finished floor elevation. All requests will require an analysis, by a Professional engineer, of the 25-year, three (3) day storm event and the 100-year, 3-day storm event using zero discharge, for the entire discharge, for the entire drainage basin in which the proposed Structure is located. Reductions may be allowed on the basis of the analysis, but in no case shall the finish floor be less than the FIRM.
(c)
Slabs for garages, carports, screen enclosures, etc., must be at least equal in elevation to the crown of the nearest street.
(17)
Collier County considers the following activities as de minimus impact for Development activity within the SFHA and does not require the additional analysis for floodplain elevation rise impact or compensatory storage:
i.
Construction of a Watercourse crossing (bridge, culvert, weir, etc.) with the Professional engineer's signed and sealed plans and calculations demonstrating less than 0.05 feet of vertical hydraulic head loss for the 1-percent annual chance storm event design flow of the Watercourse, or
ii.
Placement of fill within the SFHA, but outside of a Watercourse, for construction of a structure's stemwall foundation with fill placement being limited to the interior of the stemwall and the size of the structure limited to the lot coverage allowance in Ordinance No. 04-41, as amended, the Collier County Land Development Code, or
iii.
Placement of fill within the SFHA, but outside of a Watercourse, for construction of a single lane access driveway, or
iv.
Placement of fill within the SFHA, but outside of a Watercourse, for construction of an onsite sewage treatment and disposal system designed to meet the minimum requirements of the Florida Department of Environmental Protection regulations (Chapter 64E-6 Florida Administrative Code).
(Ord. No. 2011-07, § 5; Ord. No. 2012-06, § 4)
Sec. 62-127. - Specific standards.
In all A-Zones where BFE data have been provided [Zones AE, A1-30, A (with BFE), and AH], as set forth in Division 3, Section 62-72, the following provisions, in addition to those set forth in Division 5, Section 62-126, shall apply:
(1)
Residential Construction. All New construction or Substantial improvement of any residential Building (including Manufactured home) shall have the lowest floor, including Basement, elevated to no lower than the BFE. Should solid foundation perimeter walls be used to elevate a Structure, there must be a minimum of two openings on different sides of each enclosed area sufficient to facilitate automatic equalization of Flood hydrostatic forces in accordance with standards of Division 5, Section 62-127(3).
(2)
Non-Residential Construction. All New construction and Substantial improvement of any commercial, industrial, or non-residential Building (including Manufactured home) shall have the lowest floor, including Basement, elevated to no lower than the BFE. All commercial, industrial, or non-residential Buildings located in A-Zones may be Floodproofed, in lieu of being elevated, provided that all areas of the Building components, together with attendant utilities and sanitary facilities, below the BFE are watertight with walls substantially impermeable to the passage of water, and use structural components having the capability of resisting hydrostatic and hydrodynamic loads and the effects of buoyancy. [NOTE: Floodproofing to just the BFE will result in a higher Flood insurance premium rate for the Structure because the Flood insurance policy requires rating a Structure at one foot below the Floodproofing elevation.] A Professional engineer or Registered architect shall certify that the standards of this subsection are satisfied using the FEMA Floodproofing Certificate. Such certification along with the corresponding engineering data, and the operational and maintenance plans shall be provided to the Floodplain Administrator.
(3)
Enclosures below the lowest floor. New construction and Substantial improvements that include fully enclosed areas formed by foundation and other exterior walls below the Lowest floor elevation shall be designed to preclude finished living space and designed to allow for the entry and exit of Floodwaters to automatically equalize hydrostatic Flood forces on exterior walls.
(a)
Designs for complying with this requirement must either be certified by a Professional engineer or Registered architect or meet or exceed the following minimum criteria:
(i)
Provide a minimum of two openings on different sides of each enclosed area having a total net area of not less than one square inch for every square foot of enclosed area subject to Flooding;
(ii)
The bottom of all openings shall be no higher than one foot above adjacent interior grade (which must be equal to or higher in elevation than the adjacent exterior grade); and
(iii)
Openings may be equipped with screens, louvers, valves, or other coverings or devices provided they provide the required net area of the openings and permit the automatic flow of Floodwaters in both directions.
(b)
Fully enclosed areas below the lowest floor shall solely be used for parking of vehicles, storage, and Building access. Access to the enclosed area shall be minimum necessary to allow for parking of vehicles (garage door), limited storage of maintenance equipment used in connection with the premises (standard exterior door), or entry to the living area (stairway or elevator); and
(c)
The interior portion of such enclosed area shall not be finished, partitioned into separate rooms, or temperature-controlled (air conditioned).
(4)
Standards for Manufactured Homes and Recreational Vehicles.
(a)
All Manufactured homes to be placed, or substantially improved within Zones A1-30, AH, and AE, on sites:
(i)
Outside of an Existing manufactured home park or subdivision;
(ii)
In a New manufactured home park or subdivision;
(iii)
In an Expansion to an existing manufactured home park or subdivision; or
(iv)
In an Existing manufactured home park or subdivision on which a Manufactured home has incurred "Substantial damage" as the result of a Flood,
the Lowest floor shall be elevated on a permanent foundation to no lower than the BFE and be securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement.
(b)
All Manufactured homes to be placed or substantially improved in an Existing manufactured home park or subdivision that are not subject to the provisions of paragraph 4(a) of this subsection, must be elevated so that either:
(i)
The Lowest floor of the Manufactured home is elevated to no lower than the BFE; or
(ii)
The Manufactured home chassis is supported by reinforced piers, or other foundation elements of at least an equivalent strength, that are no less than 36 inches in height above the grade and securely anchored to an adequate foundation system to resist flotation, collapse, and lateral movement;
(iii)
Manufactured or component built temporary homes provided by FEMA, the Florida Division of Emergency Management or the Collier County Department of Emergency Management or its approved contractor or designee may provide post disaster emergency temporary Manufactured homes or similar resources within the Floodplain for a period not to exceed eighteen (18) months unless extended by the Board of County Commissioners.
1.
Temporary utility connections for the duration of the Temporary housing efforts will be allowed in accordance with provisions authorized by the Building Code Official; and
2.
Such housing when provided must have an emergency notification and evacuation plan in place within 30 days of residency in accordance with guidelines imposed by the FEMA housing administrator or his designee.
(c)
All Recreational vehicles must either:
(i)
Be on the site for fewer than 180 consecutive days;
(ii)
Be fully licensed and ready for highway use (a Recreational vehicle is ready for highway use if it is on its wheels or jacking system, is attached to the site only by quick disconnect type utilities and security devices and has no permanently attached additions); or
(iii)
Meet all the requirements for New construction, including anchoring and elevation requirements in accordance with Division 5, Subsections 62-127(4)(a) and (b).
(d)
Recreational vehicles or similar temporary or emergency housing units provided by FEMA, the Florida Division of Emergency Management or the Collier County Department of Emergency Management or its approved contractor or designee may provide post disaster emergency Recreational vehicles within the Floodplain for a period not to exceed eighteen (18) months unless extended by the Board of County Commissioners.
(i)
Temporary utility connections for the duration of the Temporary housing efforts will be allowed in accordance with provisions authorized by the Building Code Official; and
(ii)
Such housing when provided must have an emergency notification and evacuation plan in place within 30 days of residency in accordance with guidelines imposed by the FEMA housing administrator or his designee.
(5)
Adequate drainage paths around Structures shall be provided on slopes to guide water away from Structures within areas of Shallow flooding.
(6)
Standards for Waterways with established BFEs, but without Regulatory Floodways. Located within the SFHA established in Division 3, Section 62-72, where Watercourses exist for which BFE data has been provided by FEMA without the delineation of the Regulatory floodway (Zones AE and A1-30), the following provisions, in addition to those set forth in Division 5, Subsections 62-127(1) through (5) shall apply.
(a)
Until a Regulatory floodway is designated, no New construction, Substantial improvements, or other Development, including fill, shall be permitted within the SFHA, unless it is demonstrated that the cumulative effect of the proposed Development, when combined with all other existing and anticipated Development, will not increase the Water surface elevation of the Base flood more than one foot at any point within the community.
(b)
Development activities which increase the Water surface elevation of the Base flood by more than one foot may be allowed, provided that the developer or applicant first applies — with the community's endorsement — for a conditional FIRM revision, and receives the approval of FEMA.
(7)
For all Structures located seaward of the CCCL, the lowest floor of all New construction and Substantial improvements shall be elevated to no lower than the 100-year Flood elevation established by the Florida Department of Environmental Protection or by FEMA in accordance with Division 3, Section 62-72, whichever is higher. All non-elevation design requirements of Division 5, Section 62-127, shall apply.
(8)
Accessory Structures. Accessory uses and Structures support and are subordinate to the use of a parcel and shall primarily serve those persons regularly and customarily involved with their use and include only those Structures incidental to a permitted land use located on the same parcel. Uses identified elsewhere in this Ordinance are not accessory uses.
(a)
Accessory structures shall not be used for human habitation (including working, sleeping, living, cooking, or restroom areas).
(b)
Accessory structures shall be designed to have low Flood damage potential (wet Floodproofing).
(c)
Accessory structures shall be constructed and placed on the Building site so as to offer the minimum resistance to the flow of Floodwaters.
(d)
Accessory structures shall be firmly anchored to prevent flotation which may result in damage to other Structures. This is a mandatory measure, pursuant to 44 CFR Section 60.3(a)(3)(i)
(e)
Service facilities such as electrical and heating equipment shall be elevated at or above the BFE or Floodproofed.
(f)
Openings to relieve hydrostatic pressure during a Flood shall be provided below BFE in conformance with 44 CFR Section 60.3(c)(5).
(g)
Steel ISO 10'-20'-40' Storage Containers may be positioned on the earth and anchored as described in Division 5, Subsection 62-126(4) above, or secured to piers.
(h)
Vertical tool sheds and storage Buildings may be positioned on the earth and shall be anchored as described in Division 5, Subsection 62-126(4), above, or secured to piers.
(Ord. No. 2011-07, § 5; Ord. No. 2012-06, § 4)
Located within the SFHA established in Division 3, Section 62-72, where there exist A-Zones for which no BFE data and Regulatory floodway have been provided or designated by FEMA, the following provisions shall apply:
(1)
Require standards of Division 5, Section 62-126
(2)
Require that all new subdivision proposals and other proposed Developments (including proposals for Manufactured home parks or subdivisions) greater than 50 lots or 5 acres, whichever is the lesser, include within such proposals BFE data. Standards set forth in Division 5, Section 62-127, shall apply.
(3)
The Floodplain Administrator shall obtain, review, and reasonably utilize any BFE and Floodway data available from a Federal, State of Florida, or any other source, in order to administer the provisions of this Ordinance. When such data is utilized, provisions of Division 5, Section 62-127, shall apply. The Floodplain Administrator shall:
(a)
Obtain the elevation (in relation to the Mean sea level NAVD) of the lowest floor (including the Basement) of all new and substantially improved Structures;
(b)
Obtain, if the Structure has been Floodproofed in accordance with the requirements of Division 5, Subsection 62-127(2), the elevation in relation to the Mean sea level (NAVD) to which the Structure has been Floodproofed; and
(c)
Maintain a record of all such information.
(4)
Notify, in Riverine situations, adjacent communities, the State of Florida, Department of Community Affairs - NFIP Coordinating Office, and the South Florida Water Management District prior to any alteration or relocation of a Watercourse, and submit copies of such notifications to FEMA.
(5)
Assure that the Flood-carrying capacity within the altered or relocated portion of any Watercourse is maintained.
(6)
Manufactured homes shall be installed using methods and practices that minimize Flood damage. They must be elevated and anchored to prevent flotation, collapse, and lateral movement. Methods of anchoring may include, but are not limited to, use of over-the-top or frame ties to ground anchors. This requirement is in addition to applicable State of Florida and local anchoring requirements for resisting wind forces.
(7)
When the data is not available from any source, including data developed pursuant to Division 5, Subsection 62-128(2), of this Ordinance, the lowest floor of the Structure shall be elevated to no lower than four feet above the Highest adjacent grade or WSWT, whichever is higher, OR if utilizing a pressurized septic design, engineering justifications, considering adjacent Flood elevations and other applicable criteria, may be presented to the Floodplain Administrator for consideration of a lowered floor elevation, but in no case can the finished floor be less than three feet above the Highest adjacent grade or WSWT, whichever is higher. Standards set forth in Division 5, Section 62-127, shall apply.
(Ord. No. 2011-07, § 5)
Sec. 62-129. - Specific standards for coastal high hazard areas (V-zones).
Located within the SFHA established in Division 3, Section 62-72, are Coastal high hazard areas, designated as Zones V1-30, VE, or V (with BFE). The following provisions shall apply:
(1)
Meet the standards of Division 4, Section 62-101, and Division 5, Sections 62-126, 62-127 (except Subsection 62-127(7)), 62-128, and 62-129
(2)
All New construction and Substantial improvements in Zones V1-V30, VE, and V (with BFE) shall be elevated on pilings or columns so that:
(a)
The bottom of the lowest horizontal structural member of the Lowest floor (excluding the pilings or columns) is elevated to no lower than the BFE whether or not the Structure contains a Basement; and
(b)
The pile or column foundation and Structure attached thereto is anchored to resist floatation, collapse and lateral movement due to the effects of wind and water loads acting simultaneously on all Building components. Water loading will be those values associated with the Base flood. Wind loading values will be those required by applicable State of Florida or local, if more stringent than those of the State of Florida, Building standards.
(c)
For all Structures located seaward of the CCCL, the bottom of the lowest horizontal structural member of the lowest floor of all New construction and Substantial improvements shall be elevated to the 100-year Flood elevation established by the Florida Department of Environmental Protection or the BFE, whichever is the higher.
(3)
A Professional engineer or Registered architect shall develop the structural design, specifications and plans for the construction, and shall certify that the design and methods of construction to be used are in accordance with accepted standards of practice for meeting the provisions of this Section.
(4)
Obtain the elevation (in relation to Mean sea level NAVD) of the bottom of the lowest horizontal structural member of the Lowest floor (excluding pilings and columns) of all new and substantially improved Structures. The Floodplain Administrator shall maintain a record of all such information.
(5)
All New construction and Substantial improvements shall be located landward of the reach of mean high tide.
(6)
Provide that all New construction and Substantial improvements have the space below the Lowest floor either Free of obstruction or constructed with non-supporting Breakaway walls, open wood lattice-work, or insect screening intended to collapse under wind and water loads without causing collapse, displacement, or other structural damage to the elevated portion of the Building or supporting foundation system. For the purposes of this Section, a Breakaway wall shall have a design safe loading resistance of not less than 10 or no more than 20 pounds per square foot. Use of Breakaway walls which exceed a design safe loading resistance of 20 pounds per square foot (either by design or when so required by State of Florida or local codes) may be permitted only if a Professional engineer or Registered architect certifies that the designs proposed meet the following conditions:
(a)
Breakway wall collapse shall result from water load less than that which could occur during the Base flood; and
(b)
The elevated portion of the Building and supporting foundation system shall not be subject to collapse, displacement, or other structural damage due to the effects of wind and water loads acting simultaneously on all Building components (structural and non-structural). The water loading shall be those values associated with the Base flood. The wind loading values shall be those required by applicable Florida or local, if more stringent than those of the State of Florida, Building standards;
(c)
Such enclosed space shall be usable solely for parking of vehicles, Building access, or storage. Such space shall not be finished, partitioned into multiple rooms, or temperature-controlled (air conditioned).
(7)
Prohibit the use of fill for structural support. No Development permit shall be issued for Development involving fill in Coastal high hazard areas unless it has been demonstrated through appropriate engineering analyses that the subject fill does not cause any adverse impacts to the Structure on-site or other properties.
(8)
Prohibit man-made alteration of Sand dunes and Mangrove stands that would increase potential Flood damage.
(9)
Standards for Manufactured Homes:
(a)
All Manufactured homes to be placed or substantially improved on sites: (i) Outside a Manufactured home park or subdivision; (ii) In a New manufactured home park or subdivision; (iii) In an Expansion to an existing manufactured home park or subdivision; or (iv) In an Existing manufactured home park or subdivision in which a Manufactured home has incurred "Substantial damage" as the result of a Flood, must meet the standards of Division 5, Subsections 62-129(2) though (8); or
(b)
All Manufactured homes placed or substantially improved on other sites in an Existing manufactured home park or subdivision shall meet the requirements of Division 5, Subsection 62-127(4)(b).
(10)
Recreational vehicles placed on sites within Zones VE, V1-V30, V (with BFE) on the FIRM either:
(a)
Be on the site for fewer than 180 consecutive days;
(b)
Be fully licensed and ready for highway use (on its wheels or jacking system, is attached to the site only by quick disconnect type utilities and security devices, and has no permanently attached additions); or
(c)
Meet the requirements of Division 5, Subsections 62-129(2) through (8).
(11)
For all Structures located seaward of the CCCL, the bottom of the lowest horizontal structural member of the Lowest floor of all New construction and Substantial improvements shall be elevated to the Flood elevation established by the Florida Department of Environmental Protection or the BFE, whichever is the higher. All non-elevation design requirements in Division 5, Subsections 62-129(2) through (10) shall apply.
(12)
When fill is proposed, in accordance with the permit issued by the Florida Department of Health, in a Coastal high hazard area, the Development permit shall be issued only upon demonstration by appropriate engineering analyses that the proposed fill will not increase the Water surface elevation of the Base flood nor cause any adverse impacts to the Structure on-site or other properties by wave ramping and deflection.
(13)
Accessory Structures. The following standards are required to properly regulate Accessory structures in addition to A-Zone requirements:
(a)
Accessory structures meeting the criteria of small or low-cost, such as small metal/wooden sheds that are "disposable" must be unfinished on the interior, constructed with Flood damage-resistant materials below the BFE and used only for storage.
(b)
Maximum allowable size of Accessory structures in V-Zones is 100 square feet.
(c)
Maximum allowable value of Accessory structures in V-Zones is $2,500.00.
(d)
Consideration must be given to the effects the debris from the Building will have on adjacent Buildings.
(e)
Detached garages are not allowed in V-Zones.
(f)
The structural system shall utilize pilings, adequately embedded to resist scour and lateral deflection. The lowest horizontal structural member of roof systems, including plates and beams connecting the upright supports of the Structure, shall be placed at or above the BFE.
(g)
Any small Accessory structure enclosure below the BFE shall be constructed with Breakaway walls, such as wooden lattice or insect screening, in conformance with 44 CFR Section 60.3(e)(5).
(h)
Floors shall be at or very close to grade.
(Ord. No. 2011-07, § 5)