Avoiding Flooding in Florida Architecture

Flooding is of serious concern in many areas in Florida. In the worst case scenario, federal guidelines require homes in some zones to be elevated twelve feet or more above grade for flood control. Architectural design in many Florida beach communities feature living spaces elevated over garages and non living spaces. There are federal guidelines in place that limit additions in flood zones.

Appropriate site design avoids future drainage and flooding problems

The importance of an architect is never more evident than when you consider what the site plans would be like if exterior elevations weren't considered. The reason is that site plans should consider existing and future drainage issues along with the possibility for flooding. When exterior elevations (the line of grade above sea level) are built into the site design (as determined by the surveyor), you can have a building that is constructed to fit the contour of the land. The architect can take advantage of the natural elements of the lot on which it is built.

For example, on a steeply sloped building site, you would need to consider the existing drainage that will occur during heavy rains. The location of the home might be determined based on the natural drainage patterns. Some architects might incorporate landscaping to take advantage of them by including waterfalls, holding ponds, retaining walls, french drains and other alternatives to enhance the site design, while eliminating future drainage problems that would occur if you ignored these factors.

If you or your architect fail to consider the exterior elevations in your site plans for new construction, you could develop leaking basements, weak foundations and worse in some cases. The exterior elevations must be considered when designing any type of architectural designs that aren't built on totally level ground. Even with �flat� sites (typical in Florida) one can experience flooding and ponding without the proper drainage systems.

As an architect, I have seen too many people that have designed their own homes without the help of an architect. The problems come when they have not considered what will happen when they change the lay of the land or the exterior elevations. This can cost large amounts of money to repair or cause irreparable damage in the long term. The money spent on the services of a competent architect is nominal compared to repairs needed where the site plans didn't consider the effects of the exterior elevations and natural water flow.

When developing architectural site plans, consideration is given to the correct building placement and design for the contours of the site. Information from the surveyor (topographical survey) is the starting point of this process. When an architect is working on the site plans, exterior elevations (height of grade above sea level) can be a factor in deciding where a building will be placed and what the design of the building will be. A competent architect will consider the exterior elevations in planning a multi-story building. �Green� energy saving features, such as earth contact and existing shade cover can also be considered long as they don't present future drainage and flooding issues.

Selecting a lot to purchase is only the first step of planning a building. Any lot that doesn't have existing drainage and flooding problems can develop them after excavation is done because it can change drainage and runoff patterns. The lot should then be further graded to accommodate the new structure.

It is important that you enlist the services of a competent, professional architect to design your site plan as he/she will consider the exterior elevations when planning your new home or home addition.

• New home design

• Design home additions

• Design home remodels

• Floor plan design

• Exterior design

• Site design

• Construction documents

• Building department plans

• Construction plans

Give me a call at (813) 838-0425 with any questions or comments about your Florida residential project. Residential Architect Florida: Tampa, St. Petersburg, Clearwater, Brandon, Bradenton, Lutz, Tarpon Springs, Land O' Lakes, Wesley Chapel and Springhill.