Volusia committee approves technical floodplain ordinance edits, orders closed‑basin studies and adopts foundation standard for new builds

Samantha West, the county’s sustainability and resilience manager, presented a package of proposed changes to Division 7 (Flood Hazard Management) on May 7 and the Environmental and Natural Resources Advisory Committee took multiple actions.

What the committee approved: By voice vote the committee accepted a first batch of technical edits proposed by staff that included correcting typographical errors, aligning definitions with state Office of Floodplain Management guidance, updating the market‑value definition toward a cash‑value approach used to determine substantial damage/improvement, and adding language to require hazardous materials storage above base‑flood elevation for commercial properties as a proposed option. Staff said the final ordinance language must be coordinated with the Florida Department of Emergency Management (FDEM) before it is brought to the county council.

Closed‑basin studies required: The committee voted to require floodplain (basin) studies for closed basins where FEMA did not establish base‑flood elevations. Staff said most closed basins are small and the study is typically a modest engineering task; the studies will establish a base stage for large storm events and inform compensating storage decisions. The committee approved that requirement by recorded voice vote (motion carried; one opposing vote was noted during the roll call sequence).

Hazardous materials storage discussion, no action: Committee members debated a proposed regulation (item 4) that would prohibit outdoor storage of hazardous materials in the regulatory floodplain or require that hazardous materials be stored indoors above the base‑flood elevation. Staff explained the County’s Small Quantity Generator (SQG) program and existing DEP oversight for larger hazardous‑waste generators. Members raised concerns about impacts on small businesses, agricultural operations and retroactive enforcement. Jessica Gao proposed carve‑outs for consumer/agricultural products used in the ordinary course and for businesses with secondary containment; that motion was later withdrawn by the mover after extended discussion. No code change was adopted for a broad prohibition; staff will return with additional analysis and options, including amortization or compliance timeframes used by municipalities such as Port Orange.

Compensating storage criteria deferred: The committee considered proposed compensating‑storage limits (a 50% maximum of a parcel’s flood‑storage area and a 1.5:1 required compensation ratio for parcels larger than 1 acre), but members questioned the technical basis and agricultural impacts. A motion to defer or “skip” that subsection passed; staff will rework the proposal and include agricultural and technical analysis in future drafts.

Foundation/ construction requirement adopted: The committee adopted language to codify an existing county technical direction requiring stem‑wall, deep‑footing or pile foundations for new construction in the floodplain. The committee modified and approved the requirement so it applies to new construction and substantial improvements on lots 1 acre or smaller unless compensating storage is provided; applicants may seek waivers or demonstrate compensatory storage to avoid the requirement. Staff said the requirement had been implemented administratively since April 1 and this action will codify the policy in Division 7 and the building‑code chapter.

Next steps: Staff will draft formal ordinance language for the changes that passed and return them to the committee for review before county council hearings. Staff also will analyze hazardous‑materials options, evaluate compensating‑storage technical assumptions, and produce closed‑basin study guidance for applicants.