Roatan Insights © August 2002
News from the Honduras Bay Islands and North Coast
August 2002
By Pierre Renaldo, The Coastwatcher©

Cyclonic Storm Season

I think it would be appropriate to address a critical subject this month, one that has made national headlines recently.

Flooding!
It seems that this is somewhat of a regular occurrence in some areas, both coastal and inland, on beaches, lakes and riverfronts. These natural disasters make the news often, property damage is sometimes in the billions but that does not seem to deter people from wanting to live on waterfront properties.

As we enter the chanciest part of the hurricane season, let’s take a look at some factors that can save you much anguish, money and maybe even your life. If you ever plan to live on an island, on a seacoast or in close proximity to flood prone bodies of water, then these vital factors are something for you to consider before building there.

I recently watched the news showing houses floating away down a river, swept into oblivion by rampaging flood waters. I also saw many other houses along that same flood swollen waterway, still standing, the flood waters running freely under these elevated structures, obviously built to the FEMA standards in anticipation of just such an event.

I will once again use an excerpt from my book, “How to Avoid the Pitfalls: Building Your Dream Home”
It is available in print at your favorite bookstore, Amazon, Barnes & Noble, etc. or you can purchase it directly from my publisher.

It is an excellent guideline for anyone, even if you do not know anything about building anything. If you ever anticipate building a home, then you will benefit greatly from this book. Readers have been praising it because it works.

Now on to this month’s important subjects.
The following discussions are germane to building on any seacoast, islands, ocean frontage and rivers that are in federal flood zones.

The are no such designations in Central America but the rules of good judgement apply in any conditions that may be subject to coastal flooding, wind driven tides, storm surges and or high wind velocity areas that can cause many of the foregoing conditions either individually or simultaneously.

Federal Flood Zone Categories:
The Most Dangerous.

V-Zone or Velocity Zone:
Man has always lived near water. Man has actually spent eons in search of water, and in search of what lay beyond the water. Man has always wanted to be close to water. The seas, the lakes, rivers and ponds had a magnetic attraction. Living beside all of these bodies of water has been a favored habitat of mankind since the beginning of time.

‘And then there was light, and the light shined on the water, and man liked what he saw. “I will live here on the shore forever”, he said. “Water is good.”’

And then there was FEMA and FEMA said, “Hey man! We ain’t gonna let you live that close to the water!”

F.E.M.A. = Federal Emergency Management Agency

A velocity zone (V-Zone) is classified as a very high risk coastal area, prone to high winds, possible tidal surges, storm surges and flooding. There are two major categories in these zones, each imposing regulations on how you will be allowed to build a home thereon.

Each is intended to ‘guide’ those persons who choose to build their homes in such risky places. There are many requirements as to how a structure should be anchored to the ground and tied together, in order to prevent uplift and overturning of the structure and parts thereof.*

Author’s Note*

*Some applications actually require ‘breakaway’ capability of attached, appurtenant structures, such as porches, sundecks and perimeter enclosure walls, so that lesser important parts of a structure may be sacrificed in order that they do not cause damage to or collapse of the main structure.

These regulations also restrict living conditions inside any structure below a designated height above Mean Sea Level, (MSL). You will see this designation on your survey if your land is in a flood zone. It means, the average high tide waterline over an annual time period.

Now that was a mouthful, so let me get a little detailed here. I promise not to get any more technical than it takes to explain a critically important requirement. It is mandatory, so it must be done or you will have spent a lot of money for nothing.

If you build in a flood zone, the U.S. Government will sell you a policy for National Flood Insurance. It is mandatory! But the building, not you, must qualify for this policy by conforming to the regulations set forth by FEMA, and local & state codes and building department jurisdictions. There is no way around it.

National Flood Insurance is required by any bank that may finance your construction project. It is required by the building department(s) jurisdiction wherein your home will be located.

Example:
Ken and Margaret bought a beautiful lot on an island off the West Coast of Florida. It was not directly on the water but was only a short distance from the beach and the Inter-Coastal Waterway and Sarasota Bay. The flood zone was verified to be an A-15 Zone. This meant that the lowest elevation of any finished floor in the living area of their house would have to be at least 15 feet above Mean Sea Level (MSL).

The survey for their lot showed the existing land to be 4.65 feet MSL. With a 15-foot elevation requirement; this meant the lowest floor in the living space of the home to be built, had to be at least 10.35 feet higher than the existing grade on their lot.

The city had zoning restrictions against filling more than one foot above the crown of the road!

The obvious solution was an elevated house. We would build so that the first floor living level was 15.5 MSL. Just a little extra height for good measure.

V-Zone:
This category requires the most stringent implementations. Foundations must be driven pilings exclusively! The elevation requirement in V-Zones is not to the finished floor level of the lowest habitable space, but to the height of the lowest point of horizontal structure. Wow! That’s a big difference from an A-Zone!

Driven Pilings:
This is an operation requiring a pile driving crane which can virtually hammer a large wooden or concrete pole or steel beam to great depths into the earth. The depth required will depend on how soft the ground is and how much weight the pilings are going to hold. With this system the entire weight of the building will rest on the pilings once they are driven to the required depth and resistance.

There are formulas for determining how much weight the pilings will sustain once they are in place. These formulas are based the amount of friction and resistance the piling encounters during the driving process, until these desired factors are achieved. Test borings before the work is started reveal information that the structural engineers use to make structural design determinations about the depth, number and size of pilings.

Note: If you intend to use the driven pilings as your finished (above grade) columns, I recommend you use pre-stressed concrete pilings.
Wood columns tend to allow more movement (sway) during periods of brisk winds. Many people become very uncomfortable when this occurs.

Example:
Joe and Shirley bought a lot on the beach. It was located in a V-16 Zone. Their house would have to be on top of several driven pilings. As a cost saving device, the pilings used would be ordered extra length and then utilized as the finished column supports (above grade) for the elevated beams we would cast on top of them. Next we would build the floor wafer (platform) on top of those concrete beams.

A-Zone:
Now here is where the big difference comes in between V-Zone and A-Zone. The bottom of the beams we would cast on top of the driven pilings, were the height required to comply with FEMA in a V-Zone. From the existing grade at the building site to the bottom of the lowest point of horizontal structure, not to the finished floor of the lowest habitable area!

That is a difference of two feet!

Note: The federal government prohibits the use of any area of a residence, below a designated Federal Flood Zone Elevation, to be used as habitable living space. You cannot have a laundry room, bedroom, or a bathroom, or any other type living condition below designated Flood Zone Elevation!

I just wanted you to realize it is serious business building in a Flood Zone. Many more restrictions that I will not outline here are available from your building department. I think it is good practice to get the particulars affecting your project from the people who will be visiting your site to make sure you are in compliance with codes as well as FEMA regulations.

If all the foregoing wasn’t enough, the building codes for the Flood Zones are more stringent too. Again be sure you have updated information affecting the design of your home. Regulations are changed constantly, so don’t rely on outdated information. That can be a pit. A few months after Hurricane Andrew devastated Florida there was a whole new building code in effect.

How can anybody tell how high my house is above sea level, you may ask yourself? You must verify this information by hiring a surveyor to establish these heights as soon as your first floor wafer is completed.

He will measure everything by instrument and then issue to you an elevation certificate(s), a sealed copy of which you must present to your building department. If you are financing the project you will also be required to present your lending institution with a copy, signed and sealed by your surveyor.

Deep Pit:
Zoning restrictions vary from one community to another. Make absolutely certain you know what they are for your project. You have chosen to live there, so it is your responsibility to be familiar with how the ordinances (laws) in the place of your own choosing will affect you, your project and your lifestyle.

Case in Point:
On occasion I have built in seaside resorts that have had some unusual zoning restrictions and zoning ordinances. Some of them have building height restrictions that at first glance seem like all the others. But when you read through them the second time you find that this particular place considers a building’s height from sea level rather than the existing grade at the building site.

Nothing wrong with that you say to yourself. But then you look at your survey and see that little surveyor’s symbol indicating that your property is Elev. 7.25 MSL. The height restriction limits in this community limits single family dwellings to a height of 38 feet above MSL. And you had just decided to go ahead with the widow’s watch option that would require another 12 feet of height on your house.

Let’s take a look at the height requirements for what you want to build.

You decided to build up your parking slab under the house so that it will be 2 feet higher than the crown of the road. Then you have a foundation that is 8 feet high and a floor wafer that is 12” thick. The exterior wall height of the first floor is 8 feet. The roof slope accounts for another 4 feet of height. Look what would happen if you added the widow’s watch.

All the numbers add up to 38 feet 3 inches. No can do! But you had the foresight to check this out thoroughly before you started your project. Simply lower the roof of the widows watch by 3”. And you could shave the height of the parking slab pad by a couple more inches to be on the safe side.

There have been true-life situations, when people have discovered this horrible kind of mistake after all these heights were already in the form of a completed structure. Many dollars wasted on a not so simple oversight. If this situation occurred in a V-Zone, the elevation requirement would make for a very illegal tall building in a very restrictive zoning environment.

Many old beach communities wrote their ordinances long before they knew they were going to be in Federal Flood Zones. They never anticipated that what they thought were fair zoning restrictions would have a negative impact on new construction.

Warning:
When you purchase an existing property to either demolish or renovate, you are likely going to be subject to the latest codes/ordinances of the municipality and any applicable Flood Zone regulations. You will have to upgrade to current standards. Don’t ever assume you can be ‘grandfathered’ in. Check it out with your building department. Get your information first-hand, only and always.

Engineering and Other Special Requirements:
You will be required to have your working drawings reviewed by a professional engineer or a registered architect in order to obtain building permits in flood zones. The embossed seal and engineer’s signature must appear on every drawing page germane to the flood zone regulations. You should anticipate additional expense for these services.

As I mentioned earlier, the building code requirements for flood zone construction are more complex. For example, any walls built to enclose the perimeter of the building that occurs below the required flood zone elevation in a V-Zone must be collapsible.

In the event of a tidal/storm surge of the sea reaching the foundation, the walls would have to be built so that they would fall free of the foundation upon wave impact. This would allow the sea to flow freely under the building for whatever length of time this flood condition existed!

In addition, these walls would have to be equipped with flow through devices that would allow inactive (standing) water to flow into and then out of the lower portions of any enclosed area at grade, in the event water pressure did not cause their collapse.

Hurricane Andrew (South Florida August 1992) and Hurricane Mitch (Honduras and The Bay Islands of Guanaja and Roatan, October 1998) brought storm surges of fifteen feet when they made landfall. Fifteen feet higher than normal high tide!

None of these restrictions seemed to matter to people who want to live close to the water. I specialized in construction of elevated houses (platform structures) for many years in the coastal areas of Florida. There was never a lack of clients.

There may be other requirements imposed by the building department of jurisdiction. Be sure to check with them so that you are not in for more surprises.

Properties In Two Flood Zones:
If even a miniscule portion of your property falls within a more stringent flood zone category, then your entire project will be subject to higher classification of the two.

Super Pit:

Properties That Infringe on Coastal Setback Lines:
Coastal setback lines are imposed by state governments to protect wildlife, endangered vegetation, and to control coastal erosion. In the event any part of a property lies seaward of this line, then it will be subject to a very complex series of special regulations in addition to FEMA, applicable building codes, and all other ordinances and restrictions.

These may include requirements for special structures to cross sensitive areas (sand dunes, turtle crossings, stands of sea oats, etc.). Additional permits are required, and each case is reviewed individually. There are additional fees (non-refundable) you must pay, in addition to reams of paperwork. Your application may be denied, preventing you from building anything on the property.

There are also special engineering requirements for these circumstances. Structural engineering evaluations and calculations must be submitted with working drawings and special exhibits. A professional engineer will have to make periodic inspections of the work progress and he must submit a written report reiterating his inspection findings, at the end of each month. Of course this all costs much more money.

This permitting process sometimes takes several years. Unless you have infinite patience and a strong constitution, I suggest you pass up any property in this category.

Case History:
Betty and Byron purchased a property near the beach on a beautiful island off the West Coast of Florida. They did not intend to build on it for several years, until Byron was ready to retire. They would go there on weekends, park on their property and walk 200 feet to the beach. The property was in an A-Zone and they already knew about the special requirements imposed by this flood zone category.

A few years passed and suddenly, on a day in August 1992, Hurricane Andrew destroyed a large portion of South Florida. A few months later the State of Florida moved the Coastal Setback-Line inland, two hundred feet. Most of the coastal areas affected by the setback-line change were several hundred miles from where Andrew did all the damage. But the bureaucracy always knows best.

When Betty and Byron heard the news they went to the municipality building department. The new map of the areas affected proved that 25 % of their lot was now seaward of the Coastal Setback-Line. They would be subject to the most stringent regulations of all, even though they had purchased the property before the change.

They appealed to the zoning board, who was powerless to grant a variance to State and Federal requirements. Their plans would be altered considerably.

The story ended happily, but the final cost of the project was far more expensive due to an imaginary line being drawn across a portion of their land.

I have intentionally not covered every miniscule point on the subject of flood zones. I hope to entice you with enough information to make you want to know the whole story. That way you will surly go to your building department to get all the details. They will keep you from falling into a pit.

Elevated houses are challenging things to build. Once you decide to produce a home built up in the air, it becomes a completely different product than one built on the ground. There are great opportunities for doing something as different as building on a split site. And by the way, the elevated house is very adaptable to steep terrain.

Don’t settle for plain vanilla. There is already too much of that flavor around, and it is terribly boring. When I pass houses that have absolutely no style I look at many missed opportunities. I guess some people just don’t care about looks.

I suggest that if you are anticipating to build your dream home in paradise some day, that you become familiar with these applications for your own protection. Notwithstanding, the absence of such regulations in third world countries does not make building on an island in the Caribbean a safer place to build than say, Florida, Texas, or any other place on the Gulf Coast.

As I stated earlier, it could cost you a great deal of money to ignore sound building practice in any coastal area on earth, possibly even your life. Don’t tempt Mother Nature.

___________________________________________________

The Newly Expanded Public Pier of Roatan

It is now a reality. The work is over in record time and the really, really, big cruise ships are now coming to call on Roatan. It will be a while before we understand the full impact of this long awaited improvement.

We flew directly over it the other day on my return trip from La Ceiba and it is a dandy. The big ships will now be able to dock comfortably, to discharge passengers by the thousands, quickly and conveniently, without the use of small boats to brings people ashore and then later take them back to the cruise ship.

We already know it is going to bring in many tourist dollars, much needed for the economy of Honduras. The Maduro administration was left with a virtually bankrupted treasury, so now it’s catch up time. Looking for new sources of revenue and of course they bump sales taxes quickly.

It has had a direct effect on domestic airline fares with an increase in the transportation tax upped to 12% from the previous 7%. Tourism is now looming ever more important to every one in Honduras. I hope they realize how important, and make a genuine effort to treat our visitors with such fairness, kindness and courtesy that they will want to come back.

With the U.S. economy still questionable as to recovery and the stock market a shambles I have decided to offer a flexible financing package to any qualified buyer(s) interested in my house. I am motivated as you know but I have priced the house far below current reproduction costs in hopes of effecting a quick sale. Interested parties may contact me direct for no nonsense dialog about the house. The phone numbers and e-mail address are at the end of this description.

Pierre Renaldo Residence

The Jewel of the Cascade Coast
(Costa Cascada, Ironshore)

Legal Description
Lot 4, West Rock Subdivision,
Principal Coast Road, Flowers Bay,
Roatan, Bay Islands, Republic de Honduras

Elements of the house and property

A unique island rustic home completely renovated by Pierre Renaldo, Mountain Coastal Construction, S.A.

Coastal Living at its best.

Three story wood frame (pressure treated framing lumber throughout) and concrete, single family residence. Three bedrooms. Three and one half baths. Victorian exterior, deluxe island style interior with pressure treated wood paneled walls.

Third (upper living) level consists of:
Large fully equipped kitchen, w/massive island cabinets, real butcher block top, solarium with 190 degree view of Ironshore Coast and on clear days the mountains, including Pico Bonito, on the North Coast of Honduras. Large bright living room, powder room (1/2 bath). All the foregoing have (continuous on all of third level) ceramic tile floors.

Vinyl double hung, tilt-in windows with full screens, that are easily washed from inside. The wonderful cooling sea breezes are constant, ceiling fans do the job on the rare occasions when there is little breeze. A very unique house with coastal charm and comfortable livability. You will think you are on the bridge of a ship.

Over 2000 square feet

Directly on the Caribbean Sea (over 300 feet of ocean frontage) with concrete stairs leading down to the water. On calm days you can snorkel or dive a living reef 10 meters off shore. When the sea is up you will see a spectacle unlike any other coastal area on Roatan, observe the sea geysers dance along the craggy shoreline. Incredible sunrises, and unique reflected light sunsets, breathtaking moonrises, night views of coastal sea action as the iridescent cresting waves captivate you with sight and sound.

Location! Location! Location!

Only 2-1/2 miles (4 km ) to West End or West Bay Beach, and shopping in Coxen Hole (4 km to the front door of Casa Warren’s) via the coastal road, soon to be paved all the way. Public transportation into town (LPS 10, about 63 cents) is only a short walk (5 minutes) from the house.

The widow’s walk is four and one half stories off the ground for observation, reading, meditating or napping in a hammock. Watch the spectacular sunrises while sipping your first cup of coffee. Always a breeze topside.

Mid-Level: 2nd Floor
Has two master-bedroom suites, each with private bath. There is a large central hall, with gas back-up cooking facility, small sun room for dining if desired, laundry room with combination washer/dryer, small covered front porch overlooking the park-like front yard where there exists a grove of seagrape trees that nearly surround the house.

There is also a large open rear sun deck facing the wonderful seascapes and mainland views. Honduras pine flooring throughout second level. Master suite #1, has A/C in addition to fan. Master bath has tub/shower. 2nd master suite has bath w/ ceramic tile stall shower.

Ground Level:
Has two large locked storage rooms, equipment/electrical room, guest/maid quarters, with private bath and private entrance, ceramic tile floors with plenty of extra storage. Carport, plus off street parking, protected entrance, motion activated security lights, hose bib for car washing, sitting platform at head of concrete stairs to the sea.

There is a large natural spa (seats 4 adults comfortably) in the magma formation close to the concrete stairs that is constantly refreshed by sea water. A wonderful place to enjoy a cool drink on a hot day! We call it our Roman Pool.

Public water from Flowers Bay’s new, sweet-water (salt free) well, plus 10,000 gallon cistern and rainwater collection. Excellent reliable, potable, year ‘round water supply. 200 gallon freshwater backup reservoir, easily accessible at ground level any time, storm or shine. High profile location, with serene, quiet, privacy. See the house, coming in by air or sea.

High recovery electric hot water heater (American made) 105 gallon Fiberglas expansion tank for excellent water pressure to all levels. Jacuzzi jet pump with pressure switch insures constant water pressure on any level even with showers and faucets running at the same time on another level.

The house and property are ideally suited for expansion. There is room for four to six additional rooms, both at grade and on the second level. That’s is what I had in mind until my wife became ill and cannot return to Roatan.
A perfect location for a B&B or small seafront hotel.

REALISTICALLY PRICED, WELL BELOW REPRODUCTION COSTS

$156,900. U.S. Mostly furnished.

Terms: 10% deposit on signing
Balance of non-financed monies at closing, by wire transfer, cash or certified check in U.S. funds drawn on U.S. bank.

Flexible first mortgage financing can be made available to qualified buyer(s);
up to $100,000 U.S. for a five or ten year term, on a ten or fifteen year payment schedule with a balloon. Other proposals will be considered from qualified persons.

Exclusive agent of sale:
Pierre Renaldo
Phone: 011 + 504 445 1459
Fax: 011 + 504 445 1417
e-mail: elouis@globalnet.hn

U.S. Address:
RO-610 444 Brickell Ave. Suite #51
Miami, Florida 33131-2492

FOR A PHOTO TOUR OF THE HOUSE & ENVIRONS
Click on: http://www.roatanet.com/pierre/home/

The Novel “Ironshore” as featured in the New York Times Book Review Magazine,
the supernatural thriller about Roatan (based on actual events) is now available in hard cover and paperback.
You can review and order by clicking: www.1stbooks.com/bookview/9189 or, at Amazon, Barns & Noble or your favorite local bookstore
Two other books in print are also available now: Red Dog Chronicles Back to the days of the flying that made aviation history And How to Avoid the Pitfalls: Building Your Dream Home A must for anyone who ever anticipates building or remodeling

___________________________________________________

As of August 1, 2002 the exchange rate was:

$1 U.S. = LPS 16.5040

Questions or comments?
elouis@globalnet.hn

Ciao, Pierre

By Pierre Renaldo, Mountain Coastal S.A,. General Contractors, Construction Management and Construction Consultants.