Southampton Village, NY Hurricane Preparedness: Flood Elevation (2026)

Section 62-18 governs residential structures in the Village's coastal high hazard areas, the zones mapped as V1-V30, VE, V or Coastal A on the FEMA Flood Insurance Rate Map. Its standards stack on top of § 62-15(A), § 62-15(B) and § 62-16. Under § 62-15(A), all new construction in those zones must be located landward of the reach of high tide, the use of fill for structural support is prohibited, and man-made alteration of sand dunes that would increase potential flood damage is prohibited.

Elevation is measured to the bottom of the lowest horizontal structural member supporting the lowest elevated floor, which must be at or above two feet above base flood elevation so as not to impede the flow of water. Columns, piles, diagonal bracing, grade beams, pile caps and other members designed to withstand storm action or break away are excluded from that measurement.

The structure has to carry the storm. Section 62-18(B) requires the design to consider wind and water loads acting simultaneously during the base flood, including wave inertial and drag forces, current drag forces and impact forces from waterborne storm debris, with dynamic uplift loads considered where bulkheads, walls or other obstructions could cause wave runup beyond the base flood elevation. The design ratio of pile spacing to pile diameter cannot be less than 8:1 for individual piles, wood piles can be no more than 12 feet on center under load bearing sills, beams or girders, and minimum penetration is to five feet below mean sea level datum when the base flood elevation is +10 msl or less, or at least 10 feet below msl when it is greater. Round timber piles need a tip diameter of 8 inches, and toe nailing as a principal method of connection is not permitted.

Space below the elevated floor is restricted. Under § 62-16(B)(4) it must be free from obstruction or enclosed only with non-supporting breakaway walls, open wood lattice-work or insect screening, and it can be used only for parking vehicles, building access or storage. Human habitation there is expressly prohibited. Breakaway wall designs with strengths over 20 pounds per square foot need certification from a licensed professional engineer or architect with the permit application (§ 62-13(I)).