Resolution 227-20151
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MONROE COUNTY, FLORIDA
MONROE COUNTY BOARD OF COUNTY COMMISSIONERS
RESOLUTION NO. 227 - 2015
A RESOLUTION OF THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS ADOPTING FEMA TECHNICAL
BULLETIN 4 "ELEVATOR INSTALLATION" DATED
NOVEMBER 2010 AS REQUIRED PURSUANT TO MONROE
COUNTY CODE SECTION 122 -2(C)
WHEREAS, Monroe County is currently a participating community in the National
Flood Insurance Program (NFIP) and is working on internal County policies to improve upon its
interpretation of NFIP regulations; and
WHEREAS, Monroe County desires to become eligible to enter FEMA's Community
Rating System (CRS); and
WHEREAS, Monroe County Code Section 122 -2(c), in part, requires that in interpreting
other provisions of this chapter, the building official shall be guided by the current edition of
FEMA's 44 CFR, and FEMA's interpretive letters, policy statements and technical bulletins as
adopted by resolution from time to time by the board of county commissioners;
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA:
Section 1. Pursuant to Monroe County Code Section 122 -2(c), the Board hereby adopts
FEMA Technical Bulletin 4 "Elevator Installation" dated November 2010, a copy of which is
attached hereto.
Section 2. The Clerk of the Board is hereby directed to forward one (1) certified copy of
this Resolution to the Building Department.
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BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY:
Mayor Jemv olhace
MONROE COUNTY ATTORNEY
PPROVEQ TO FORM:
7 -W
STEVEN T. WILLIAMS
ASSISTANT OUNTY ATTORNEY
Date
d'.'t /i��
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida, at a regular meeting held on the 16 of September, 2015.
Mayor Danny L. Kolhage Yes
Mayor pro tem Heather Carruthers Yes
Commissioner Sylvia Murphy Yes
Commissioner George Neugent Yes
Commissioner David Rice Yes
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Elevator Installation
for Buildings Located in Special Flood Hazard Areas in
accordance with the National Flood Insurance Program
Technical Bulletin 4 / November 2010
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4. FEMA
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Table of Contents
Introduction .................................................................................................... ...............................
I
NFIPRegulations ............................................................................................. ..............................1
Flood Insurance Considerations ..................................................................... ..............................2
Building and Residential Code Considerations ............................................. ..............................3
Typesof Elevators ............................................................................................. ..............................4
HydraulicElevators .................................................................................... ..............................4
TractionElevators ...................................................................................... ..............................4
Other Conveyance Mechanisms ................................................................ ..............................5
Protecting Elevators from Flood Damage ...................................................... ..............................7
Elevator Shafts/ Enclosures ....................................................................... ..............................7
ElevatorEquipment ................................................................................... ..............................7
Fire Recall Switches and Backup Power ................................................... ..............................9
HydraulicElevators .................................................................................... ..............................9
TractionElevators ..................................................................................... .............................10
Other Conveyance Mechanisms ............................................................... .............................10
TheNFIP ......................................................................................................... .............................12
NFIP Technical Bulletins ................................................................................ .............................12
Ordering Technical Bulletins
Further Information ..............
Glossary .... ...............................
..........................12
..........................13
..........................14
Technical questions or comments about this technical bulletin should be addressed to the Flood/
Wind Building Science Helpline at FEMA- Buildingsciencehelp @dhs.gov or by calling 1- 866 - 927 -2104.
Questions are responded to within 5 working days.
Technical Bulletin 4 -10 replaces Technical Bulletin 4 -93, Elevator Installation for Buildings Located in
Special Flood Hazard Areas in accordance with the National Flood Insurance Program.
Cover image: Looking down on a traction elevator system that sustained damage due to direct contact
with oodwaters, including rusting and deterioration of the cab and other elements.
Introduction
Protecting buildings constructed in special ood hazard areas (SFHAs) from damage caused
by ood forces is an important objective of the National Flood Insurance Program (NFIP). In
support of this objective, the NFIP regulations include mini-
mum building design criteria that apply to new construction,
repair of substantially damaged buildings, and substantial im-
provement of existing buildings in SFHAs. The base ood
is used to delineate SFHAs on Flood Insurance Rate Maps
(FIRMS) prepared by the NFIP. The base ood is the ood
that has a 1- percent chance of being equaled or exceeded in
any given year (commonly called the "100- year" ood). Key
terms used in this Technical Bulletin are de ned in the Glos-
sary.
In many cases, the NFIP requires that buildings in the ood -
plain be elevated several feet above the ground. As a result,
use of elevators within SFHAs is becoming more common in
residential and non - residential construction to facilitate access
and to comply with the standards outlined in the Americans
with Disabilities Act of 1990 (ADA).
Lowest oor means the
lowest oor of the lowest
enclosed area (including a
basement). An un nished
or ood- resistant enclosure,
usable solely for parking of
vehicles, building access,
or storage in an area other
than a basement area is not
considered a building's low-
est oor provided that such
enclosure is not built so as
to render the structure in
violation of the applicable
non - elevation design re-
quirements of Sec. 60.3.
Many local jurisdictions require that a safety factor, or "freeboard," of 1 to 3 feet be incorpo-
rated into the design elevation for a structure, to raise it above the "100- Year" ood. The base
ood elevation (BFE) plus freeboard is referred to as the design ood elevation (DFE).
Th is Technical Bulletin provides information on the proper installation of elevators in SHFAs
to reduce ood damages. Elevator types and their associated equipment are described, along
with practical methods of protecting elevators from ood damage.
The guidelines within this bulletin meet NFIP regulations pertaining to elevators. These rec-
ommendations serve to encourage loss prevention measures that reduce the level of damage
that can occur, the resultant repair costs, and the time the elevator is out of service. If these
guidelines are followed, restoration of elevator service to the building can be accomplished as
quickly as possible once oodwaters recede and power is restored.
NFIP%gulationS
The NFIP regulations for utility systems, including elevator equipment are codi ed in Title44
oftheCodeof Federal Regulations, Section 60.3(a). General guidance for systems can be found in
paragraph 60.3(a)(3), which states that the community must:
Review all permit applications to determine whether proposed building sites will be rea-
sonably safe from (boding. If a proposed building site is in a tbodprone area, all new
construction and substantial improvements shall... be constructed with materials resistant
Technical Bul I eTin 4 — novernBer 2010
to food damage, (iii) be constructed by methods and practices that minimize Rood dam-
ages, and (iv) be constructed with electrical... equipment and other service facilities that
are designed and /or located so as to prevent water from entering or accumulating within
the components during conditions of flooding.
As these regulations indicate, all appropriate measures must be taken to mitigate ood dam-
age to elevators and associated equipment to the maximum extent possible. Although some
components must be located belowthe lowest oor ofa building (i.e., belowthe BFE) to func-
tion, most elevator components vulnerable to ooding can be located above the BFE or be
designed to minimize ood damage.
The NFIP Technical Bulletins provide guidance on the minimum requirements of the NFIP regulations.
Community or State requirements that exceed those of the NFIP take precedence. Design professionals
should contact the community to determine whether more restrictive provisions apply to the structure or
site in question. All other applicable requirements of the State or local building codes must be met for
buildings in ood hazard areas.
Rood Insurance Considerations
NFIP oodplain management regulations restrict use of the area below the lowest elevated
oor of an elevated building to vehicle parking, building access, and storage. Elevators, just
as stairs and ramps, are permitted for building access. Although elevators and elevator enclo-
sures are covered by ood insurance, their presence in a building, their size, and the manner
in which they are constructed are factors in determining a building's ood insurance pre-
mium. The NFIP provides coverage for elevators and their related equipment as building
property. Elevator cabs and attached electronics are always covered bythe NFIP. However, the
NFIP does not cover elevator - related equipment located belowthe lowest elevated oor in an
elevated post -FIRM building, or installed belowthe Base Flood Elevation (BFE) after Septem-
ber 30,1987.
For building risks located in Flood Zones AE and Al -A30, where the elevator shaft is not de-
signed to automatically equalize hydrostatic ood forces on its exterior walls, the standard
building insurance rate is subject to a minimal insurance rate loading, depending on the
square footage ofthe elevator shaft and the elevation ofthe top ofthe enclosure oor level in
relation to the BFE for the building's location. A separate loading is charged for any perma-
nent machinery and equipment servicing an elevator located belowthe BFE. However, a rate
reduction mayapplyfor those building riskswhere the elevator shaft/ enclosure isdesigned to
automatically equalize hydrostatic ood forces on exterior walls by allowing for the entry and
exit of oodwaters.
For building risks located in Flood Zones VE and VI-V30, elevator enclosures/ shafts whose
walls surround the elevator car are always considered a building enclosure or an obstruction.
The rates for those buildings with elevator enclosures/ shafts that exceed 299 square feet in
size, with breakaway walls, are subject to an insurance rate loading factor to be added to the
2 Technical Bul I eTin 4 — novemBer 2010
overall base rate. The amount of the insurance rate loading depends on(]) the actual square
footage ofthe elevator enclosure/ shaft, (2) the value ofthe machinery/ equipment servicing
the elevator, and (3) the elevation of the enclosure and machinery/ equipment in relation to
the BFE. The elevator rate loading could amount to a substantial increase in the base building
insurance rate for buildings located in the VZones.
Building and Fusidential Code Considerations
The NFIP minimum construction requirements are contained in the International Code
Council Codes (I- Codes). The International Building Code (IBC) requires that buildings
be designed and constructed in accordance with ASCE 24 -05, Flood Resistant Design and Con-
struction. The American Society of Mechanical Engineers (ASME) SafetyCodefor Elevators and
Escalators(ASME 17.1 -2007) also requiresthat elevators in structures in SFHAsbe constructed
in accordance with ASCE 24 -05. ASCE 24 -05 provides minimum requirements for ood dam-
age- resistant design and construction of structures that are located in special ood hazard
areas. It requiresthat utilities and utility equipment be:
n Located above the DFE unless location below that elevation is speci callyal lowed in ASCE
24 or the equipment is designed, constructed, and installed to prevent oodwaters, including any
back ow through the system, from entering or accumulating within the components; and
n Installed and anchored to resist ood forces.
Utility equipment in Coastal High Hazard Areas (V Zones) must not be mounted on, pass
through, or be located along breakaway walls.
ASCE 24 -05 also requires the following for elevators:
n Elevator components located belowthe DFE should be constructed of ood damage- resis-
tant materials and designed to resist physical damage during ooding; and
n If an elevator cab is designed to provide access to areas belowthe DFE, it must be equipped
with controls that prevent the cab from descending into oodwaters.
Spec] c requirements for hydraulic and traction elevators are discussed in the sections that
follow.
The International Building Code (IBC) and the International Residential Code (IRC) fur-
ther require that utility equipment such as elevators located below the DFE be designed to
resist hydrostatic and hydrodynamic loads and stresses, including the effects of buoyancy.
Further installation requirements for the installation of sump pumps in elevator pits and the
prohibition of HVAC equipment in elevator shafts can be found in the National Fire Protection
Association National Electrical Code(NFPA 70) and the International Mechanical Code.
Technical Bul I eTin 4 — novemBer 2010 3
Types of Bevators
Elevators have residential and commercial classi cations bythe governing code: ASME A17.1.
Elevators are vertical transports that move people or materials between the oorsor levelsofa
structure. All elevators include a cab or platform that moves along rails located within a shaft
and are powered byone or more motors. The differences between elevator systems are related
to how the cab or platform is transported between levels. The two primary types of elevators
used for residential and commercial buildings are hydraulic elevators and traction eleva-
tors. One key difference between hydraulic elevators and traction elevators is that hydraulic
elevators push the elevator cab up using a piston and traction elevators hoist the elevator cab
up with a traction motor.
Hydraulic Bevators
A hydraulic elevator consists of cab attached directlyor indi-
rectly to a hydraulic jack. Hydraulic elevators can be classi ed
as direct acting or holeless. In direct acting hydraulic eleva-
tors, the hydraulic jack assembly extends below the lowest
oor into the pit area (Figure 1). In contrast, for holeless hy-
draulic elevators, the cylinder is placed in the shaft above the
pit level (Figure 2). Both types of hydraulic elevators are op-
erated by a hydraulic pump and reservoir, both of which are
usually located in a room adjacent to the elevator shaft. Hy-
draulic elevators are generally used in low -rise construction
for residential and commercial buildings. However, in recent
years, traction elevators have become more common in low-
rise residential construction.
Traction Bevators
Traction elevator systems are most commonly installed in
high -rise construction for residential and commercial build-
ings. Traditional geared traction elevator systems consist of
cables connected to the top of the cab operated by an elec-
tric motor located in a penthouse above the elevator shaft, as
shown in Figure 3. Traction elevators may be geared or gear-
less based on building height, speed requirements, and cost
considerations. Geared traction elevatorsare typicallyused for
small low -rise structures; while more expensive gearless trac-
tion elevators tend to be used for larger high -rise structures
where speed is critical. New machine room -less (MRL) trac-
tion elevators employ a similar mechanical arrangement to
geared traction elevators; however, the machinery is located
within the elevator shaft at the top ofthe hoistway, as shown in
Figure 4.
For the purposes of this
technical bulletin, low -rise
construction includes all
buildings that fall within the
scope of the International
Residential Code® (IRC®)
and other low -rise structures
that fall within the scope of
the International Building
Code (IBC This includes
single - family houses, two -
family houses (duplexes),
and buildings consisting of
three or more townhouse
units and limited to three
stories above grade as well
as non - residential build-
ings less than 75 feet above
grade.
For the purposes of this
technical bulletin, high -rise
construction includes all
residential buildings and
other high -rise structures
that fall within the scope of
the International Building
Code® (IBC®). This in-
cludes single - family houses,
two - family houses, and town-
houses four or more stories
above grade as well as non-
residential buildings greater
than 75 feet above grade.
4 Technical Bul I eTin 4 — novernBer 2010
Other Conveyance Mechanisms
Pneumatic elevatorsare small, vacuum -like elevators typically found in residences. Pneumatic
elevator cabs are controlled by a roof - mounted suction system. Although pneumatic eleva-
tors are generally less expensive than hydraulic elevators for single- family residences, they
are not as widely used because the technology is relatively new and the cabs tend to be small.
Pneumatic elevator systemsare usually inside buildings; so theyare typically located above the
BFE.
Technical Bul I eTin 4 — novernBer 2010
Figure 1. Direct Acting (Holed) Hydraulic Bevator
(Source: Otis Bevator Company)
Figure 2. Holeless Hydraulic Bevator
(Source: Ctis Bevator Company)
Geared /gearless
traction machine
Governor
Counterweight
Rails
Hoist
cables
Controller
Ok BFE
BFE
Cao
Buffer Pit channels
stand Governor tail
Figure 4. Machine Fbonn-Less (MRL) Traction Bevator
(Source: Ctis Bevator Company)
Ch airlifts are conveyance mechanisms installed over or alongside a staircase to transport occu-
pants between oors. Chairlifts are designed to operate inside a structure; therefore, chairlifts
and associated equipment are usually located in the elevated part of the structure above the
BFE or protected by other measures.
Vertical platform lifts(VPLs) are designed to transport an individual in a wheelchair from one
level to another. They are usually designed so that a wheelchair user can enter the lift on one
6 Technical Bul I eTin 4 — novemBer 2010
rtgure 3. Iractlon tievator
(Source: Ctis Bevator Company)
side and exit on another (i.e., the lift has two doors). VPLs are used indoors above the BFE or
outdoors below the BFE and are either open (Le., bound by handrails) or fuIlyenclosed.
Protecting Bevators from Flood Damage
This section provides an overview of measures to protect various elevator components and
equipment from ood damage that are common to all elevator systems, and speci c steps to
protect hydraulic and traction elevators from ood damage in accordance with NFIP regula-
tion s.
Beator Shafts/Endosures
Elevators shafts enclose the elevator cab and other equipment.
Low -rise residential and commercial elevators, particularly
those that are added as a post -construction retro t, are usually
installed within a shaft that is independent of an outside wall.
Larger elevators are installed within a shaft that is located on
the interior of the structure. In either case, the elevator shaft
must have a landing, usuallyat the ground level, and a cab plat-
form near the top. The pits of elevators that have a landing at
the lower level are almost always belowthe BFE.
Since below -BFE elevator shafts/ enclosures are not required
to include hydrostatic openings or breakaway walls, they may
obstruct the ow of oodwaters, and are therefore highly sus-
ceptible to damage from various ood forces, including erosion
and scour. Therefore, elevator enclosures must be designed to
resist hydrodynamic and hydrostatic forces as well as erosion,
scour, and waves, particularly in V Zones. This technical bul-
letin recommends that elevator shafts/ enclosures that extend
In A Zones, elevator enclo-
sures are not required to be
constructed with hydrostat-
ic openings. However, they
must be engineered to resist
ood loads (i.e., hydrostatic,
hydrodynamic, ood -borne
debris, erosion and scour).
In V Zones, elevator enclo-
sures are not required to be
built using breakaway walls.
However, deeper founda-
tions may be needed to
account for the increased
ood loads (i.e., hydrostat-
ic, hydrodynamic, breaking
waves, ood -borne debris,
erosion and scour).
below the BFE be constructed of reinforced masonry block or
reinforced concrete walls and located on the landward side of the building to provide in-
creased protection from ood damage. Further, designs for nearby or adjacent structural
elements of the building should take into account the impacts of obstructed ow.
Bev - Aor Equipment
Some equipment common to all elevators will be damaged by oodwaters unless protected.
The most obvious example is the elevator cab. Depending upon the size of the cab and the
types of interior materials used, residential and commercial elevator cabs can be expensive to
replace.
Flood damage, which can range from super cial to catastrophic, can be avoided easily by
keeping the cab above oodwaters. However, in most elevator control systems, the cab auto-
matically stops upon loss of electrical power, which could be below the BFE during a ood.
Technical Bul I eTin 4 — novernBer 2010 7
Installing a detection system with one or
more oat switches in the elevator shaft
will prevent the elevator cab from descend-
ing into oodwaters (Figure 5), providing a
much safer system while preventing costlyre-
pairs or replacement. A oat switch system or
another system that provides the same level
of safety is necessary for all elevators where
there is a potential for the elevator cab to de-
scend below the BFE during a ood.
Where possible, elevator equipment such
as electrical controls and hydraulic pumps
should be located above the BFE. In some
cases, it may be necessary to locate elevator
equipment such as switches and controls
below the BFE in the elevator pit. If equip-
ment must be located belowthe BFE, it shall
be protected using ood damage - resistant
components. Flood damage - resistant materi-
als can also be used inside and outside the
elevator cab to reduce ood damage (see
Technical Bulletin 2, Flood Damage- Resistant
Materials, for more information).
Electrical equipment is often located below
the BFE for both types of elevator systems.
Some electrical equipment, such as electri-
cal junction boxes and circuit and control
panels, shall be located at or above the BFE
as shown in Figure 1. Other elevator com-
ponents, such as doors and pit switches,
maybe located below the BFE. Where nec-
essary, components may sometimes be
replaced with more ood damage- resistant
models. Any electrical equipment installed
in the hoistway below the BFE should be
National Electrical Manufacturers Associa-
tion (NEMA) 4 rated enclosure for water
resistance. Some elevator equipment manu-
facturers offer water- resistant components;
therefore, design professionals should con-
tact suppliersto determine the availabilityof
these components.
Rails
Cab is raised to next
highest level above
BFE and prevented
from descending
into pit.
Travelling
cable
Pump unit
and controller Direct
acting
piston
BFE
BFIE
Oil line
Buffer springs
and stand
Float switch in
In- ground cylinder pit activates
high water
operation.
Figure 5. Float Switch to Control Cab Descent
(Source.. Cris Elevator Company)
Elevator pit depths typically range between 4
and 5 feet for hydraulic elevators and between 6
and 8 feet for traction elevators. The NFIP does
not consider elevator pits to be basements.
8 Technical Bul I eTin 4 — novemBer 2010
Fire Fbcall Switches and Backup Fbwer
For safety reasons, commercial elevators are designed with " re recall" circuitry, which
sends elevators to a designated oor during a re so that emergency services person-
nel can utilize the elevators. However, during ooding, this feature may expose the
cab directly to oodwaters. ASME 17.1 -2007 requires that, for elevators in ood haz-
ard areas, the designated oor must be located above the BFE. If an elevator is designed
to provide access to areas below the BFE, it should be equipped with a oat switch sys-
tem that will activate during a ood and send the elevator cab to a oor above the BFE
(Figure 5).
Emergency power circuitry for elevators consists of operation from the emergency generator
if installed. In general, when emergency power starts up, all cars will return to the designat-
ed oor, and then one will return to normal operation. Emergency power generators are
required for elevators of four stories or greater, but are not commonly found in low -rise resi-
dential and commercial construction. Ifthere is no emergency power, hydraulic elevators can
employ a battery descent feature. Upon power loss, batteries release the hydraulic controls,
and the car will descend to the lowest landing above the BFE. If this is employed, care must
be taken to integrate the oat switch circuitry into the operation of the controller to prevent
descent of the car into oodwaters.
If there is no emergency power operation or battery descent, upon loss of power the eleva-
tor will cease to function, resulting in possible entrapments or damage. Therefore, it is wise
for building owners to leave the elevator cab on an upper oor (above the BFE), and remove
power to the elevator machinery before vacating the building before a ood.
Hydraulic Bevators
The jack assemblyfor a direct acting hydraulic elevator (Figure 1) will, bynecessity, be located
belowthe lowest oor and therefore generally belowthe BFE. The jack is located in a casing
that can resist damage from small amounts of water seepage; however, total inundation by
oodwaters will usuallyresult in contamination of the hydraulic uid and possible damage to
the cylinders and seals of the jack. Because salt water is corrosive, coastal oodwaters can be
particularly damaging. For this reason, when hydraulic elevators are to be used, holeless hy-
draulics elevators are recommended for use in oodplain areason structures with two to three
oors. Hydraulic jacks can be installed inside the shaft, with the critical sealsand components
located above BFE as shown in Figure 2. The hydraulic pump and reservoirs of the hydraulic
elevator are also susceptible to ood damage. ASCE 24 -05 requires that the electrical control
panel, hydraulic pump, and tank be located above the DFE. ASCE 24 -05 also requires that
drainage be provided for the elevator pit. In addition, hydraulic lines connecting the assembly
should be located to protect the lines from physical damage. Additional guidance on hydrau-
lic elevator pit mitigation is provided in the text notes on page 11.
Table 1 provides a summary of hydraulic elevator system components, their typical location,
and whether theycan be protected from ood damage byelevation or replacement with more
ood damage- resistant components.
Technical Bul I eTin 4 — novemBer 2010 9
Table 1. Hydraulic Bevator System Components, Locations, and Flood Protection Options
Traction Bevators
The electric motor and most other traction elevator equipment are normally located above
the elevator shaft and are therefore not usually susceptible to ood damage (Figure 2). How-
ever, some equipment such as the counterweight roller guides, compensation cable assembly,
limit switches, selector tapes, governor rope assembly, and oil buffers usually are located at
the bottom of the shaft. When this equipment cannot be located above the BFE, it must be
constructed using ood damage- resistant materials where possible. Additional guidance on
traction elevator pit mitigation is provided in the text notes on page 11.
Table 2 provides a summary of traction elevator system components, their typical location,
and whether theycan be protected from ood damage byelevation or replacement with more
ood damage - resistant components. Note that, wh ile nearlyall traction elevator system compo-
nents can be protected from ood damage, there is little that can be done to protect governor
cables other than post- ood replacement (typical cost $3,000.)
Other Conveyance Mechanisms
As previously stated, pneumatic elevators and chairlifts are usually located inside buildings
so all components of these systems can be located above the BFE to protect them from ood
damage. Vertical platform lifts (VPLs) may also be placed inside buildings above the BFE to
protect them from ood damage. However, for outdoor VPLs placed belowthe BFE, all equip-
ment that cannot be elevated above the BFE is susceptible to ood damage.
10 Technical BulIeTin 4— novemBer 2010
Typical Component
Required E levation
Elevator
Damage-Resistant
Com po
Elevator Shaft
Entire vertical limit of
j (Enclosure)
building
No
Below BFE
Cab
Hoistway
Yes
Yes
j Cylinder
Pit
No
No — Use holeless
(see note, page 11)
Hydraulic Jack
Pi t
No
No — Use holeless
Assembly
(see note, page 11)
Buffers
Pit
No
No — Paint or coat
(see note, page 11)
Machine /Equipment
j 15t or 2 "d level of building
Yes
Yes
Room
Hydraulic Pump
Above BFE per code
Yes
Yes
Hydraulic Reservoir
Above BFE per code
Yes
Yes
Electrical Control Panel
r Above BFE per code !
Yes
No
Traction Bevators
The electric motor and most other traction elevator equipment are normally located above
the elevator shaft and are therefore not usually susceptible to ood damage (Figure 2). How-
ever, some equipment such as the counterweight roller guides, compensation cable assembly,
limit switches, selector tapes, governor rope assembly, and oil buffers usually are located at
the bottom of the shaft. When this equipment cannot be located above the BFE, it must be
constructed using ood damage- resistant materials where possible. Additional guidance on
traction elevator pit mitigation is provided in the text notes on page 11.
Table 2 provides a summary of traction elevator system components, their typical location,
and whether theycan be protected from ood damage byelevation or replacement with more
ood damage - resistant components. Note that, wh ile nearlyall traction elevator system compo-
nents can be protected from ood damage, there is little that can be done to protect governor
cables other than post- ood replacement (typical cost $3,000.)
Other Conveyance Mechanisms
As previously stated, pneumatic elevators and chairlifts are usually located inside buildings
so all components of these systems can be located above the BFE to protect them from ood
damage. Vertical platform lifts (VPLs) may also be placed inside buildings above the BFE to
protect them from ood damage. However, for outdoor VPLs placed belowthe BFE, all equip-
ment that cannot be elevated above the BFE is susceptible to ood damage.
10 Technical BulIeTin 4— novemBer 2010
Table 2. Traction Elevator System Components, Locations, and Flood Protection Options
Hydraulic and Traction Elevators Mitigation Guidance
This technical bulletin recommends the following guidance for minimizing damages to hydraulic and
traction elevator pits based on a review of elevator damages observed following Hurricane Katrina
(2005) and Hurricane Ike (2008).
n Holeless Hydraulics: For hydraulic elevators, explore hoistway conditions for the use of holeless
hydraulics. Note that holeless hydraulic elevators are only applicable for low -rise construction 2 -3
stops.
n Doors and Door Frames: Use only stainless steel doors and door frames below the BFE.
Recommend grouting in of door frames and sills.
n Limit Switches: Relocate switches above the BFE with the use of smaller brackets. Note that mod-
ern controllers use selector tapes for landing control systems and require limited length of selector
cam for switch activation.
n Selector Tape: Use stainless steel selector tape, which can be ordered for most controllers.
n Slide and Roller Guides: For hydraulic elevators, use Te[on®- impregnated inserts on slide guides
or convert to roller guides to reduce leakage of oil -based products into the pit.
n Compensation Cables: For traction elevators, remove compensation cables and replace with en-
capsulated chain system.
n Electrical: Use NEMA 4 -rated enclosures, galvanized conduits and watertight conduits and lttings
below the BFE. Locate controls and equipment above the BFE whenever possible.
n Hardware: Use galvanized sill angles and hardware at moors with elevation below the BFE. Grout
sills in full length where applicable.
n Maintenance: Paint or coat buffers and all pit steel and hardware with galvanic or rust - preventive
paint.
Technical Bul I eTin 4 — novernBer 2010 11
Typical Component
Replace ...
Elevator Component
Elevation
Above BFE?
Damage-Resistant
Location
Component?
Elevator Shaft
Entire vertical limit of
(Enclosure)
building
No
! Below BFE
Cab
Hoistway
Yes
No
Counterweight and
Roller Guides
Hoistway
Yes
No
Hoist Cable
Hoistway
Yes
No
Compensation Cables
Pit
No
Yes
Governor Cable
Pit
No
No
Buffers
Pit
No
No — Paint or coat
Limit Switches
Pit
Yes
No
Machine /Equipment
Room (Enclosure)
Top of hoistway
Yes
No — Replace with MRL
Electric Hoist Motor
Above BFE per code
Yes
No
Electrical Control Panel %
Above BFE per code
Yes
No
Hydraulic and Traction Elevators Mitigation Guidance
This technical bulletin recommends the following guidance for minimizing damages to hydraulic and
traction elevator pits based on a review of elevator damages observed following Hurricane Katrina
(2005) and Hurricane Ike (2008).
n Holeless Hydraulics: For hydraulic elevators, explore hoistway conditions for the use of holeless
hydraulics. Note that holeless hydraulic elevators are only applicable for low -rise construction 2 -3
stops.
n Doors and Door Frames: Use only stainless steel doors and door frames below the BFE.
Recommend grouting in of door frames and sills.
n Limit Switches: Relocate switches above the BFE with the use of smaller brackets. Note that mod-
ern controllers use selector tapes for landing control systems and require limited length of selector
cam for switch activation.
n Selector Tape: Use stainless steel selector tape, which can be ordered for most controllers.
n Slide and Roller Guides: For hydraulic elevators, use Te[on®- impregnated inserts on slide guides
or convert to roller guides to reduce leakage of oil -based products into the pit.
n Compensation Cables: For traction elevators, remove compensation cables and replace with en-
capsulated chain system.
n Electrical: Use NEMA 4 -rated enclosures, galvanized conduits and watertight conduits and lttings
below the BFE. Locate controls and equipment above the BFE whenever possible.
n Hardware: Use galvanized sill angles and hardware at moors with elevation below the BFE. Grout
sills in full length where applicable.
n Maintenance: Paint or coat buffers and all pit steel and hardware with galvanic or rust - preventive
paint.
Technical Bul I eTin 4 — novernBer 2010 11
The NR P
The U.S. Congress established the NFIP with the passage ofthe National Flood Insurance Act
of 1968. The NFIP is federal program enabling propertyowners in participating communities
to purchase insurance asp rotection against ood losses, in exchange for State and community
oodplain management regulations that reduce future ood damages. Participation in the
NFIP is based on an agreement between communitiesand the Federal Government. If com-
munityadopts and enforces compliant oodplain management regulations, FEMA will make
ood insurance available within the community.
Title 44 of the U.S. Code of Federal Regulations contains the NFIP criteria for oodplain man-
agement, including design and construction standards for new and substantially improved
buildings located in SFHAs identi ed on the community's NFIP's ood insurance rate maps.
FEMAencourages communities to adopt oodplain management regulations that exceed the
minimum NFIP criteria. As an insurance alternative to disaster assistance, the NFIP reduces
the escalating costs of repairing damage to buildings and their contents caused by oods.
NRPTechnical Bulletins
This is one of a series of Technical Bulletins that FEMA has produced to provide guidance
concerning the building performance requirements of the NFIP. These requirementsare con-
tained in Title 44 of the U.S. Code of Federal Regulations at Section 60.3. The bulletins are
intended for use by State and local of cials responsible for interpreting and enforcing the re-
quirements in their oodplain management regulations and building codes, and bymembers
of the development community, such as design professionals and builders. New bulletins, as
well as updates of existing bulletins, are issued periodically, as necessary. The bulletins do not
create regulations; rather, theyprovide speci c guidance for complying with the requirements
of existing NFIP regulations. Users of the Technical Bulletins who need additional guid-
ance should contact their NFIP State Coordinator or the appropriate FEMA regional of ce.
FEMA's User's Guide to Technical Bulletins (http:/ / wwwfema.gov/ pdf/ ma/ guideOl.pdf) lists
the bulletins issued to date.
Gdering Technical Bulletins
The quickest and easiest way to acquire copies of FEMA's Technical Bulletins is to down-
load them from the FEMAwebsite (http:/ / wwwfema.gov/ plan/ prevent/ oodplain / techbul.
shtm).
Technical Bulletinsalso maybe ordered free ofcharge from the FEMA Distribution Center by
calling 1- 800480 -2520, faxing a request to 1- 240.699 -0525, Monday through Friday between
8 a.m. and 5 p.m. EST, or e- mailing your request to FEMA - Publications- Warehouse@dhs.gov.
Please provide the FEMA publication number, title, and quantityof each publication request-
ed, along with your name, address, zip code, and daytime telephone number.
12 Technical Bul I eTin 4 — novernBer 2010
Further Information
American Society of Civil Engineers, Structural Engineering Institute. 2005. Flood Resistant
Design and Construction, ASCE/ SEI 24 -05.
American Society of Civil Engineers, Structural Engineering Institute. 2005. Minimum Design
Loads for Buildings and Other Structures, ASCE/ SEI 7 -05.
American Society of Mechanical Engineers and Canadian Standards Association. 2007. Safety
Code for Elevators and Escalators, ASME A17.1/ CSA B44.
FEMA. 1991. Answers to Questions about Substantially Damaged Buildings, FEMA 213.
FEMA. 1993. Non - Residential Floodproo ng - Requirements and Certi cation, Technical Bulletin
3 -93, FIA -TB -3.
FEMA. 1993. Wet Floodproo ng Requirements, Technical Bulletin 7 -93, FIA -TB -7.
FEMA. 1996. Corrosion Protection for Metal Connectors in Coastal Areas, Technical Bulletin 8 -96,
FIA -T B-8.
FEMA. 1999. Protecting Building Utilities from Flood Damage, FEMA 348.
FEMA. 2000. Coastal Construction Manual, FEMA 55CD (3` edition).
FEMA. 2005. Home Builder's Guideto Coastal Construction: Technical Fact Sheet Series, FEMA 499.
FEMA. 2006. Mitigation Assessment Team Report: Hurricane Katrina in the Gulf Coast, FEMA 549.
FEMA. 2007. National Flood Insurance Program: Flood Insurance Manual, Revised October 2007.
FEMA. 2008. Flood Damage-Resistant Materials Requirements, Technical Bulletin 2, NFIP TB 2.
FEMA. 2008. Free-of-Obstruction Requirements, Technical Bulletin 5, NFIP TB 5.
FEMA. 2008. Design and Construction Guidancefor Breakaway Walls, Technical Bulletin 9, NFIP
TB 9.
FEMA. 2009. Recommended Residential Construction for Coastal Areas: Building on Strong and Safe
Foundations, FEMA 550.
International Code Council, Inc. 2009. International Building Code', IBC' 2009.
International Code Council, Inc. 2009. International Residential Code, IRC' 2009.
International Code Council, Inc. 2009. International Fuel Gas Code`.
Technical Bul I eTin 4 - novernBer 2010 13
International Code Council, Inc. 2009. International Mechanical Code.
International Code Council, Inc. 2009. International Plumbing Code.
International Code Council, Inc. 2009. International Private Sewage Disposal Code'.
National Fire Protection Association. 2008. National Electrical Code, NFPA 70.
X •.
Accessory structure — A structure that is on the same parcel of property as a principal struc-
ture, the use ofwhich is incidental to the use of the principal structure.
Base ood — The ood having a 1- percent chance of being equaled or exceeded in any giv-
en year, commonly referred to as the 1- percent annual chance or "100 year" ood. The base
ood is the national standard used by the NFIP and all Federal agencies for the purposes of
requiring the purchase of ood insurance and regulating newdevelopment.
Base Flood Elevation (BFE) — The height of the base (1- percent annual chance or 100 year)
ood in relation to a speci ed datum, usually the National Geodetic Vertical Datum of 1929
(NGVD), or the North American Vertical Datum of 1988 (NAVD).
Basement — Any area of a building having its oor subgrade (below ground level) on all
sides.
Breakaway wall — De ned by the NFIP as "A wall that is not part of the structural support of
the building and is intended through its design and construction to collapse under speci c
lateral loading forces, without causing damage to the elevated portion of the building or sup-
porting foundation system." Breakaway walls are used in V1 -30, VE, and V zones to enclose
parking, building access, and storage areas belowbuildings.
Coastal H igh Hazard Area — De ned bythe NFIP as "An area of special ood hazard extend-
ing from offshore to the inland limit of primary frontal dune along an open coast and any
other area subject to high velocity wave action from storms or seismic sources."
Coastal AZone —The area of the SFHAthat is outside of the VZone, but inside the LiMWA.
Design Flood Elevation (DFE) —The elevation to which development in the regulatory ood -
plain is built. The minimum requirement for this elevation in NFIP communities is the BFE.
In areas where a higher degree of protection is promoted or required, a freeboard is added;
in this case, the DFE is some height (1, 2, or more feet) above the BFE.
Elevation Certi cate — A form developed by FEMA to collect surveyed elevations and other
information about a building that is necessary to obtain ood insurance.
14 Technical Bul I eTin 4 — novemBer 2010
Enclosure or enclosed area — Areas created by a crawlspace or solid walls that fully enclose
areas below the BFE.
Federal Emergency Management Agency (FEMA) —The Federal agency that, in addition to
carrying out other activities, ad min istersthe National Flood Insurance Program.
Federal Insurance and Mitigation Administration (FIMA) —The component of FEMAdirect-
lyresponsible for administering the ood hazard identi cation and oodplain management
aspects of the NFIP.
Flood Insurance Rate Map (FIRM) — The of cial map of a community on which FEMA has
delineated both the special ood hazard areas (SFHAs) and the risk premium zones appli-
cable to the community.
Hydrodynamic load —The load imposed on an immersed object, such asa foundation element
or enclosure wall, by water owing against and around it. The magnitude of the hydrodynam-
ic load varies as function of velocity and other factors.
Hydrostatic load — The load imposed on an immersed object such as an enclosure wall, by
standing or slowlymoving water. The magnitude of the hydrostatic load increases linearlywith
water depth.
Limit of Moderate Wave Action (LiMWA) — The inland limit of the area affected by waves
greater than 1.5 feet.
Lowest oor — The lowest oor of the lowest enclosed area of a building, including a base-
ment. AnyNFIP -compliant un nished or ood- resistant enclosure used solelyfor parking of
vehicles, building access, or storage (in an area other than a basement) is not considered a
building's lowest oor, provided the enclosure does not render the structure in violation of
the applicable design requirements of the NFIP.
Net open area — The permanently open area of a non -engineered opening intended to pro-
vide automatic entry and exit of oodwaters.
Opening, engineered — An engineered opening is an opening that is designed and certi ed
by a registered design professional as meeting certain performance characteristics related to
providing automatic entry and exit of oodwaters; the certi cation requirement maybe satis-
ed by an individual certi cation or issuance of an Evaluation Report by the ICC Evaluation
Service, Inc.
Opening, non - engineered — A non -engineered opening is an opening that is used to meet
the NFIP's prescriptive requirement of 1 square inch of net open area for every square foot of
enclosed area.
Registered Design Professional — An individual who is registered or licensed to practice their
respective design profession as de ned bythe statutory requirements of the professional reg-
istration laws of the State or jurisdiction in which the project is to be constructed.
Technical Bul I eTin 4 — novernBer 2010 15
Special Flood Hazard Area (SFHA) — An area delineated on a FIRM as being subject to in-
undation by the base ood and designated as Zone A, AE, Al -A30, AR, AO, Ali, A99, V, VE,
or VI N30.
Substantial damage — Damage of any origin sustained by a structure whereby the cost of re-
storing the structure to its before - damaged condition would equal or exceed 50 percent of
the market value ofthe structure before the damage occurred. Structuresthat are determined
to be substantially damaged are considered to be substantial improvements, regardless of the
actual repair work performed.
Substantial improvement — Any reconstruction, rehabilitation, addition, or other improve-
ment of structure, the cost of which equals or exceeds 50 percent ofthe market value of the
structure (or smaller percentage if established by the community) before the "start of con-
struction" of the improvement. This term includes structures that have incurred "substantial
damage," regardless of the actual repair work performed.
16 Technical Bul I eTin 4 — novemBer 2010