All floodplain development needs a local permit. The Building Division of the Planning and Development Department issues all City permits. To report illegal floodplain development, please call John Hill at 843-280-5568.
Rules for New Construction
- AE flood zone: all buildings shall be elevated so the lowest floor is located not less than twelve inches above the level of base flood
- VE flood zone: all buildings shall be elevated so the bottom of the lowest supporting horizontal member is located not less than twelve inches above the level of base flood
- Mobile homes located in a flood zone: platform for the air conditioning condenser shall be constructed not less than twelve inches above the level of base flood
- Proper height must be verified by a finished construction elevation certificate
Rules for Substantial Improvement
Floodplain management requirements for new construction apply to substantial improvements. This affects any reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds 50% of the market value of the structure before the "start of construction" of the improvement. This term includes structures which have incurred "substantial damage," regardless of the actual repair work performed. The term does not, however, include either:
- Any project for improvement of a structure to correct existing violations of state or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions, or;
- Any alterations of a "historic structure," provided that the alteration will not preclude the structure’s continued designation as a "historic structure"
Rules for Substantial Damage
Substantial Damage applies to a structure in a floodplain for which the total cost of repairs is 50% or more of the structure’s market value before the disaster occurred, regardless of the cause of damage.
- If a building in a floodplain is determined to be substantially damaged, it must be brought into compliance with local floodplain-management regulations:
- Owners who decide to rebuild may need to elevate their structures, or change them in some other way to comply with those local floodplain regulations and avoid future losses;
- Owners of non-residential structures may need to flood-proof their buildings
- Property owners who have a FEMA flood-insurance policy and a substantially damaged building in a Special Flood Hazard Area may be able to use additional funds from their policy (up to $30,000) to help defray the costs of elevating, relocating or demolishing a structure. For more information on this provision (known as Increased Cost of Compliance) contact your insurance agent.