elevating as much of the building as possible above the design flood level,.Planning, designing and constructing the building to minimize any potential flood damages by:.In the United States, these practices are based largely on the National Flood Insurance Program (NFIP) and its regulations governing land management and use ( 44 CFR Part 60).ĭetermining design flood characteristics anticipated at the selected site, both now and over the life of the building The likelihood and impacts of these damages can be minimized through the use of siting, design, construction and maintenance practices appropriate to floodplain areas. contamination of the building due to flood-borne substances or mold.degradation of building materials, either during the flood or sometime after the flood, and.direct damage during a flood from inundation, high velocity flow, waves, erosion, sedimentation and/or flood-borne debris,.One or more water bodies can contribute to flooding at a given site-a river, stream, ocean, bay, lake, pond, storm water retention/detention area, etc.-depending on local topography and hydraulic/hydrologic conditions.įlooding can damage buildings and their contents in many ways, but the most common flood damages arise from: FEMA more specifically defines a flood as a general and temporary condition of partial or complete inundation of normally dry land areas from (1) the overflow of inland or tidal waters or (2) the unusual and rapid accumulation or runoff of surface waters from any source. Poorly planned development in floodplains can lead to stream-bank erosion, loss of valuable property, increased risk of flooding to downstream properties and degradation of water quality.Flooding is the overflow of excess water from a water body onto adjacent lands. Floodplains are scenic, valued wildlife habitat, and suitable for farming. Understanding and protecting the natural functions of floodplains helps reduce flood damage and protect resources. Additional Informationįloodplains are a natural component of the City of Charleston environment. Please be advised all work (including painting, interior finishes, etc.) in a Special Flood Hazard Area requires a permit. V-Zone Breakaway Wall Certificate (PDF).Top 5 Reasons Elevations Certificates Need Correction.Guide to Complete Elevation Certificates (Coming Soon!).You may need to submit the following documents when applying for building and trade permits: Steps to Take if Your New Building Construction or Renovation Is Located in a Flood Zone Zone VE: Coastal flood with velocity hazard (wave action) base flood elevations determined.Zone A: No base flood elevations determined.Zone X: Areas determined to be outside 500-year flood plain.Shaded Zone X: Areas of 500-year flood areas of 100-year flood with average depths of less than 1 foot or with drainage areas less than 1 square mile and areas protected by levees from 100-year flood.Types of Flood Zones Moderate to Low-Risk Areas To find out what flood zone your property is located within, FEMA has a searchable map provided for free on their website. Purchase flood insurance on your property ( Note: there is a 30-day lag time from the time of application).Protect your property from the hazards of flooding and wind.Maintain drainage channels and pipes free of obstruction and debris.Determine if your property is located in an area subject to flooding.Charleston is also subject to storm surge, flooding from heavy rains and high tides.īeing prepared is your best defense against such events. It is critical to remember that the City of Charleston, being located in the Atlantic Coastal region, is subject to flooding from the Atlantic Ocean as well as inland flooding from rivers and associated tributaries. Please refer to City Code of Ordinance §27-117. The best flood protection method is elevation (measured to the top of lowest floor in A Zones, to the bottom of lowest horizontal structural member in V Zones) but dry floodproofing to the minimum elevation is allowed for non-residential buildings. For all building permit applications applied for on or after July 1, 2020, the additional minimum flood protection requirement above the Base Flood Elevation (BFE) as shown on the Flood Insurance Rate Map for buildings in the Special Flood Hazard Area are as follows in the table below.
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