 |
 |
||||||
|
|||||||
 |
|
Hurricane Season lasts from June 1 to November 30. It is important to be fully prepared in the event of a hurricane. The City encourages you and your family to develop your own emergency plans now. In the event of a storm, pay close attention to evacuation orders and leave when the order is given. Leaving during a voluntary evacuation allows you and your family to take whatever route you need to get to your destination. In a mandatory evacuation, you MUST use the designated route assigned to your neighborhood.
Keep the following quick reference information on your refrigerator and use the information as a guide to safety during this hurricane season.
| EMERGENCY NUMBERS/CONTACTS
City Hall – 588-2447 |
Emergency Numbers/Contacts ( pdf ) What To Do... ( pdf ) Hurricane Categories ( pdf ) Important Definitions ( pdf ) Evacuation/Emergency Supplies ( pdf ) Emergency Preparation for Pets ( pdf ) Evacuation Routes ( pdf ) Red Cross Shelter List ( pdf ) Guide to Selecting a Qualified Contractor ( pdf ) Small Business Recovery ( pdf ) |
The Building and Planning Department can tell you in which flood zone your property is located. Call or stop by City Hall to inquire. Flood Insurance Rate Maps for Folly Beach are also available on-line at the Federal Emergency Management Agency (FEMA) map service center.
The entire City of Folly Beach is in a flood hazard area! Maps of your specific location can be found at the Federal Emergency Management Agency (FEMA) map service center.
Folly Beach has experienced many hurricanes and other severe storms throughout our history, the most recent of which were Hurricanes Hugo in 1989 and Hurricane Floyd in 1999. In 2011 Tropical Storm Irene resulted in heavy flooding in parts of the island. The greatest threat for flooding in Folly Beach area is from storm surge associated with a hurricane from the Atlantic Ocean.
Federally subsidized flood insurance is available through the National Flood Insurance
Program for most properties located in Folly Beach. Damage caused by flooding is not covered by
A standard homeowner’s insurance policy. A separate flood insurance policy is required for flood peril
coverage. Flood insurance is available for buildings only, contents only, or both buildings and
contents. Insurance agents or the National Flood Insurance Program should be contacted for flood
policy information. There is generally a 30-day waiting period for flood insurance policies to become
effective. Folly Beach currently has a few parcels of land that could potentially be developed
located in “Coastal Barrier Resource Act” protected areas (COBRA zones). Under Federal law, the
National Flood Insurance Program may not issue flood insurance policies for structures built in COBRA
zones. If flood insurance is available for structures built in COBRA zones, it will be through a
private insurer.
Building permits are required for any permanent improvement (including re-roofing, siding, additions,
alterations, etc.) to a structure and for site work, such as grading, filling, and so forth. Permits are
required even if homeowners are doing the work themselves. Questions about permits or reports of non-
permitted development should be addressed to the jurisdiction in which the property is located.
The National Flood Insurance Program requires that if the cost of reconstructing, rehabilitating, adding to,
or otherwise improving a structure equals or exceeds 50 percent of the building’s assessed or appraised
value, then the building must meet the same construction requirements as a new building. An
improvement of 50 percent or more to a structure is known as a “Substantial Improvement”. These
requirements also apply to buildings that are substantially damaged; however, the value used in making
the substantial improvement determination is the pre-damage value of the structure. In Folly Beach
values of construction work on building permits taken out on a property during the past five (5) years
are included in the determination of a “Substantial Improvement.” This regulation is enforced through
the construction permitting process.
Flood Elevation Requirements:
The finished floor of all new and substantially improved residential structures must be elevated to a minimum of one foot above the base flood elevation indicated on the applicable flood insurance rate map. A flood elevation certificate indicating this elevation must be submitted prior to any building inspection except for a foundation inspection. This certificate must be of the latest version available.
Floodproofing Requirements:
Only non-residential structures in all “A” flood zones may be floodproofed to a minimum of one foot above the base flood elevation in lieu of elevating the finished floor to this elevation. A pre-construction (prior to the plans being released for permit) and an as-built (prior to final building inspection) floodproofing certificate must be completed by a South Carolina registered Architect and/or Professional Engineer for all floodproofed buildings. Construction plans for floodproofed buildings must also be sealed by a South Carolina registered Architect and/or Professional Engineer.
Equipment Elevation Requirements:
With the exception of one electrical outlet and one switch on a Ground Fault Interrupter (as required to meet the National Electrical Code), there may be no electrical wiring, plumbing fixtures, mechanical fixtures, other equipment, appliances, or ductwork located within new or substantially improved structures below one foot above the base flood elevation. Replacement HVAC systems in all “A” flood zones must be located either at or above the existing finished floor elevation or the base flood elevation, whichever is lower, unless the property is undergoing a “Substantial Improvement,” in which case the HVAC system must be elevated to or above one foot above the base flood elevation.
Construction Materials Requirements:
Per FEMA, only Flood Resistant Materials Technical Bulletin 2 (Class 4 or 5 materials) are permitted to be used below the base flood elevation unless the structure is a floodproofed non-residential structure.
Flood Control Vent Requirements:
Enclosed areas below the base flood elevation (e.g. garages, sheds, crawl spaces, etc.) must be provided with flood control vents located and sized in accordance with FEMA requirements (e.g. a minimum of two (2) openings on different walls, located within a maximum of 12 inches of grade, sized at a minimum of one square inch per one square foot of enclosed area, with vents that allow the free-flow of flood waters at all times. If these specifications are not met, a South Carolina registered Architect or Professional Engineer must certify in writing that the structure is designed to comply with FEMA requirements regarding equilization of hydrostatic and hydrodynamic forces.
Permitted Uses Below Base Flood Elevation:
Permitted uses below the base flood elevation are restricted to those necessary for building access, vehicle parking, and limited storage of yard-related equipment.
Lowest Horizontal Member Elevation:
The lowest horizontal structural member of all new and substantially improved structures must be elevated to a minimum of one foot above the base flood elevation indicated on the applicable flood insurance rate map. A flood elevation certificate indicating this elevation must be submitted prior to any building inspection, except for a foundation inspection. This certificate must be of the latest version available.
Plan and Certificate Requirements:
Wall section and foundation plans for structures in “V” flood zones must be designed and sealed by a South Carolina Registered Professional Engineer and/or Architect. Plans must detail breakaway wall construction, foundation design, and scour depth. If spread footings are used, the bottom of the footing must be a minimum of 12 inches below the anticipated scour depth at the structure location. Pre-construction “V-Zone design” and “V-Zone Breakaway wall” certificates must be submitted with the construction plans for review. As-built “V-Zone design” and “V-Zone Breakaway wall” certificates must be submitted prior to a final building inspection.
Equipment Elevation Requirements:
With the exception of one electrical outlet and one switch on a Ground Fault Interrupter (as required to meet the National Electrical Code), there may be no electrical wiring, plumbing fixtures, mechanical fixtures, other equipment, appliances, or ductwork located within new or substantially improved structures below one foot above the base flood elevation. Replacement HVAC systems in “V” flood zones must be located either at or above the existing finished floor elevation or the base flood elevation, whichever is lower, unless the property is undergoing a “Substantial Improvement,” in which case the HVAC system must be elevated to or above one foot above the base flood elevation.
Construction Materials Requirements:
Per FEMA, only Flood Resistant Materials Technical Bulletin 2 (Class 4 or 5 materials) are permitted to be used below the base flood elevation.
Permitted Uses Below the Flood Elevation:
Permitted uses below the base flood elevation are restricted to those necessary for building access, vehicle parking, and limited storage of yard-related equipment.
Walls Below the Base Flood Elevation:
All walls below the base flood elevation must be designed and certified by a South Carolina registered Professional Engineer and/or Architect to break away from a water load less than that which would occur during the base flood.
Fill Restrictions:
No fill is permitted to be used for structural purposes in “V” flood zones. Landscaping fill is only permitted if a South Carolina registered Professional Engineer certifies in writing that the fill will not cause wave run-up or deflection.
Obstructions Prohibited:
No obstructions are permitted below the base flood elevation within a structure. Obstructions not located within a structure (e.g. permanent planters, elevated swimming pools, elevated tennis courts, certain types of fences, etc.) are also not permitted unless a South Carolina registered Professional Engineer certifies in writing that the obstructions will not cause wave run-up or deflection.
Lateral Addition Requirements:
Construction plans for lateral additions to properties located in “V” flood zones must be sealed and provided with certifications by a South Carolina Registered Professional Engineer and/or Architect as indicated above. Pre-construction and As-built Design and Breakaway Wall Design certificates, as applicable, must be submitted for lateral additions in “V” Zones. If the amount of work done to construct the addition plus any construction-related work permitted within the past five (5) years from when the addition is permitted is less than 50 percent of the market value of the structure to which it is attached, the addition must be at a comparable or higher elevation than the structure to which it is being attached. If the amount of work done to construct the addition plus any construction-related work permitted within the past five (5) years from when the addition is permitted is 50 percent or more of the market value of the structure.
The Building Department maintains copies of flood elevation certificates for all new construction and substantially improved structures. If your structure was constructed in one of these jurisdictions since 1990, we may have an elevation certificate on file for your structure. For structures where an elevation certificate is not available on file, a S.C. Registered Land Surveyor will need to survey the elevation of the structure and complete the flood elevation certificate form. The City of Folly Beach does not survey structures for the purpose of completing flood elevation certificates.
The Charleston County Emergency Preparedness Division has information available on safety measures for flooding and other hazard events. The Federal Emergency Management Agency also maintains an electronic library of resources on flood safety. The South Carolina Flood Mitigation Program office also provides
information on flood safety. It is important to remember to not drive through flooded areas.
The Federal Emergency Management Agency maintains an electronic library of reference materials on topics such as retrofitting structures for enhanced flood and hurricane resistance and protecting building utilities from flood damages. The Charleston County libraries also have multiple publications available in their reference sections on protecting property from flood damages. Since Charleston County is subject to hurricanes, measures such as protecting glazed openings in your buliding against high wind damages should also be taken for property protection.
The City of Folly Beach partners with Charleston County who coordinates a regional planning initiative, involving the County and municipalities within Charleston County, in developing and maintaining the Charleston Regional Hazard Mitigation Plan.This plan is updated annually to reflect changes that have occurred during the year.
Folly Beach has passed an ordinance prohibiting the dumping of trash, landscape debris or other materials into stream channels, ponds, basins or ditches that regularly carry or store stormwater in the City. These channels are routinely cleaned and maintained by City and by the Charleston County Public Works Department. Residents of Folly Beach are encouraged to assist in maintaining the drainage channels and ditches by removing or reporting obstructions (i.e. shopping carts, debris, trash, etc.) at (843) 202-7600. Keeping drainage channels free of obstruction reduces flooding potential in the event of heavy rains.
Flood hazard areas in Folly Beach may contain wetland areas which serve natural and beneficial functions such as flood moderation, water quality enhancement, ground water recharge, and habitat for wildlife. Beachfront areas may also contain primary ocean front dunes, which serve as buffers against minor wave height fluctuations and beach erosion. Protecting these areas maintains their important functions. Activities that disturb beachfront and saltwater wetlands should not be undertaken without first obtaining permits from the South Carolina Department of Health and Environmental Control Office of Ocean and Coastal Resource Management. Any disturbance of freshwater wetlands requires a permit from the U.S. Army Corps of Engineers and certification from S.C. DHEC’s Office of Ocean and Coastal Resource Management.
The United States Geological Survey (USGS) ) (http://waterdata.usgs.gov/sc/nwis/rt_) has placed stream gages in rivers and streams that indicate real-time water elevations at the following locations within Charleston County.
• Cooper River at Highway 17 – 021720709
• Cooper River at Mobay N. Charleston 02172053
• Cooper River at Filbin Creek – 021720677
• Cooper River at Customs House – 021720711
• Turkey Creek at SCDOT Maintenance Yard – 021720646
• Ashley River near N. Charleston - 021720869
For topographic map information please contact the Building and Planning Department. These stream gage elevations are to be used for approximations only. Always follow emergency instructions that will be broadcast over local television and radio stations through the Emergency Alert System as weather advisories are released or updated by the National Weather Service. If evacuations are required, it is imperative that you follow instructions. Street patrols and door-to-door notifications may be used if an evacuation is mandatory. Generally, residents are given 48-72 hours notice in advance of a hurricane.
Charleston County also uses a telephone notification system for emergency information. For more information and free registration, please call City Hall and ask for Robin Brooks at 513-1841
