Quick guide : floodplain management in Georgia

Table of Contents

Section 1 Introduction
About This Guide ..................................................................................................1 Guide Objectives ...................................................................................................2 Introduction ...........................................................................................................3 Floods and Floodplain Management ..................................................................4 Georgia Disaster Declarations ..............................................................................5
Section 2 The NFIP
What Is the National Flood I nsurance Program?...............................................6 Flood Insurance: Property Owners' Best Protection..............................................7 Flood Insurance Rates ..........................................................................................8 The NFIP's Community Rating System .................................................................9
Section 3 Roles and Responsibilities
Why Do Communities Regulate the Floodplain?.................................................10 Georgia Floodplain Management: Roles and Responsibilities ............................11 Georgia Flood Mapping Assessment & Planning (M.A.P.) Program ...................12 Georgia's Coastal Management Program ...........................................................13 Community Responsibilities ................................................................................14 Special Considerations: Metropolitan North Georgia Water Planning District .....15
Section 4 NFIP Flood Studies & Maps
How Does FEMA Define the Special Flood Hazard Area (SFHA)?.....................16 Understanding the Riverine Floodplain ...............................................................17 Understanding the Floodway...............................................................................18 Approximate Flood Zones and Unnumbered A Zones ........................................19 Limited Detailed Study ........................................................................................20 Future Conditions Flood Mapping .......................................................................21 Flood Insurance Rate Map (Riverine)..................................................................22 Use of the Riverine Flood Profile to Determine Riverine BFEs ...........................23 Levee Certification for FEMA Flood Maps...........................................................24 Understanding the Coastal Floodplain ................................................................25 Flood Insurance Rate Map (Coastal)...................................................................26 The Coastal A Zone (CAZ) and Limit of Moderate Wave Action .........................27 Coastal Barrier Resource System .......................................................................28

Looking for FEMA Flood Map Information? ........................................................ 29 FEMA's National Flood Hazard Layer (NFHL).................................................... 30 www.GeorgiaDFIRM.com................................................................................... 31
Section 5 Changing NFIP Maps
Flood Map Revisions Processed by FEMA ........................................................ 33 Flood Map Revisions: CLOMRs and LOMRs ..................................................... 34 Review of Proposed Floodplain Development: CLOMR Process ....................... 35 Flood Map Revisions: LOMRs ............................................................................ 36 Is Your Building Site Higher Than the BFE?....................................................... 38 Flood Zone Determinations Processed by FEMA............................................... 39
Section 6 Development Permits
Activities in SFHAs that Require Reviews and Permit Approvals ....................... 40 Site Planning: Build it out, Build it Higher, Build it Safer ..................................... 41 Key Floodplain Development Permit Review Steps ........................................... 42 Typical Floodplain Development Permit Process ............................................... 43 Application for a Floodplain Development Permit............................................... 44 What Is the Elevation Certificate and How Is It Used? ....................................... 45 Completing the Elevation Certificate .................................................................. 46 Think Carefully Before You Request a Floodplain Variance............................... 47 Paperwork Is Important--for You and Your Community..................................... 48
Section 7 Development Requirements
Floodplain Fill Can Make Things Worse............................................................. 49 Required "No Rise" Certification ......................................................................... 50 Compaction of Floodplain Fill ............................................................................. 51 How to Elevate Your Floodplain Building (Riverine) ........................................... 52 Enclosures Below the Lowest Floor (A Zone)..................................................... 53 Crawlspace Details (A Zones) ............................................................................ 54 Basements Are Especially Flood-Prone ............................................................. 55 Manufactured Homes Require Special Attention................................................ 56 Typical Elevation Methods for Coastal Buildings................................................ 57 Coastal Homes Must Resist Wind and Water Forces......................................... 58 Enclosures Below V Zone Buildings ................................................................... 59 V Zone Certification ............................................................................................ 60

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Floodproofing of Non-Residential Structures.................................................... 59 Utility Service Outside Buildings ...................................................................... 60 Utility Service Inside Structures ....................................................................... 61 Accessory (Appurtenant) Structures ............................................................. 62 Recreational Vehicles ..................................................................................... 63 Planning to Improve Your Floodplain Building? ............................................. 64 Non-Substantial Improvements .................................................................... 65 Substantial Improvement: Renovation Only................................................. 66 Substantial Improvement: Lateral Addition Only.......................................... 67 Substantial Improvement: Addition Plus Other Work................................... 68 What About After Damages?........................................................................ 69 Increased Cost of Compliance (ICC)............................................................ 70 Some Flood Mitigation Projects Cost More... .............................................. 71 Elevating an Existing Building ...................................................................... 72 Some Flood Protection for Older Homes Is Easy and Low Cost ................. 73
Section 8 Other Development Strategies
Higher Floodplain Development Standards................................................... 74 Natural and Beneficial Functions of Floodplains.......................................... 75 Other Floodplain Uses .................................................................................... 76 Nature Doesn't Read Flood Maps.................................................................... 77 Freeboard: Build Higher, Reduce Damage, Save on Insurance ........................ 78
Section 9 Additional Resources
Be Prepared for Flood Emergencies............................................................ 79 Turn Around Don't DrownTM ......................................................................... 80 Post Disaster Roles and Responsibilities..................................................... 81 Useful Resources ......................................................................................... 82 Want to Learn More About Floodplain Management? ................................. 83 Want to Learn More About Flood Insurance? .............................................. 84
Table
Table 1. Common Acronyms.............................................................................2
Figures
Figure 1. Georgia flood and hurricane Presidential Disaster Declarations (1990-2014)............................................................................................... 5
Figure 2. Comparison of average disaster loan to a flood insurance policy..........7

Figure 3. Pre-FIRM versus Post-FIRM construction ........................................... 8 Figure 4. Public documents page on the GeorgiaDFIRM.com website.............. 12 Figure 5. Counties in the Metropolitan North Georgia Water Planning District... 15 Figure 6. Riverine SFHA Schematic................................................................ 17 Figure 7. Floodway Schematic........................................................................ 18 Figure 8. Approximate flood zone on a FIRM................................................... 19 Figure 9. Limited Detailed Study on a FIRM .................................................... 20 Figure 10. Future-condition floodplains on a FIRM........................................... 21 Figure 11. FIRM Symbology ........................................................................... 22 Figure 12. Flood Profile from an FIS Report .................................................... 23 Figure 13. Levee Cross Section ...................................................................... 24 Figure 14. Coastal floodplain .......................................................................... 25 Figure 15. Coastal Flood Zones on a FIRM ..................................................... 26 Figure 16. Example of a LiMWA on a FIRM..................................................... 27 Figure 17. Coastal Barrier Resources System areas on a FIRM....................... 28 Figure 18. FIS report and FIRM panel for DeKalb County ................................ 29 Figure 19. FEMA's National Flood Hazard Layer ............................................. 30 Figure 20. Flood Map Viewer .......................................................................... 31 Figure 21. FEMA Forms for Letters of Map Change......................................... 33 Figure 22. Example of an insurable structure "no impact" certification form....... 34 Figure 23. Example of a LOMR Determination Document ................................ 35 Figure 24. Sample Floodplain Development Permit Process ............................ 41 Figure 25. Sample floodplain development permit application .......................... 42 Figure 26. FEMA EC Form ............................................................................. 43 Figure 27. Building Elevation Information section of FEMA EC......................... 44 Figure 28. Flood insurance on a post-FIRM building with its lowest floor below
the BFE................................................................................................... 45 Figure 29. Survey Point of Lowest Floor.......................................................... 46 Figure 30. Obstructions Caused by Floodplain Fill ........................................... 47 Figure 31. Example of an engineering "no rise" certification ............................. 48 Figure 32.Fill Compaction and Slope Criteria................................................... 49 Figure 33.Elevation of Utilities......................................................................... 50 Figure 34. Flood Openings ............................................................................. 51 Figure 35. Crawlspace Details ........................................................................ 52 Figure 36.Basements are not allowed in new buildings in the SFHA................. 53 Figure 37. Anchored manufactured home........................................................ 54 Figure 38. Coastal Construction Methods........................................................ 55 Figure 39. Wind Resistant Coastal Construction.............................................. 56 Figure 40. V Zone Construction Requirements ................................................ 57 Figure 41. Sample V-Zone Certification........................................................... 58 Figure 42. Floodproofing Certificate ................................................................ 59

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Figure 43. Anchoring of Service Utilities..............................................................62 Figure 44. Utilities elevated on a platform ...........................................................63 Figure 45. Accessory structure with flood openings and utilities elevated above
the BFE ........................................................................................................64 Figure 46. Example of a Low Cost Flood Protection Measure ............................67 Figure 47.Substantially Improvement- Reconstruction on Existing Foundation...68 Figure 48.Substantial Improvement Lateral Addition........................................69 Figure 49.Substantial Improvement Addition plus Other Work.........................70 Figure 50 Calculating Repairs. ............................................................................71 Figure 51. Relocation may be the Best Option in Highly Flood-Prone Areas ......73 Figure 52. Elevating and Existing Building ..........................................................74 Figure 53. Low Cost Flood Protection Measures for Older Homes .....................75 Figure 54. Land Development Criteria.................................................................78 Figure 55. Flooding Can Occur Anywhere Add freeboard................................79 Figure 56. Save money on flood insurance by adding freeboard ........................80

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About This Guide
Georgia Quick Guide

This Quick Guide was prepared by the Floodplain Management Office of the Georgia Department of Natural Resources (GADNR) to help you understand more about why and how communities in the State of Georgia manage floodplains to protect people and property.
Flood-prone communities adopt ordinances and building codes that detail the rules and requirements for floodplain development. In case of conflict, the local ordinance must be followed. If you have questions, be sure to talk with your local planning, permit, engineering, or floodplain management officials.
The Georgia Floodplain Management Office coordinates the National Flood Insurance Program (NFIP) with Georgia's local jurisdictions. Please send questions and comments on this Quick Guide to Tom Shillock at Tom.Shillock@dnr.state.ga.us.
This publication was developed with funding from the U.S. Department of Homeland Security's Federal Emergency Management Agency (FEMA). It does not necessarily reflect the views of that agency.

Section 1: Introduction

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Guide Objectives
This guide discusses: How human development interacts with the natural process of flooding The purpose of the NFIP The role FEMA, the GADNR, and communities play in the NFIP How to use floodplain studies and maps How to apply for changes to floodplain maps The regulatory requirements for floodplain development Floodplain management best practices Where floodplain development permits are required and the application process Additional resources available to support Georgia and its citizens

Table 1. Common Acronyms BFE = Base Flood Elevation
CBRS = Coastal Barrier Resource System
CFR = Code of Federal Regulations
CTP = Cooperating Technical Partner
EC = Elevation Certificate
FEMA = Federal Emergency Management Agency
FIRM = Flood Insurance Rate Map
GADNR = Georgia Department of Natural Resources
Map Service Center = Map Service Center
NFIP = National Flood Insurance Program
SFHA = Special Flood Hazard Area (100-year floodplain)

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Section 1: Introduction

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Introduction
The Georgia Floodplain Management Office is pleased to provide this Quick Guide to help our citizens understand what floodplain management is and why floodplain development is regulated.
Counties and local communities regulate development in floodplains to:
Protect people and property
Ensure that federal flood insurance and disaster assistance are available
Save tax dollars
Reduce liability and law suits
Reduce future flood losses
Floods have been, and continue to be, a destructive natural hazard in terms of economic loss to the citizens of Georgia. Since 1978, federal flood insurance policy holders in Georgia have received over $315.8 million in claim payments covering over 16,200 losses. As of December 2014, 92,657 Georgia residents carried flood insurance. Even though this represents many insurance policies, most of the State's flood-prone property owners do not have flood insurance.

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Section 1: Introduction

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Floods and Floodplain Management

Development along waterways and shorelines has been spurred by the aesthetic and recreational value of these sites.
The result has been an increasing level of damage and destruction wrought by the natural forces of flooding on human development. It is possible that you are reading this guide because you have experienced flooding first hand. You, someone you know, or individuals in your community may have suffered through a flood and a long, painful and expensive repair and recovery process.
The purpose of this guide is to familiarize you with how local flood risk can be curbed through proper floodplain development management.

A flood occurs from an overflow of inland or tidal waters from any source onto normally dry land.
Flood damage is any damage to a structure from surface water--whether that water originated from a body of water or not. Most homeowner insurance policies do not cover damage from floods.

Flood damage prevention starts with planning and wise floodplain development. Communities that guide development following the standards of the NFIP have seen the results--their compliant buildings and neighborhoods have had less damage and suffering from flooding.
(Source: The Evaluation of the National Flood Insurance Program: Final Report, American Institutes for Research, 2006)

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Section 1: Introduction

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Georgia Disaster Declarations

Figure 1. Georgia flood and hurricane Presidential Disaster Declarations (1990-2014)
Not all flood events are declared major disasters. Many floods are local, affecting only relatively small areas or a few watersheds.

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Section 1: Introduction

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What Is the National Flood I nsurance Program?
The National Flood Insurance Program (NFIP) was created by Congress in 1968 to protect lives and property and to reduce the financial burden of providing disaster assistance. The NFIP is administered by the Federal Emergency Management Agency (FEMA). Nationwide, over 21,000 communities participate in the NFIP.
The NFIP is based on an agreement between the federal government and communities. A participating community can be any political entity that has the authority to adopt and enforce floodplain ordinances for the area under its jurisdiction. Communities that participate agree to regulate floodplain development according to certain criteria and standards.
The partnership involves:
Regulations. Communities must adopt and enforce minimum floodplain management regulations so that development, including buildings, is undertaken in ways that reduce exposure to flooding.
Flood Insurance Rate Maps. In partnership with FEMA, contractors and Cooperating Technical Partners such as the GADNR produce flood hazard risk maps in accordance with FEMA standards. The maps are used by communities, insurance agents, and others.
Flood Insurance. Property owners in participating communities are eligible to purchase federal flood insurance for buildings and contents. Renters are eligible to purchase coverage for contents.
Outreach and Education. Communities are supported in their efforts to reduce the risks and consequences of flooding through outreach and education strategies that promote the purchase of flood insurance and flood protection measures.
Non-regulatory Products. FEMA and its partners also produce flood risk products to help community officials in planning efforts to reduce flood risk, communicate with the public, and create a dialogue with neighboring communities.
To learn more about the NFIP, including your potential flood risk and the approximate cost of a flood insurance policy, go to FEMA's FloodSmart website www.FloodSmart.gov. Learn more about FEMA non-regulatory products on FEMA's Flood Risk Product page.

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Section 2: The NFIP

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Flood Insurance: Property Owners' Best Protection

Who needs flood insurance? Federal flood insurance is required for all buildings

located in Special Flood Hazard Areas (SFHAs) as shown on FEMA's maps if they are

financed by federally-backed loans, mortgages, or as a condition of federal assistance (e.g., SBA disaster loans). However, areas outside of the mapped SFHA still have flood risk. Therefore, property owners and renters may voluntarily purchase NFIP flood insurance for structures located outside of the SFHA as long as their community participates in the NFIP. Flood insurance will cover flood damage to a building and its contents. If your structure is in a mapped SFHA, it is five times more likely to be damaged by a flood than by a fire.
Not in a mapped floodplain? Unfortunately, it's often after a flood that many people discover that their home or business property insurance does NOT cover flood damage. Approximately 20% of federal flood insurance claim dollars are paid for buildings outside the SFHA.

Base flood--The identification and management of flood-prone areas under the NFIP is founded on that flood that has a 1 percent chance of being equaled or exceed in any year. Areas affected by the base flood are shown as Special Flood Hazard Areas (SFHAs) on FEMA maps.

Protected by a levee? Even if you live in an area protected by a levee or other flood control

See page 16 to learn about SFHAs.

structure, there remains risk that those structures will fail or be overtopped. If your community's

levee provides "1 percent annual chance" flood protection, there is still a chance a greater event will cause flooding.

What about disaster grants and loans? Federal disaster grants do not cover most losses, and repayment of a disaster loan can cost several times more than the price of a flood insurance policy.

Want to know more? Learn more at www.FloodSmart.gov. To purchase a policy, call your insurance agent. To find an agent in your area, call the NFIP's toll free number (888) 356-6329.

Figure 2. Comparison of average disaster loan to a flood insurance policy

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Section 2: The NFIP

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Flood Insurance Rates
A number of factors are considered in determining flood insurance premiums. They include the amount of coverage purchased; the location, age, occupancy, and design of the building; and, for buildings in SFHAs, the elevation of the building in relation to the Base Flood Elevation (BFE). Buildings that are situated at or above the level of the BFE are at less risk than buildings below BFE and therefore have insurance rates commensurate with that risk. The farther below BFE a building lies, the higher its flood risk and flood insurance rate will be.
A second element in the determination of insurance rates is the date a building was constructed. The NFIP makes a distinction between what it labels pre-FIRM and post-FIRM construction. In general, pre-FIRM insurance rates are lower because theoretically at the time of construction the community and property owner had no way of knowing what the flood risk would be at that site and thus how to protect the building by elevating it or other means. In contrast, the post-FIRM policy rates are based on actuarial determinations of the flood risk.

Figure 3. Pre-FIRM versus Post-FIRM construction
The base flood--that flood that has a 1 percent chance of being equaled or exceeded in any year. This is also commonly referred to as the 100-year flood. BFEs are established and depicted on the FIRM for the flood-prone area.

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Section 2: The NFIP

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The NFIP's Community Rating System

The NFIP's CRS gives "extra credit" to communities in the form of reduced flood insurance premiums. Communities must apply to the CRS and commit to implement and certify activities that contribute to reduced flood risk. Examples of actions your community can take to reduce the cost of your insurance premiums include:
Preserve open space in the floodplain
Enforce higher standards for safer development through zoning, stormwater, subdivision, and flood damage protection ordinances

Community officials can request assistance from CRS specialists to help with the application process and prerequisites. Check the online CRS Resource Center (see page 85).

Develop hazard mitigation plans

Undertake engineering studies and prepare flood maps

Obtain grants to buy out or elevate houses or to floodproof businesses

Maintain drainage systems

Monitor flood conditions and issue warnings

Inform people about flood hazards, flood insurance, and how to reduce flood damage

Property owners in approximately 50 Georgia local jurisdictions receive flood insurance premium discounts ranging from 5% to 25% as a result of their community's participation in CRS (as of December 2014).

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Section 2: The NFIP

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Why Do Communities Regulate the Floodplain?
To protect people and property. Floodplain management is about smart development. If we as community leaders and residents know where our high risk flood areas are located, we should be able to make reasonable decisions to help protect our communities.
To make sure that federal flood insurance and disaster assistance are available. If your home or business is in the SFHA, and federal flood insurance isn't available, then you can't get some types of federal financial assistance. Home mortgages will be difficult to secure and homeowners won't be able to get some types of state and federal loans or grants.
To save tax dollars. Every flood disaster affects your community's budget. If we build smarter in and near floodplains, we'll have fewer problems the next time the water rises. Remember, federal disaster assistance isn't available for all floods. And even when the President declares a disaster, most of the time your community still has to pay a portion of the costs of evacuation, temporary housing, repair, and clean-up.
To avoid liability and law suits. If we know an area is mapped as a high-risk flood area, if we know people could be in danger, and if we know that buildings could be damaged, it makes sense to take reasonable protective measures when we develop and build.
To reduce future flood losses in Georgia. Development that complies with the minimum floodplain management requirements is better protected against major flood-related damage.

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Section 3: Roles and Responsibilities

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Georgia Floodplain Management: Roles and Responsibilities
Floodplain management is a shared responsibility.
Federal
NFIP oversight Risk Identification (mapping) Establish development/building standards Provide flood insurance coverage State
State program oversight Establish development/building standards Provide technical assistance to local communities/agencies Evaluate and document floodplain management activities Public education and outreach Local Officials and Floodplain Administrators
Adopt and enforce floodplain management ordinance compliant with Federal/State laws Issue or deny development permits in compliance with the local Flood Damage Prevention Ordinance Inspect development and maintain records Make substantial damage determinations (see page 71) Successful implementation of the NFIP--and the accompanying minimization of flood risk and flood damage--depends heavily on how well local governments administer their ordinances.

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Georgia Flood Mapping Assessment & Planning (M.A.P.) Program
As part of a Cooperating Technical Partner (CTP) Agreement with FEMA, the Georgia Environmental Protection Division under the GADNR accepted delegation and responsibility of FEMA's mapping program for the State of Georgia. Through this program, the GADNR provided updated, easily accessible digital Flood Insurance Rate Maps (FIRMs) for 159 counties and over 530 communities.
Continuing as a CTP with FEMA, GADNR facilitates the implementation of FEMA's Risk MAP Program through its Georgia Flood M.A.P. (Mapping, Assessment & Planning) program. This program provides direct management and support of NFIP regulatory, engineering, and mapping activities within the State of Georgia. Check out the extensive online archive of floodplain management and mapping resources, tutorials, and tools at GeorgiaDFIRM.com.

Figure 4. Public documents page on the GeorgiaDFIRM.com website
Benefits of Georgia's CTP Initiative Helps communities and property owners make better decisions about locating and designing new developments in the floodplain or rebuilding after disasters
Online access 24 hours a day
Easy way for citizens to find their risk of flooding and learn about the value of purchasing flood insurance

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Section 3: Roles and Responsibilities

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Georgia's Coastal Management Program
The mission of the Georgia Coastal Management Program is to balance economic development in Georgia's coastal zone with preservation of natural, environmental, historic, archaeological, and recreational resources for the benefit of present and future generations. Among the program's many activities are:
Providing technical assistance to local governments, property owners, developers, and the public to promote smart development, help minimize environmental impacts, clarify regulatory requirements, and coordinate among agencies
Serving as a forum for local governments, developers, and citizens to discuss potential resource issues and permit requirements
Operating The Coastal Ark, a mobile training and education platform that visits local governments, classrooms, public festivals, and other events
The Coastal Resources Division issues Marsh Permits and Shore Permits, with the approval of the Coastal Marshlands Protection Committee and the Shore Protection Committee. The Division also issues Federal Consistency determinations and makes recommendations on 401 Water Quality Certifications for projects in the coastal area. Learn more at http://coastalgadnr.org.

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Section 3: Roles and Responsibilities

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Community Responsibilities

To participate in the National Flood Insurance Program, a community agrees to:

Adopt and enforce flood damage prevention regulations. Require permits for all types of development in the floodplain (see page 40). Assure that building sites are reasonably safe from flooding. Establish Base Flood Elevations (BFE) where not determined by FEMA.

Base Flood Elevation (BFE): The elevation of the base flood as referenced to a standard vertical datum. The datum used for new FEMA mapping is North American Vertical Datum of 1988 (NAVD 88).

Require new or substantially improved homes and manufactured homes to be elevated above the BFE.

Require new or substantially improved non-residential buildings to be floodproofed or elevated above the BFE.

Determine if damaged buildings are substantially damaged.

Conduct field inspections; cite and remedy violations.

Require surveyed elevation information to document compliance (see pages 45-46).

Carefully consider requests for variances.

Resolve non-compliant development and violations.

Advise and work with FEMA when updates to flood maps are needed.

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Special Considerations: Metropolitan North Georgia Water Planning District

The Georgia General Assembly created the Metropolitan North Georgia Water Planning District in 2001, to establish policy, create plans and promote intergovernmental coordination of all water issues in the District from a regional perspective. The District includes 16 counties and 99 cities. The area is home to more than 4 million people, nearly half the population of the State. See www.northgeorgiawater.com.

Communities in the District administer floodplain management programs that:

Develop maps to show future-condition floodplains (see page 21) down to watersheds of 100 acres

Require that buildings and service equipment and components (including ductwork),

are located 3 feet above the BFE elevation or 1 foot above the future-condition flood

elevation, whichever is higher Require that residential subdivision proposals have sufficient buildable area outside

Figure 5. Counties in the Metropolitan North Georgia Water Planning District

of the future-condition floodplain (see page 21) such that encroachments into the floodplain to construct homes are

not necessary

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How Does FEMA Define the Special Flood Hazard Area (SFHA)?

The SFHA is the area where the NFIP's floodplain management regulations must be enforced by the community as a condition of participation in the NFIP and the area where the mandatory flood insurance purchase requirement applies. FEMA is responsible for identifying all flood-prone areas within the United States and for establishing flood-risk zones within these flood-prone areas.
FEMA with the support of its CTP partner, GADNR, has performed flood studies within Georgia, resulting in the publication of Flood Insurance Study (FIS) reports and Flood Insurance Rate Maps (FIRMs). These studies are the basis for the local floodplain regulations Georgia communities have adopted and enforce.
Riverine flooding occurs in rivers, streams, ditches, or other waterways that are subject to overbank flooding, flash floods, and urban drainage system flooding. Riverine studies involve the collection and analysis of information about the river and watershed's:
Topography
Precipitation

Hydrology is the science encompassing the behavior of water as it occurs in the atmosphere, on the surface of the ground, and underground.
Hydrologic analysis of a flooding source establishes peak flood discharges and their frequencies of occurrence. The results of the hydrologic analysis are used to create the flood profiles (see page 23) and establish the BFEs and SFHAs shown on the FIRM.

Channel characteristics--including how much flow capacity there is to carry the flood and locations and sizes of culverts, bridges, and other hydraulic structures

In order to determine the SFHA, FEMA must look at the hydrology and hydraulics of the flooding source. The hydraulic study produces determinations of flood elevations, velocities, and floodplain widths at each cross section for a range of flood events. These flood elevations are the primary source of data used to determine the SFHA as mapped on the FIRM.

Coastal flooding: The effects of tides, combined with large amounts of water and waves from storms make coastal areas some of the most at-risk areas when it comes to flooding. To identify and map coastal flood hazards, FEMA evaluates onshore and offshore topography, the amount of development in the area, and the types and strength of storms that historically have affected the area. See page 25 for more information on coastal flood hazard mapping.

Georgia Quick Guide

Section 4: NFIP Flood Studies & Maps

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Understanding the Riverine Floodplain

Figure 6. Riverine SFHA Schematic
For floodplains with Base Flood Elevations (BFEs) determined by detailed flood studies, the Flood Profile in the Flood Insurance Study shows detailed water surface elevations for different frequency floods (see page 23). BFEs determined by Limited Detailed Studies are listed in tables in the FIS report (see page 20).

The Special Flood Hazard Area (SFHA) is that portion of the floodplain subject to inundation by the base flood (1% annual chance) and/or floodrelated erosion hazards. Riverine SFHAs are shown on new format FIRMs as Zones A, AE, AH, AO, AR, and A99.
See page 18 to learn about the floodway, the area of the floodplain where flood waters are deeper and flow faster.
See page 7 to learn about flood insurance requirements in SFHAs.

Georgia Quick Guide

Section 4: NFIP Flood Studies & Maps

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Understanding the Floodway
The Floodway is the channel of a river or other watercourse and the adjacent land areas that must be reserved in order to pass the base flood discharge without cumulatively increasing the water surface elevation up to 1 foot. Computer models of the floodplain are used to simulate "encroachment" or development in the flood fringe in order to predict where and how much the base flood elevation would increase if the floodplain is allowed to be developed.
Figure 7. Floodway Schematic
For any proposed floodway development, the applicant must provide evidence that "no rise" will occur or obtain a Conditional Letter of Map Revision (CLOMR) before a local floodplain approval and building permit can be issued (see page 35). You will need an experienced registered professional engineer to make sure your proposed project either won't increase flooding or that any increases do not impact structures on other properties.

Georgia Quick Guide

Section 4: NFIP Flood Studies & Maps

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Approximate Flood Zones and Unnumbered A Zones

In A Zones without BFEs, no

encroachments, including structures

or fill material, shall be located within

the area defined by the distance from the top of the stream bank that is specified in your community's ordinance. BFE data from any source

An Approximate or Unnumbered A Zone is a special flood hazard area where BFE information is not provided.

must be used when development is

proposed outside of this setback distance.

All applicants for new subdivision proposals greater than 50 lots or 5 acres, whichever is the lesser, must provide BFE data with the proposal. In unnumbered A Zones, applicants must either:

Obtain and reasonably use available BFE and floodway data from Federal or State agencies; or

Figure 8. Approximate flood zone on a FIRM

Develop the BFE in accordance with accepted hydrologic and hydraulic engineering practices. BFE data shall be certified by a State-registered professional engineer (P.E.).

For assistance, contact your community's planning, engineering or permit office, or the GADNR Floodplain Management Office. The FEMA publication Managing Floodplain Development in Approximate Zone A Areas (FEMA 265) is useful for engineers and community officials.

Even if the estimated BFE indicates flooding might be only a foot or two deep, it is recommended that the lowest floor be at least 2 feet above the highest adjacent grade. This will improve flood protection and lower flood insurance premiums may apply.

Georgia Quick Guide

Section 4: NFIP Flood Studies & Maps

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Limited Detailed Study
Limited Detailed Study (LDS) is the term given to a method of delineating Special Flood Hazard Areas in areas that were originally mapped as Approximate A Zones (without BFEs) or for waterways that were not previously studied.
The map to the right shows distances that are marked every 1,000 feet along the stream centerline (shown as FT10,000 through FT15,000). The distances are measured going upstream from the stream's confluence with another waterway.
Communities with waterways studied using the LDS method receive a Limited Detailed Study report that contains information on estimated 1% annual chance water surface elevations. The distances marked along the stream on the map are used to locate a specific site, and the LDS report information provides the community information that is used in the same way BFEs are used for floodplain management purposes.
Figure 9. Limited Detailed Study on a FIRM
Floodways are not shown when the LDS method is used. When the FIRM shows BFEs but not floodways, the NFIP regulations require communities to ensure that no new construction, substantial improvement, or other development (including fill), is permitted "unless it is demonstrated that the cumulative effect of the proposed development, when combined with all other existing and anticipated development, will not increase the water surface elevation of the base flood more than one foot at any point."

Georgia Quick Guide

Section 4: NFIP Flood Studies & Maps

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Future Conditions Flood Mapping
Future development will cause more runoff which will increase flood frequency and flood levels. Communities in the MetroNorth Georgia Water Planning District area are required to develop maps that show future-condition floodplains. If the flood map shows a shaded area that is labeled Zone X (FUTURE), the area is the future conditions 1% annual chance (100-year) floodplain.
Flood insurance is not required for buildings in mapped Zone X (FUTURE) areas--it is available at reduced rates.
The future conditions flood elevation may be higher than the current condition BFE shown on the FIRM.
Communities usually require new and substantially improved buildings in Zone AE and Zone X (FUTURE) areas to be elevated to or above the future conditions flood elevation. These buildings will continue to be protected as more development occurs and floods become more severe--and flood insurance will cost less (see page 80).
Figure 10. Future-condition floodplains on a FIRM

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Section 4: NFIP Flood Studies & Maps

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Flood Insurance Rate Map (Riverine)
Figure 11. FIRM Symbology

Zone A (approximate) is the flood hazard area without BFEs.
Cross Section location (see page 28).
Shaded Zone X is the 0.2% annual chance (500-year) floodplain (formerly Zone B).
Base Flood Elevation (BFE) is the water surface elevation of the base flood rounded to the nearest whole foot (consult FIS profiles and tables for more accurate elevations).
Zone AE is the 1% annual chance (100-year) floodplain with BFEs (formerly Zones A1-A30).
The Floodway is the cross-hatched area (see page 18).
Unshaded Zone X is all other areas considered low risk (formerly Zone C).

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Use of the Riverine Flood Profile to Determine Riverine BFEs
Figure 12. Flood Profile from an FIS Report

Flood Profiles from Flood Insurance Study (FIS) reports can be used to determine the BFE at a specific location. Profiles also show estimated water surface elevations for floods other than the 1% annual chance flood (100year).
1 On the effective flood map, locate your site by measuring the distance, along the center- line of the stream channel, from a known point such as a road or cross section, for example, JM or JN
2 Scale that distance on the Flood Profile and read up to the profile of interest, then across to determine the BFE, to the nearest tenth of a foot.

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Levee Certification for FEMA Flood Maps
Many levees are designed to protect land against flooding from the base flood. In order for FEMA to show those areas as lower risk, communities and levee owners must provide certification the levees meet certain design criteria. Communities that have levees should determine as soon as possible whether certification will be required. Pursuant to FEMA's Procedural Memoranda 34 and 43, and as outlined in federal regulations at 44 CFR Section 65.10, the documentation shall address:
Freeboard Closures Embankment protection for erosion Embankment and foundation stability Settlement Interior drainage and seepage Operation and maintenance plans Other site specific criteria
Figure 13. Levee Cross Section

In 2013, FEMA released a new approach to analyzing and mapping levees that recognizes that non-accredited levee systems (those that do not fully meet the requirements set forth in 44 CFR 65.10) may still provide a measure of flood risk reduction. Learn more about this approach and the collaborative process used to obtain local input into via the Final Levee Analysis and Mapping Procedures webpage on FEMA.gov.

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Understanding the Coastal Floodplain

Figure 14. Coastal floodplain (Graphic from FEMA's Coastal Construction Manual, FEMA 55-CD)
Areas subject to Coastal A Zone conditions (wave heights between 3 feet and 1.5 feet) may not be shown on FIRMs (see page 27). Some communities may treat the CAZ area as a V Zone and require development to comply with the V Zone requirements. See Article 4. Section F. Coastal High Hazard Areas (V-Zones and Coastal A [LiMWA]) of the Coastal Flood Damage Prevention Model Ordinance, which is available via the GADNR's Environmental Protection Division website, for Georgia-specific development criteria for coastal areas.

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Section 4: NFIP Flood Studies & Maps

The Coastal High Hazard area (V Zone) is the Special Flood Hazard Area that extends from offshore to the inland limit of a primary frontal dune along an open coast and any other area subject to high velocity wave action. The area is designated on the FIRM as Zone VE. The term Coastal A Zone refers to the portion of the SFHA landward of the V Zone or landward of a shoreline that does not have a mapped V Zone. The principal sources of flooding are associated with astronomical tides, storm surges, seiches or tsunamis. Coastal A Zones may be subject to wave effects, velocity flows, erosion, scour or combinations of these forces.
25

Flood Insurance Rate Map (Coastal)
Figure 15. Coastal Flood Zones on a FIRM

Zone AE is subject to flooding by the base or 1% annual chance (100-year) flood, and waves less than 3 feet high, (formerly called Zones A1-A30).
Unshaded Zone X is the area of minimal flood risk outside the 500-year floodplain, formerly called Zone C.
Zone VE is where wave heights are expected to be 3 feet or more.
Base Flood Elevation (BFE) is the water surface elevation (in feet above the vertical datum shown on the map).
Shoreline this is the baseline elevation used in conducting flood hazard modeling and mapping.

Coastal FIRMs may also include Coastal Barrier Resource System (CBRS) Areas, known as "CoBRA Zones," and in Otherwise Protected Areas (OPAs). See page 27 for more information on CoBRA Zones and OPAs.

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The Coastal A Zone (CAZ) and Limit of Moderate Wave Action

Figure 16. Example of a LiMWA on a FIRM

The approximate landward limit of areas subject to 1.5-foot breaking waves along coastlines during the base (one-percentannual-chance) flood is called the Limit of Moderate Wave Action (LiMWA). The LiMWA is included on all new detailed coastal studies started in or after 2009. It is represented by a dashed black and white line on preliminary FIRMs and is provided for informational purposes only. The LiMWA is an important floodplain management tool.
Post-flood evaluations and laboratory tests confirm that breaking waves as small as 1.5 feet high cause damage to walls and scour around foundations.
Coastal A zone conditions are found inland of V Zones and along shorelines without V Zones.
Coastal A zone conditions occur where stillwater depths are between 2 and 4 feet, which can support 1.5 to 3-foot waves (see page 25).
V Zone construction methods are recommended in CAZs, including pile, post and column foundations and breakaway walls around enclosures.
Raising the lowest horizontal structural member of the lowest floor higher than the BFE is recommended.
Federal flood insurance in coastal A zones is rated using A Zone rates (lower than V Zone rates).

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Coastal Barrier Resource System
In cooperation with the U.S. Department of the Interior, Fish and Wildlife Service, FEMA transfers the Coastal Barrier Resources System, or CBRS areas and Otherwise Protected Area (OPA) information directly from congressionally adopted source maps onto FEMA FIRM.

Figure 17. Coastal Barrier Resources System areas on a FIRM

CoBRA Zones and OPAs are important because no new flood insurance coverage is available for new and substantially improved structures built after October 1, 1983, or subsequently, the date the CBRS area and OPAs were designated.

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Looking for FEMA Flood Map Information?
Visit the Georgia Department of Natural Resources Flood Map Viewer (see page 31).
Visit the FEMA Flood Map Service Center at www.msc.fema.gov. You can view current and historic flood maps online or download digital scans of maps. Preliminary flood maps out for public review are also available.
Order a CD-ROM or DVD online at www.msc.fema.gov or by calling (877) 366-2627.
Check your city or county webpage. Many communities make available digital maps, including parcel data and flood hazard maps.
Visit your community's Map Repository where paper flood maps are available for viewing by the public.
Figure 18. FIS report and FIRM panel for DeKalb County
Want help interpreting the FIRM? Visit your community's planning, engineering, or permit office where flood maps are available for viewing by the public, contact Tom Shillock of the GADNR at Tom.Shillock@dnr.state.ga.us, or the FEMA Map Information Exchange toll free number at 877-336-2627.

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FEMA's National Flood Hazard Layer (NFHL)
The NFHL is FEMA's nationwide geospatial database of all digital effective FIRM data. It
Provides seamless nationwide coverage
Integrates FIRM data including LOMCs
Is viewable online through FEMA's GeoPlatform interactive map or using Google Earth
Is available for download in GIS format by county or state (www.msc.fema.gov) or as web services
Requires specialized GIS software to take advantage of it to its full capability

Figure 19. FEMA's National Flood Hazard Layer

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www.GeorgiaDFIRM.com
Figure 20. Flood Map Viewer www.GeorgiaDFIRM.com

The GADNR GeorgiaDFIRM.com website connects community officials and property owners to flood map data, many helpful documents, and information about the Georgia Floodplain Mapping Program. Users can:
View preliminary and effective FIRM information online
Look up flood risk by property address, FIRM panel, or community
Create a flood risk snapshot with flood zone information and probability of flooding
Find resources, tutorials, and easy-touse tools to help you read and interpret the FIRMs
Check on ongoing updates to the flood maps in the state

Visit the Georgia Department of Natural Resources Flood Map Viewer at http://map.georgiadfirm.com

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Flood Map Revisions Processed by FEMA
No map is perfect and no flood situation is static. From time to time, FEMA, communities, or individuals may find it necessary for a FIRM to be updated, amended, or changed. Common reasons why a map may need to be changed include:
Including better ground elevation data Reflecting changes in ground elevation in the floodplain Reflecting new flood data Incorporating a new flood control project Correcting errors in non-flood-related features FEMA uses two methods to make flood map changes. The first method is to redraw the map and publish a new FIRM. The second is through the Letter of Map Change (LOMC) process. There are six types of LOMCs: Letter of Map Amendment (LOMA) and electronic LOMA (eLOMA) Conditional Letter of Map Amendment (CLOMA) Letter of Map Revision Based on Fill (LOMR-F) Conditional Letter of Map Revision Based on Fill (CLOMR-F) Letter of Map Revision (LOMR) Conditional Letter of Map Revision (CLOMR)

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Flood Map Revisions: CLOMRs and LOMRs

Conditional Letter of Map Revision (CLOMR) is a letter from FEMA commenting on whether a proposed project, if built as shown on the submitted documentation, would meet the standards for a map revision. Communities may require this evidence prior to issuing a permit, and the Certificate of Occupancy/Compliance should be withheld until receipt of a final Letter of Map Revision (LOMR) based on as-built documentation and certification.

Letter of Map Revision (LOMR) is an official revision to an effective FIRM that is issued to change flood insurance risk zones, special flood hazard areas and floodway boundary delineations, BFEs, and/or other map features. Lenders may waive the insurance requirement if the approved map revision shows buildings to be clearly outside of the SFHA.

Figure 21. FEMA Forms for Letters of Map Change

To download the forms used to submit map revisions, go to www.fema.gov/library, click on "Search by Resource Title," and search on "MT-EZ", "MT-1", and "MT-2".

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Review of Proposed Floodplain Development: CLOMR Process

A CLOMR is required for proposed projects located (a) within the floodway that cause ANY BFE increases or (b) in a Zone AE area without a floodway determined that cumulatively increases the BFE by 1 foot or greater at any point.
The CLOMR requestor must submit hydrologic and/or hydraulic analyses, a certified topographic work map, and annotated portions of the FIRM and/or FIS report to reflect flood hazard impacts of the proposed project (use FEMA MT-2 application package).
The requestor must provide individual legal notice to all impacted property owners.

Insurable Structure "No Impact" Certification (example)

This is to certify that I am a duly qualified engineer licensed to practice in the State of Georgia.

This further certifies that no insurable structures* are located in areas that would be affected by BFE increases for (stream name) associated with the proposed construction of (project identifier).

Signature

Seal

*"Insurable structure" as defined by the FEMA MT-2 Instructions

Figure 22. Example of an insurable structure "no impact" certification form

The requestor must also submit an evaluation of project alternatives and a certified statement that no insurable structures will be impacted by the proposed project (see example in box above).

FEMA must be the supplier of the technical data to be used as the basis of the engineering analysis. Save time and money-- don't build in the floodway!
See page 50 for more information on "no rise" certification with supporting documentation.

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Flood Map Revisions: LOMRs
LOMRs physically update or refine the flood hazard information used to create the FIRM.
Result in adjustment to the height of the BFE or boundaries of the SFHA
Ensure that the FIRM is the most accurate reflection of the flood risk Requires engineering analyses and scientific data

Figure 23. Example of a LOMR Determination Document
If floodplain modifications are made and a LOMR is not issued to update the flood hazard information, flood insurance rates and flood insurance requirements will continue to be determined based on the outdated, effective information.

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Is Your Building Site Higher Than the BFE?

If your land is shown on the FIRM panel as being "in" the SFHA, but your building site is higher than the Base Flood Elevation (BFE), get a professional land surveyor or civil engineer to complete a FEMA Elevation Certificate (EC). Submit a request for a Letter of Map Amendment to FEMA along with the EC to verify that your structure is above the BFE (see page 39). If FEMA approves your request, it will remove the structure or property from SFHA; however, lenders may still continue to require flood insurance coverage. Keep the certificate and the LOMA with your deed; they will help future buyers.

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Flood Zone Determinations Processed by FEMA
The most accurate information available is used to make flood maps, including topographic base maps and detailed engineering methods or methods of approximation. However, the flood maps are not property-specific. Upon request FEMA can make an official determination regarding whether a property or structure is in the SFHA, provided technical data are submitted to support such a request. The following property-specific determinations are processed by FEMA:
Letter of Map Amendment (LOMA) is an official amendment to an effective FIRM that may be issued when a property owner provides additional technical information for a property or structure. This may include ground elevations relative to the BFE. Lenders may waive the flood insurance requirement if the LOMA determines a property or structure is above the BFE and is no longer located in the SFHA.
Letter of Map Revision Based on Fill (LOMR-F) is an official revision to an effective FIRM that is issued to document FEMA's determination that a structure or parcel of land has been elevated by fill. Lenders may waive the insurance requirement if the LOMR-F determines a property or structure is above the BFE and is no longer located in the SFHA.

Check online at http://www.fema.gov/letter-map-amendment-letter-map-revision-based-fill-process for more about map amendments and revisions for different user groups (homeowners, floodplain managers, surveyors, engineers, and insurance professionals). Also learn about eLOMA, a web-based application for surveyors and engineers allowing them to electronically submit simple LOMAs to FEMA.

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Activities in SFHAs that Require Reviews and Permit Approvals Construction of new buildings Additions to existing buildings Substantial improvements of existing buildings Renovation of existing building interiors Repair of substantially damaged buildings Placement of manufactured (mobile) homes Subdivision of land Construction or placement of temporary buildings and accessory structures Construction of roads, bridges and culverts Placement of fill, grading, excavation and dredging Alteration of stream channels
You need floodplain development review and approval for these and ANY land-disturbing activities in SFHAs.

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Section 6: Development Permits

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Site Planning: Build it out, Build it Higher, Build it Safer
The NFIP's minimum standards are just that--minimums! Long before a flood occurs, there are opportunities for communities to keep homes and businesses out of harm's way. This means guiding new and improved development away from flood-prone areas, and ensuring that new homes and businesses in these areas are built to standards that minimize risk. The following floodplain management best practices should be considered as floodplain development plans are developed and permits approved.
Build it Out if the lot permits, locate the building footprint outside the SFHA Build it Up incorporate freeboard into the building design Build it Safer incorporate safer building design such as V zone building standards in coastal A zones
Economic development and responsible floodplain development can co-exist. Learn about community-led techniques used to provide a higher level of flood protection to their citizens and to reduce flood losses over time in the Association of State Floodplain Managers' publication titled No Adverse Impact: A toolkit for Common Sense Floodplain Management.

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Key Floodplain Development Permit Review Steps
The permit reviewer will use a checklist to guide the review and identify key issues. Some of the key questions are:
Is the site near a watercourse? Is the site in the mapped FEMA floodplain or floodway? Have other federal permits been obtained? Is the site reasonably safe from flooding? Does the site have a low, medium, or high risk of flooding? Does the site plan show the flood zone, Base Flood Elevation, and
building location? Is substantial improvement of an older building proposed? Is an addition proposed? Will new buildings and utilities be elevated properly? Do the plans show an appropriate and safe foundation? Will the owner/builder have to submit an as-built Elevation Certificate?

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Typical Floodplain Development Permit Process

*If a structure (bridge, culvert, or channel modification), "no rise" certification may be required (see page 50) Figure 24. Sample Floodplain Development Permit Process

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Application for a Floodplain Development Permit

You must get all permits and certifications before you do work in the floodplain.

Figure 25. Sample floodplain development permit application
Good information will lead to better construction and less exposure to future flood damage.

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What Is the Elevation Certificate and How Is It Used?
The Elevation Certificate (EC) is a FEMA form. Go to www.fema.gov and search for "Elevation Certificate."
The EC must be completed and sealed by a professional land surveyor or civil engineer. The property owner, owner's representative, or community official may complete the
EC for sites in Approximate A Zones and AO Zones. The EC can be used to support the request for a LOMA and LOMR-F. The EC is used to verify that buildings are elevated properly (see page 52). Insurance agents use the EC to write and rate flood insurance policies. See page 85 for online EC training resources.

The EC is an essential floodplain management tool to document the building standards of the NFIP and the community's local ordinance have been met.

Figure 26. FEMA EC Form

By itself, the EC cannot be used to waive the requirement to obtain flood insurance. See page 39 to learn about FEMA's Letter of Map Amendment process.

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Completing the Elevation Certificate

Figure 27. Building Elevation Information section of FEMA EC

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Think Carefully Before You Request a Floodplain Variance
Very specific conditions related to the property (not the owner's actions or preferences) must be satisfied to justify a variance: Good and sufficient cause Unique site conditions Non-economic hardship If in the floodway, no increase in flood level
A variance that allows construction below the BFE does not waive your lender's flood insurance requirement. Flood insurance will be very expensive--perhaps more than $10,000 per year (see page 80).

Figure 28. Flood insurance on a post-FIRM building with its lowest floor below the BFE
Think carefully before seeking a variance to build below the Base Flood Elevation. Not only will your property be more likely to suffer damage, but insurance will be very costly.
If your community has a pattern of issuing variances, sanctions could be imposed--costing you even more!

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Paperwork Is Important--for You and Your Community
Lowest Floor means the lowest floor of the lowest enclosed area (including basement). An unfinished or flood-resistant enclosure (that is not a basement) is not the lowest finished floor if the enclosure is built as required in the local ordinance (see pages 52 and 57), which includes limited uses. Lowest Adjacent Grade is the lowest point of the ground level immediately next to a building.

Figure 29. Survey Point of Lowest Floor
If you get a permit to build in the floodplain, a FEMA Elevation Certificate or similar documentation will be required as soon as your lowest floor is set. An "as-built" survey and Elevation Certificate will be required when construction is completed. This form is important! It documents that you built correctly. It can be used to obtain the correct insurance rating.

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Floodplain Fill Can Make Things Worse

Figure 30. Obstructions Caused by Floodplain Fill
Make sure your floodplain fill project won't harm your neighbors. Before deciding that your project requires the placement of fill, check with your local community or GADNR. You may be required to submit a Conditional Letter of Map Revision (CLOMR) application and supporting data (see page 35).

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Section 7: Development Requirements

47

Required "No Rise" Certification

Floodways can be dangerous because of high flow velocities.
"No rise" means no increase in flood elevations.
An engineer must evaluate the hydraulic impact of proposed development. A "no rise" certification with supporting documentation is required and must be signed, sealed and dated by a registered professional engineer.
Check with your community for guidance before planning work in a floodway.

Engineering "No Rise" Certification (example)

This is to certify that I am a duly qualified engineer licensed to practice in the State of Georgia. It is to further certify that the attached technical data supports the fact that proposed (Name of Development) will not impact the 100-year flood elevations, floodway elevations and floodway widths on (Name of Stream).

Signature

Seal

Figure 31. Example of an engineering "no rise" certification

If the FIRM for your site shows Approximate A Zones, check with your community and the local Flood Damage Prevention Ordinance before you do any work in the area.

The engineering analysis must be based on technical data obtained from the State or FEMA. Save time and money--don't encroach in the floodway!

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Compaction of Floodplain Fill
Earthen fill used to raise the ground above the flood elevation must be placed properly so that it does not erode or slump when water rises. For safety and to meet floodplain requirements, floodplain fill should:
Be good clean soil, free of large rocks, construction debris and woody material (stumps, roots) Be machine-compacted to 95 percent of the maximum density (determined by a design professional)
Extend 10 to 15 feet beyond the footprint of the structure
Have graded side slopes that are not steeper than 2:1 (one foot vertical rise for every 2 feet horizontal extent); flatter slopes are recommended
Have slopes protected against erosion (vegetation for "low" velocities, durable materials for "high" velocities--determined by a design professional)
Figure 32.Fill Compaction and Slope Criteria
Communities may ask for a professional engineer to certify the fill elevation, compaction, slope, and slope protection materials in order to determine that the proposed structure will be "reasonably safe from flooding."

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How to Elevate Your Floodplain Building (Riverine)

Figure 33.Elevation of Utilities
CAUTION! Enclosures (including crawlspaces and basements) have some special requirements (see pages 53 and 59). Note: When the walking surface of the lowest floor is at the BFE, under-floor utilities are not allowed. Fill used to elevate buildings must be placed properly (see pages 49-50).

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Enclosures Below the Lowest Floor (A Zone)

Figure 34. Flood Openings
Solid perimeter wall foundations can enclose flood-prone space. A crawlspace is a good way to elevate just a couple of feet. In all cases, the following are required: flood vents/openings, elevated utilities, flood-resistant materials, and limitations on use.

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Crawlspace Details (A Zones)
Figure 35. Crawlspace Details

The Lowest Floor Elevation must be at or above the BFE.
All materials below the BFE must be flood resistant
The bottom of flood openings/vents must be no more than 12 inches above grade (interior or exterior).
Standard air ventilation units must be disabled in the "open" position to allow water to flow in and out.
Interior grade must be equal to or higher than exterior grade on at least one side.
More information on venting requirements can be found in FEMA Technical Bulletin 1 titled "Openings in Foundation Walls and Walls of Enclosures."
Calculate Net Flood Opening A building that measures 30' x 40' has 1,200 square feet of enclosed crawlspace. Flood vents must provide 1,200 sq. in. of net open area (or be certified engineered openings). If a standard air vent unit provides 60 sq. in. of net open area, 20 vent units are required to satisfy the flood opening requirement (1,200 divided by 60). As an alternative used certified engineered openings.

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Basements Are Especially Flood-Prone

Figure 36.Basements are not allowed in new buildings in the SFHA
Basements below the BFE are not allowed in new buildings and flood insurance coverage is very limited in existing basements for a very good reason. It only takes an inch of water over the sill and the entire basement fills up! Excavating a basement into fill doesn't make it safe because saturated groundwater can damage the walls. For more information on basements, see FEMA Technical Bulletin 10-01 titled "Ensuring That Structures Built on Fill In or Near Special Flood Hazard Areas Are Reasonably Safe from Flooding."

A basement is any portion of a building that has its floor sub-grade (below ground level) on all sides.

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Manufactured Homes Require Special Attention

Figure 37. Anchored manufactured home
Homes must be anchored to resist flotation, collapse, and lateral movement by being tied down in accordance with your community's ordinance or the manufacturers' installation specifications for SFHAs.

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Typical Elevation Methods for Coastal Buildings

Figure 38. Coastal Construction Methods
In V Zones, the design specifics will be determined by your architect or engineer based on your site, including how your building will be elevated and how deep in the ground the foundation elements will extend. Your community will require certified building designs and plans (see page 60). For development criteria for coastal areas, see Georgia's Coastal Flood Damage Prevention Model Ordinance at https://epd.georgia.gov/floodplain-management.

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Coastal Homes Must Resist Wind and Water Forces

Figure 39. Wind Resistant Coastal Construction
Coastal buildings may be exposed to both high winds, waves, and floodwater, so they must be built to hold together during storms. These details are only examples. Your architect or engineer will specify the type of corrosion-resistant clips and straps to keep the roof and building connected to the foundation.

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Enclosures Below V Zone Buildings

Do not modify an enclosure below an elevated V Zone building (or any zone for that matter)! It is a violation of your community's regulations, and you may have increased damage when it floods. Plus, your flood insurance policy will cost a lot more.

Figure 40. V Zone Construction Requirements

Avoid building an enclosure under your V Zone building. If you must enclose a small area, your community will require: Walls must be designed to collapse or "breakaway" under storm and flood conditions Must be unfinished and use flood resistant materials Utility wires and pipes should not go through or be attached to the breakaway walls Enclosed area is to be used only for parking, building access, and limited storage No bathrooms, utility rooms, or electric service below BFE

Enclosures larger than 299 sq. ft. may have higher insurance premiums.

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V Zone Certification

Figure 41. Sample V-Zone Certification
A registered professional engineer or architect must review or prepare your building design and provide a signed and sealed statement that the design meets minimum design and construction requirements.

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Floodproofing of Non-Residential Structures
Elevation is the preferred method of flood protection for all structures located within the SFHA; however, floodproofing is allowed for nonresidential (commercial) buildings.
Within SFHAs, the lowest floor (including basement) of any new construction or substantial improvement to non-residential structures shall be at least to the BFE OR be designed and constructed to be floodproofed up to that elevation.
Structures shall be designed and constructed in accordance with FEMA Technical Bulletin 3-93 titled "Non-Residential Floodproofing Requirements and Certification" to ensure that below the BFE:
Walls are watertight (impermeable to the passage of water)
Structural components can resist hydrostatic and hydrodynamic loads and effects of buoyancy
Utilities are protected from flood damage
A Floodproofing Certificate sealed by a design professional is required for all floodproofed buildings.

Figure 42. Floodproofing Certificate
Because of the additional risk associated with any floodproofed building, 1 foot is subtracted from the elevation to which a building has been floodproofed, for insurance rating (if the building is floodproofed at least to the BFE). Therefore, to receive an insurance rating based on 100-year flood protection, the building must be floodproofed to an elevation at least 1 foot above the BFE. Insurance premiums will be lower if floodproofing exceeds this requirement.

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59

Utility Service Outside Buildings

Fuel and propane tanks may cause explosion and pollution risks during flood conditions! Even shallow water can create large buoyant forces on tanks, so extra care must be taken to ensure that all tanks are anchored.

Figure 43. Anchoring of Service Utilities
Whether inside an attached garage or outside the building, all utilities, appliances, and equipment must be elevated above the BFE or protected against flood damage. Utilities include plumbing, electrical components, gas lines, fuel tanks, and heating and air conditioning equipment.

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Utility Service Inside Structures

Figure 44. Utilities elevated on a platform

All utilities, appliances, and equipment must be elevated above the BFE or protected. Utilities include plumbing, electrical components, gas lines, and heating and air conditioning equipment.

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Accessory (Appurtenant) Structures

In Special Flood Hazard Areas, accessory and appurtenant structures must:

Not be habitable
Be used only for parking or storage (not pollutants or hazardous materials)
Be anchored to resist floatation
Have flood openings/vents
Be built of flood-resistant materials

Accessory (Appurtenant) Structure means a structure that is located on the same parcel of land as a principal structure and whose use is incidental to the use of the principal structure. Accessory structures may not be used for human habitation and must be designed to minimize flood damage. Examples: detached garages, carports, storage sheds, gazebos, pole barns, and hay sheds.

Have elevated utilities

Not be modified for different use in the future

Figure 45. Accessory structure with flood openings and utilities elevated above the BFE

Have documented floor elevation to demonstrate compliance with the community's Flood Damage Prevention Ordinance

Even small buildings are defined as "development" and permits or variances with noted conditions are required. They must be elevated or anchored and built to withstand flood damage. Caution! Remember, everything inside is likely to get wet when flooding occurs.

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Recreational Vehicles
In Special Flood Hazard Areas, RVs must: Be licensed and titled as an RV or park model (not as a permanent residence) Be built on a single chassis Must measure 400 sq. ft. or less (measured at largest horizontal projection) Have inflated wheels and be self-propelled or towable by light truck Have no attached deck, porch or shed Be used for temporary recreational, camping, travel or seasonal use (no more than 180 consecutive days)
Have quick-disconnect sewage, water and electrical connectors
RVs that do not meet these conditions must be installed and elevated like manufactured homes, including permanent foundations and tie-downs (see page 55).

Camping near the water? Ask the campground or RV park operator about flood warnings and plans for safe evacuations.

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Planning to Improve Your Floodplain Building?

To obtain a permit to improve an existing building:
You must provide a copy of your construction contract or a cost estimate (including estimated market value of your own or donated labor and materials).
Your community will compare the cost of the proposed work to the market value of your building and check the value of improvements.
You may submit an independent assessment of the market value of the building, if performed by a licensed appraiser.
If the cost of the improvement equals or exceeds 50% of the market value of the building, it is considered a Substantial Improvement and you must bring the building into full compliance--this may involve raising the foundation or other measures.
If the costs do not trigger Substantial Improvement requirements, then you should still consider ways to reduce future damage (see pages 67 and 80).

Improvements include:
Renovation/ rehabilitation of the interior of the existing building (see page 68)
Lateral addition, without renovation or structural alteration of the existing building (see page 69)
Lateral addition, with renovation or structural alteration of the existing building (see page 70)
Vertical addition (add new story)

Substantial improvement means any reconstruction, rehabilitation, addition, or other improvement of a structure, taking place during a 5-year period, of which the cumulative cost 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 from any cause (flood, fire, earthquake, hurricanes, tornadoes, etc.), regardless of the actual repair work performed (see page 71).

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Non-Substantial Improvements

Your proposed improvements are "non-substantial" if the costs of all improvements are less than 50% of the market value of the building. Although you are not required to bring the existing building into compliance, there are many things you can do to reduce future flood damage. Find out the BFE for your property location and consider the following:

Use flood resistant materials, for example tile, closed-cell wall insulation, and polyvinyl wall coverings.

Raise air conditioning equipment, heat pump, furnace, hot water heater, and other appliances on platforms.

Install electrical outlets above the BFE.

Move ductwork above BFE and out of crawlspaces.

Retrofit crawlspaces with flood openings. Fill in below-grade crawlspaces/utility spaces.

Figure 46. Example of a Low Cost Flood Protection Measure

Note! Be sure to include ALL proposed work in your initial permit application. If you add more work after the permit is issued, your community will need to make another evaluation for Substantial Improvement.

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Substantial Improvement: Renovation Only
Figure 47.Substantially Improvement- Reconstruction on Existing Foundation

Floodplain buildings can be improved, renovated, rehabilitated, or altered, but special rules apply.
Check with your local permit office before you begin. It will be easier to do it right the first time.
The cost to correct previously cited violations of health, sanitary, or safety codes to provide safe living conditions can be excluded from the cost of renovations.
Alteration of a registered historic structure is allowed, by variance, as long as it will continue to meet the criteria for listing as an historic structure.

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Substantial Improvement: Lateral Addition Only

See page 70 if your project to add a lateral addition also includes modifying the interior of the existing building or making structural modifications to the existing common wall.

Figure 48.Substantial Improvement Lateral Addition
You must get a permit from the community to build an addition to your existing floodplain building. Only the addition must be built with the lowest floor 1.5 feet above the Base Flood Elevation provided:
You make no interior modifications to the existing building; and
You make no structural modifications to the existing common wall other than adding a standard 36" door.

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Substantial Improvement: Addition Plus Other Work

Figure 49.Substantial Improvement Addition plus Other Work

Your community must prepare an evaluation to determine if all of your proposed work will trigger the Substantial Improvement requirement. Substantial Improvement is triggered if:
The building is located in the SFHA;
The work involves adding a new top floor, modifying the interior of the existing building, or structurally modifying the existing common wall (for lateral addition); and
The cost of all proposed work plus the cost of improvements equals or exceeds 50% of the market value of the existing building.

Your community's permit office can help you determine which requirements apply. It is always a good idea to request a preliminary review before you get too far along with your plans.

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What About After Damages?

Figure 50 Calculating Repairs.
A permit is required to repair a damaged floodplain structure, regardless of cause--fire, flood, wind, or even a truck running into a building. You will be asked to provide a detailed cost estimate to repair it to its pre-damaged condition. If the repair costs are 50% or more of the pre-damage market value of the building, then the building is Substantially Damaged and must be brought into compliance, which may involve raising the foundation or other measures. Check with your community before you begin repairs.
See page 74 for more information about elevating an existing building above a crawlspace.

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Increased Cost of Compliance (ICC)
You may be eligible for up to $30,000 to help pay to bring your structure into compliance with your community's requirements-- if all of the following apply:
You have NFIP flood insurance--it includes ICC coverage. Your building is in the mapped Special Flood Hazard Area.
Your building's lowest floor is below the elevation required by your community. Your community has made an official determination that the building was
substantially damaged by flooding.
You act quickly with your claims adjuster and community official to process all the required paperwork.

Owners whose buildings are substantially damaged are required to "bring the buildings into compliance" with floodplain requirements. More information is available in FEMA's Increased Cost of Compliance fact sheet.

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Some Flood Mitigation Projects Cost More... ...But Give You More Protection

Figure 51. Relocation may be the Best Option in Highly Flood-Prone Areas
After floods, some communities buy out and demolish homes that were severely damaged. The acquired land is dedicated to open space and can be used for recreation or to help restore wildlife habitat and wetlands. In other situations homes are elevated on a higher foundation or are physically out of the SFHA.

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Elevating an Existing Building

Figure 52. Elevating and Existing Building
This is one way to elevate an existing building to comply with floodplain regulations. If your insured building is damaged by flood and your community determines it is substantially damaged, you may be eligible for an Increased Cost of Compliance (ICC) payment. See page 72.
The State and FEMA can help with more information and options.

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Some Flood Protection for Older Homes Is Easy and Low Cost

Figure 53. Low Cost Flood Protection Measures for Older Homes
Move water heaters, furnaces, and ductwork out of crawlspaces and basements. Anchor heating oil and propane gas tanks to prevent flotation. Do not store valuables or hazardous materials in a flood-prone crawlspace or basement. Use waterresistant materials when you repair.

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Higher Floodplain Development Standards
FEMA has established minimum floodplain management requirements for communities participating in the NFIP. In Georgia, communities must also enforce more restrictive requirements due to State laws. For example, the State requires 1 foot of freeboard as a building requirements in SFHAs. Georgia communities should also consider enacting regulations that exceed the minimum State and Federal criteria.
When formulating community development goals and in adopting floodplain management regulations, communities should consider the following flood damage reduction practices:
Location restrictions including preservation of flood-prone areas for open space purposes including park land or agriculture
Setbacks for new construction - Setback standards establish minimum distances that structures must be positioned-- set back--from river channels or the shoreline.
Low density zoning to reduce the number of new structures at risk
Building requirements including freeboard and foundation standards
Relocation of occupants away from flood-prone areas
Acquisition of land or land development rights for public purposes
Floodproofing to reduce flood damage
Flood warning and emergency preparedness plans
Provision for alternative vehicle access and escape routes

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Natural and Beneficial Functions of Floodplains
When portions of floodplains are preserved or restored to their natural state, they provide many benefits to both human and natural systems. Open space resource areas adjacent to floodplain areas:
Increase aesthetics and recreational opportunities
Reduce the number and severity of floods
Increase storage and conveyance capacity to help handle stormwater run-off
Minimize non-point sources of water pollution
These natural resources and functions can increase a community's overall quality of life, a role that is often undervalued. By transforming stream and river floodplains from problem areas into value-added assets, the community can improve its quality of life.
Parks, bike paths, open spaces, wildlife conservation areas and aesthetic features are important to citizens. Assets like these make the community more appealing to potential employers, investors, residents, property owners and tourists.

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Other Floodplain Uses

Figure 54. Land Development Criteria
Let the floodplain perform its natural function--if possible, keep it as open space. Other floodplain-compatible uses include recreational areas, playgrounds, reforestation, parking, gardens, pasture, and created wetlands.

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Nature Doesn't Read Flood Maps

Many people don't understand just how risky the floodplain can be. There is a greater than 26% chance of a flood occurring in the SFHA over the life of a 30year mortgage. The chance that a major fire will occur during the same period is less than 5%.

Figure 55. Flooding Can Occur Anywhere Add freeboard
CAUTION! Nature doesn't read the flood map! Major storms and flash floods can cause flooding that rises higher than the Base Flood Elevation (BFE). Be safer--protect your home or business by adding freeboard and building higher. See page 80 to see how this will save you money on flood insurance.

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Freeboard: Build Higher, Reduce Damage, Save on Insurance
Want to save some money and have peace of mind at the same time? Add freeboard to build higher than the minimum elevation requirement! Freeboard is a factor of safety one to two feet or more above the BFE.

NOTE: Flood insurance rates and various fees change from time to time. Rather than specific costs for insurance, these figures give a feel for how much difference just a foot or two can make.
Remember! When building a new home, be sure the builder checks the floor elevation as part of the foundation inspection. An error of just 6 to 12 inches could more than double what you have to pay for NFIP flood insurance.
The community may be able to grant a variance, but the owner will probably still be required to buy insurance. Imagine trying to sell a house if the bank requires insurance that costs more than $5,000 a year!

Figure 56. Save money on flood insurance by adding freeboard

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Be Prepared for Flood Emergencies
Everyone should be prepared for floods and other emergencies. You need to be prepared at home, at work, at school, and in your community.
Sometimes floods and other disasters can strike quickly and without warning. You may have to evacuate your neighborhood, workplace, or school, or you may be trapped at home. Ask yourself--what would I do if basic services (water, gas, electricity, and telephones) are interrupted, perhaps for several days? Local officials and emergency relief workers will be on the scene after disasters, but they cannot reach everyone right away.
You need to be prepared to keep your family safer by preparing now. Learn about the risks in your community.
Find out about your community's flood warning system and Emergency alert system. Make family and workplace emergency plans.
Know where to go if you are told to evacuate. Make sure you have a plan for your pets or other animals you care for. Many shelters will not accept animals. Put together a disaster kit with supplies to last at least three days.
To learn more about preparing for disasters, check out the Georgia Flood Response Toolkit or visit the Georgia Emergency Management Agency's Ready Georgia preparedness website.

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Turn Around Don't DrownTM
Learn about flood risks and follow these safety rules: When flooding is expected, stay away from creeks, streams and rivers. NEVER drive through flooded roads--they may be washed out. Passenger cars may float in only 18-24 inches of water. Be especially cautious at night when it is harder to recognize dangers. Just 6 inches of fast-moving water can knock you off your feet. Visit www.weather.gov/os/water/tadd for more advice.

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Post Disaster Roles and Responsibilities

Work closely with local, State, and Federal agencies involved in post-disaster recovery efforts
Review FIRM and other information to identify at-risk areas and structures
Visit every area with structures affected by flooding
Document damage to structures (address, GPS coordinates, water level, photographs, etc.)
Determine if damaged structures are in SFHA
Conduct assessment of each damaged structure in SFHA to determine if damage is "substantial"
Document substantial damage determinations*

*Documentation is critical to:
a) Demonstrate that floodplain management regulations have been enforced;
b) Demonstrate compliance with flood hazard rules and construction codes;
c) Defend against administrative or judicial appeals;
d) Develop mitigation plans and FEMA grant applications; and
e) Adjust a flood insurance claim under the NFIP's Increased Cost of Compliance (ICC) coverage.

Notify owners of damaged structures of the requirements to obtain building permits from their local permits department to repair, rehabilitate, or reconstruct building in compliance with floodplain management regulations

Coordinate technical issues with FEMA during post-disaster permit process

Provide technical support on floodplain management, mapping, regulations, and hazard mitigation issues at the Joint Field Office (multiagency center activated by FEMA after Presidential disaster declaration)

Detailed information for communities about postdisaster activities is available in the Georgia Flood Response Toolkit.

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Useful Resources
Useful Resources Georgia Department of Natural Resources www.gadnr.org Georgia Flood Mapping Program GeorgiaDFIRM.com Georgia Department of Natural Resources Flood Map Viewer http://map.georgiadfirm.com The Georgia Emergency Management Agency (GEMA) www.gema.ga.gov provides information on emergency preparedness. From that website link on the Ready Georgia website for guidance on how to be ready for floods and other disasters. FEMA has developed materials to help families and businesses prepare for floods and recover from disasters: www.fema.gov/library NFIP regulations (Parts 59, 60, 65 and 70): www.fema.gov The American Red Cross addresses disaster safety, being prepared, and repairing homes (Disaster Services): www.redcross.org Association of State Floodplain Managers: www.floods.org Georgia Association of Floodplain Management: www.gafloods.org

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Want to Learn More About Floodplain Management?
Access Georgia's model Flood Damage Prevention Ordinances at https://epd.georgia.gov/floodplain-management. For floodplain mapping questions, contact the FEMA Map Information Exchange toll free at 877-336-2627. View digital flood data through the Georgia Department of Natural Resources Flood Map Viewer at
http://map.georgiadfirm.com. To order flood maps, call FEMA's Map Service Center--(877) 336-2627 or enter the FEMA Map Service Center website to
order online at www.msc.fema.gov. FEMA's online publications can be found at www.fema.gov/library. Search by keyword, title, or publication number. Call
(800) 480-2520 to order free printed copies. Find online Elevation Certificate training for surveyors by going to www.fema.gov and search on "Elevation Certificate." The NFIP's Community Rating System Resource Center is online at www.fema.gov/business/nfip/crs. Read about the FEMA's Floodplain Management Program at www.fema.gov/floodplain-management.

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Want to Learn More About Flood Insurance?
Consumer information about flood insurance, flood risks, and flood maps is online at www.FloodSmart.gov. Click on "Policyholder Resources" to learn more about estimating the cost of a policy, finding an agent, purchasing a policy, coverage limits and exclusions, filing claims, and other topics.
At www.FloodSmart.gov, click on "Flooding and Flood Risks" to find out about flood map updates and view flood risk scenarios and videos.
Also at www.FloodSmart.gov, click on "Frequently Asked Questions" to learn more flood insurance and access articles and brochures.
To obtain an NFIP flood insurance policy, call your insurance agent. Most insurance companies can write an NFIP policy for you. If you need more help, call the National Flood Insurance Program's toll free number to get the name of an agent in your area who does write flood insurance at (888) 379-9531.
To find out how many NFIP flood insurance policies are in force in your community, or how many claims have been paid since 1978, go to the NFIP BureauNet website.

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www.gad nr.org
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