![]() ![]() Poorly planned development in floodplains can lead to stream-bank erosion, loss of valuable property, increased risk of flooding to downstream properties and degradation of water quality. Floodplains are scenic, valued wildlife habitat, and suitable for farming. Understanding and protecting the natural functions of floodplains helps reduce flood damage and protect resources. ![]() Additional Informationįloodplains are a natural component of the City of Charleston environment. Please be advised all work (including painting, interior finishes, etc.) in a Special Flood Hazard Area requires a permit. V-Zone Breakaway Wall Certificate (PDF).Top 5 Reasons Elevations Certificates Need Correction.Guide to Complete Elevation Certificates (Coming Soon!).A FEMA publication entitled Enclosures and Breakaway Walls. You may need to submit the following documents when applying for building and trade permits: There are instances where a garage door must meet a breakaway performance requirement. Steps to Take if Your New Building Construction or Renovation Is Located in a Flood Zone Zone VE: Coastal flood with velocity hazard (wave action) base flood elevations determined.Zone A: No base flood elevations determined.Please be advised all work (including painting, interior finishes, etc.) in a Special. Zone X: Areas determined to be outside 500-year flood plain. V-Zone Breakaway Wall Certificate (PDF) V-Zone Design Certificate (PDF).Shaded Zone X: Areas of 500-year flood areas of 100-year flood with average depths of less than 1 foot or with drainage areas less than 1 square mile and areas protected by levees from 100-year flood.Types of Flood Zones Moderate to Low-Risk Areas To find out what flood zone your property is located within, FEMA has a searchable map provided for free on their website. Purchase flood insurance on your property ( Note: there is a 30-day lag time from the time of application).Protect your property from the hazards of flooding and wind.Maintain drainage channels and pipes free of obstruction and debris.Determine if your property is located in an area subject to flooding.Charleston is also subject to storm surge, flooding from heavy rains and high tides.īeing prepared is your best defense against such events. It is critical to remember that the City of Charleston, being located in the Atlantic Coastal region, is subject to flooding from the Atlantic Ocean as well as inland flooding from rivers and associated tributaries. Please refer to City Code of Ordinance §27-117. The best flood protection method is elevation (measured to the top of lowest floor in A Zones, to the bottom of lowest horizontal structural member in V Zones) but dry floodproofing to the minimum elevation is allowed for non-residential buildings. Can I design the stud wall to fail under 1.For all building permit applications applied for on or after July 1, 2020, the additional minimum flood protection requirement above the Base Flood Elevation (BFE) as shown on the Flood Insurance Rate Map for buildings in the Special Flood Hazard Area are as follows in the table below. However, wall needs to fail at a maximum of 20psf unless certified by an engineer or architect under the following conditions:ġ) Breakaway wall collapse shall result from a water load less than that which would occur during the base flood.Ģ) The elevated portion of the building and supporting foundation system shall not be subjected to collapse, displacement, or other structural damage due to the effects of wind and water loads acting simultaneously on all building components (structural and non structural).īecause the wind loads are greater than 20 psf I have to certify the wall will fail under the above conditions. I know I need them because the building is located in a V zone. I am a little confused with the requirements for breakaway walls. The second floor of this facility is located well above the flood elevation (23' off the slab on grade). This particular structure will house a facility that manufacturers/repairs boats. The elevation of the SOG is at 7.5' meaning our structure will be 9'-6" below water when the design flood occurs. The building is located in a V16 zone with a BFE (Base Flood Elevation) = 17'. I have never had to deal with these requirements before and I find them a little confusing. It seemed simple enough at the time until our client informed us that we had to certify that the building was in compliance with ASCE 24 "Flood Resistant Design and Construction". We were recently contracted to design a foundation for a metal building. ![]()
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