Building & Development Review
Click here to access the Development Services eTrakit website to submit a permit application
In order to accomplish this mission, County Council has adopted ordinances in order to lessen flood hazards and losses. In addition, these ordinances ensure insurance coverage by those affected property owners by restricting or prohibiting uses that are dangerous to health, safety, or property in times of flood or that cause increases to flood heights or velocities. Click here to view a copy of these ordinances. In addition, in January 2020, the South Carolina Building Code became effective. It can be viewed here.
All properties located within a designated Special Flood Hazard area are required to obtain a Floodplain Development Permit (FDP). This permit is typically completed in conjunction with the either a Land Development or Building permit.
To determine if the property is located within a special flood hazard area you can view the property on either the FEMA Map Service Center website or the County GIS Map.
If the property is located within a special flood hazard area, the plans must clearly show the limits of the 1% floodplain, the base flood elevation for the 1% storm event, if known, the limits of proposed construction, the proposed building finished floor elevation, and the proposed areas of encroachment and compensation, if applicable.
If a proposed structure is within a FEMA regulated floodplain, an Elevation Certificate is required at the time of permit application, during construction, and at the completion of the structure. These forms will remain on file with the County and may be viewed by the public.
An Elevation Certification is used to provide elevation information which is necessary to ensure compliance with community floodplain management ordinances and to determine the proper insurance premium rate.
The Elevation Certificate is required by the National Flood Insurance Program to determine flood insurance rates for the structure. It also provides documentation that your community is enforcing its building and floodplain ordinances. An elevation certificate is also necessary support information for a Letter of Map Amendment or Revision (LOMA or LOMR-F).
Copies of Elevation Certificates on file are available by contacting the Floodplain Coordinator at (803)576-2158 or by emailing firstname.lastname@example.org. If the County does not have an Elevation Certificate on file, one can be obtained by hiring a South Carolina licensed surveyor, engineer, or architect.
If additions or repairs are being done to an existing structure located within a SFHA, a Substantial Improvement/Damage package will need to be submitted with the application.
Other permitting and construction references are available for viewing by selecting one of the following documents:
Coastal Construction Manual, Fourth Edition
Home Builder’s Guide to Coastal Construction Technical Fact Sheet Series
Natural Hazards and Sustainability for Residential Buildings
Substantial Improvement/Substantial Damage Desk Reference
Homeowner’s Guide to Retrofitting
Protecting Manufactured Homes from Floods and Other Hazards
Above the Flood: Elevating Your Floodprone House
Floodproofing Non-Residential Structures
FEMA Technical Bulletins