In all areas within the city limits of Folly Beach, as set forth in §§ 152.07 or 150.20, the following provisions are required:
(A) Residential construction.
(1) New construction and substantial improvement of any residential building (or manufactured home) shall have the lowest floor, including basement, elevated no lower than the design flood elevation (DFE).
(2) Should solid foundation perimeter walls be used to elevate a structure, openings sufficient to facilitate the unimpeded movements of flood water shall be provided in accordance with standards of § 152.41.
(B) Nonresidential construction.
(1) New construction and substantial improvement of any commercial, industrial or non-residential building (or manufactured home) shall have the lowest floor, including basement, elevated no lower than the design flood elevation (DFE). Commercial buildings located in all A-zones may be floodproofed in lieu of being elevated provided that all areas of the building below the required elevation are water tight with walls substantially impermeable to the passage of water and use structural components having the capability of resisting hydrostatic and hydrodynamic loads and the effect of buoyancy. A flood proofing certificate must be submitted to the Building Official certified by a licensed South Carolina architect or engineer prior to occupation of the structure.
(2) A registered professional engineer or architect shall certify that the standards of this subsection are satisfied. The certification shall be provided to the official as set forth in § 152.41.
(3) This section does not raise the height restriction.
(4) Structures that are floodproofed are required to have an approved maintenance plan with an annual review. The local floodplain administrator must approve the maintenance plan and be provided with a notification of the annual review.
(C) Standards for manufactured homes and recreational vehicles.
(1) All manufactured homes placed or substantially improved on individual lots or parcels, in expansions to existing manufactured home parks or subdivisions, or in substantially improved manufactured home parks or subdivisions, must meet all the requirements for new construction, including elevation and anchoring.
(2) All manufactured homes placed or substantially improved in an existing manufactured home park or subdivision must be elevated so that:
(a) The lowest floor of the manufactured home is elevated no lower than the design flood elevation (DFE);
(b) The manufactured home chassis is supported by reinforced piers or other foundation elements of at least an equivalent strength, of no less than 36 inches in height above grade.
(c) The manufactured home must be securely anchored to the adequately anchored foundation system to resist flotation, collapse and lateral movement.
(d) In an existing manufactured home park or subdivision on which a manufactured home has incurred “substantial damage” as the result of a flood, any manufactured home placed or substantially improved must meet the standards of § 152.41.
(3) All recreational vehicles placed on sites must either:
(a) Be fully licensed and ready for highway use;
(b) Meet all the requirements for new construction, including anchoring and elevation requirements of division (A) above; and
(c) A recreational vehicle is ready for highway use if it is on its wheels or jacking system, is attached to the site only by quick disconnect type utilities and security devices and has no permanently attached structures.
(D) Floodways. Located within areas of special flood hazard established in § 152.07, are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of flood waters which carry debris, potential projectiles and has erosion potential, the following provisions shall apply:
(1) Prohibit encroachments, including fill, new construction, substantial improvements and other developments unless certification (with supporting technical data) by a registered professional engineer is provided demonstrating that encroachments shall not result in any increase in flood levels during occurrence of the base flood discharge;
(2) If the provision (D)(1) above is satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard reduction provisions of § 152.25.
(3) Prohibit the placement of manufactured homes (mobile homes), except in an existing manufactured home (mobile homes) park or subdivision. A replacement manufactured home may be placed on a lot in an existing manufactured home park or subdivision provided the anchoring standards of § 152.25 and the elevation standards of division (C) above and the encroachment standards of this division (D) are met.
(`95 Code, § 5-4-19) (Ord. 13-02, passed 8-27-02; Am Ord. 36-11, passed 12-13-11; Am. Ord. 38-11, passed 12-13-11; Am. Ord. 22-16, passed 9-13-16; Am. Ord. 35-16, passed 12-13-16; Am. Ord. 21-17, passed 7-11-17; Am. Ord. 08-19, passed 2-11-19; Am. Ord. 25-20, passed 12-8-20; Am. Ord. 10-21, passed 5-11-21)