The Federal Emergency Management Agency (FEMA) is getting tougher on flood control in Chatham County.  It’s requiring changes in order for the county to get discounted insurance rates, so the County's flood plan ordinance is getting a makeover.

Included in the changes, FEMA is requiring new regulations that have both commissioners and developers concerned.  "I think the federal government is doing what's it's supposed to be doing. We just have to make sure that it's crafted in a way that it doesn't have a negative consequence on Chatham County," said Commissioner Patrick Shay.

Chatham County is prone to flooding and it has more of the unincorporated parts of the county on the flood area map. One of the mandated changes would require all new construction in the county’s floodplain, including new homes, to be built one foot above the base flood elevation.

The base flood elevation is the level where water could rise during a major flood. That requirement has home builders uneasy.
"We want to make certain though, that if you have those properties at base flood elevation you had already been permitted to build those homes, that you could build them on a slab as opposed to having an elevated foundation," said Mike Vaquer with the Homebuilders Association.

Vaquer is also worried about existing homes.  What happens if an owner tries to sell the home yet it's doesn't meet the new guidelines? Will flood insurance be denied?  These are questions with no definite answer.

That is why commissioners voted to delay approving the new county ordinance until there are more answers than questions. Commissioners will approve the ordinance in two weeks. FEMA's deadline is September 26th.  If the county doesn't adopt the changes, it could stand to lose the national flood insurance discount rate.

Copyright 2008 The Coastal Source