Message from the Mayor

The City of Florence is committed to becoming resistant to disasters.  It's a job that involves us all.  Please join me as we work with the Federal Emergency Management Agency and the state to help make our City become a disaster-resistant community.  Read the following notes and call us if you have questions.  To help us become disaster resistant, call the City's Project Impact coordinator at (843) 665-2047.  Florence County handles floodplain and building permits for the City.  So please, call the Planning Office (843) 676-8600 before you build in the floodplain.  More information about protecting your home and family can be found on the Internet (www.fema.gov), and we have prepared a special section in the Library with several good resources.  

The City of Florence participates in the NFIP's Community Rating System so that you save 10% on your flood insurance policy.

Flood Maps

Flood maps for our area have been produced by the Federal Emergency Management Agency. These maps will show areas in the Special Flood Hazard Area (SFHA), as well as elevations where available. The effective date of these maps is December 16, 2004. Copies of these maps are available for viewing at the Florence County Library, 509 South Dargan Street; Florence County Municipal Planning Department, 218 West Evans Street and the City of Florence Urban Planning and Development Department, 167 N. Sanborn Street. The maps are also available at www.fema.gov. Assistance regarding all aspects of floodplain regulation is available at both the Florence County Municipal Planning Department and the City’s Urban Planning Department.

Local Flooding

We see a lot of storm drainage problems in Florence, with water in the roads and blocked up drainage ditches.  While flooding that gets in buildings is rare, some areas in and around Florence County see high water fairly regularly.  Smaller floods have happened several times in the past 10 years, but the last good-sized event in the City was in August 1996.  In 1994, more than 175 homes and 5 businesses in the City/County area suffered damage.  A look back at our history of flooding indicates that the most likely period for flooding is May to September, but it can happen any time.

Floodplain Permit Required For Development

A permit is required to do any of the following in a floodplain:  build, rebuild, bring in fill dirt, excavate, add onto your home or business, install an underground or above ground tank, subdivide land, and place accessory buildings and temporary structures.  Stop by or call the County Planning Office to find out if you need a permit.  Legal action will be taken against people who do not get a permit first.  Check with the County to see if someone who is working in the floodplain has gotten a permit.  We all need to protect the floodplain!

City of Florence Floodplain Manager: (843) 665-2047
County Planning & Zoning Office:  (843) 676-8600

Flood Safety

Most of Florence's floodplain areas are unlikely to experience fast moving floodwater.  But it doesn't have to be fast to be dangerous.  Just 24" of water can float a car, and most people who die in floods are trapped in flooded cars.  Keep children out of floodwater, especially where they can be sucked into storm drains.  Check the diagram at the right.  Moving water that is only 2-3 feet deep is a threat to adults and a serious risk for children.

If your home or business is in the floodplain, you need to think ahead about what to do when next time a big flood is predicted.  For safety's sake, you may be asked to evacuate.  To protect your property, check out the resources on-line and in the Library.  At a minimum, know how to turn off the gas and be ready to move valuable furniture, carpets, and small appliances to the second floor.  Don't forget simple permanent steps, like raising an outside heat pump on a platform.

NATIONAL FLOOD INSURANCE PROGRAM

Flood Insurance

If your home or business is in the floodplain or in an area where water collects, we urge you to buy flood insurance.  Flood damage is not covered by your standard property insurance policy, but most insurance agents can sell you a flood policy.  This important financial protection can pay to repair damage to your building and help replace your personal belongings.  Just because you haven't had flood damage before doesn't mean you won't the next time the water rises.

Don't make a big mistake and think that disaster assistance or federal loans will be your best solution.  The average flood insurance policy for $100,000 coverage costs about $400 each year.  Disaster assistance averages less than $6000, which certainly is not enough to clean up or repair after a big flood.  More importantly, repaying the average federal loan costs about $300 per month…or about $3600 each year for 10 years!

It's always good to protect your property before the next flood.  Check FEMA's website or the Library for some low-cost ideas.  But sometimes afterward is when the hard lessons are learned.  Check the Library resources or give us a call for some good ideas to reduce future damage before you start repairs.  If you have major damage and are covered by flood insurance, you may be eligible for up to $20,000 to pay for property protection if required by a permit.

Floodplains Make Good Open Space

Rivers and creeks naturally want to flood when long and heavy rains fall.  That's why it makes sense to keep development away from waterways, so that the floodplain can function as Nature intended.  Parts of Jeffries Creek Park and Timrod Park are in the floodplain.  Anyone thinking about building in a floodplain should consider locating back from the creek to leave the floodplain open.

Most wetlands are found in floodplains and have many types of plants and wildlife.  A permit from the U.S. Army Corps of Engineers is required to alter a wetland.  Call the County Planning Office to talk to someone about the best way to minimize impacts on our floodplains.