Johns Creek, GA Environmental Rules: Flood Elevation Requirements (2026)
Key Facts
- Residential freeboard
- 3 feet above base flood elevation
- Nonresidential freeboard
- 1 foot above base flood elevation
- Lowest floor includes
- the basement
- Alternative
- floodproofing for nonresidential structures
- Governing section
- § 109-23(b), Flood Damage Prevention
Summary
Johns Creek requires new and substantially improved homes in the flood hazard area to elevate their lowest floor, including any basement, at least three feet above base flood elevation: one of Georgia's stricter local freeboard standards.
If all of the requirements of subsections 109-22(c) through (e) have been met, all new construction shall have the lowest floor, including basement, elevated no lower than three feet above the base flood elevation or one foot above the future-conditions flood elevation, whichever is higher.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 23 Update 1).
Full Breakdown
Johns Creek Code § 109-23(b) sets the city's freeboard standard for construction in the future-conditions floodplain. New construction and substantial improvement of a principal residential structure must have its lowest floor, including any basement, elevated no lower than three feet above the base flood elevation, or one foot above the future-conditions flood elevation, whichever is higher. Nonresidential buildings need only one foot of freeboard above base flood elevation, or may floodproof instead if a licensed engineer or architect certifies the design. A final elevation certificate is required before construction is considered complete.
Violations & Fines
Building below the required freeboard elevation without an approved variance violates § 109-23, triggering the same enforcement as any flood-article violation: stop-work orders, permit revocation, and civil fines up to $1,000 per day for each day the violation continues.
Frequently Asked Questions
How high above flood level must a new Johns Creek home be built?
Can a nonresidential building floodproof instead of elevating?
Sources & Official References
Other rules in Johns Creek
Compare Johns Creek to another location·View the Georgia environmental rules overview
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Flood Elevation Requirements in Nearby Cities
How other cities in Fulton County handle flood elevation requirements.