Douglas County, NE Environmental Rules: Flood Elevation Requirements (2026)
Key Facts
- Freeboard requirement
- 2 ft above base flood elevation
- Applies to
- Residential lowest floor, incl. basement
- Non-residential option
- Flood-proof to same 2-ft level
- Enforcement officer
- County Stormwater/Floodplain Specialist
- Geographic scope
- Unincorporated county only
Summary
In unincorporated Douglas County's flood fringe overlay district, new homes and substantial improvements must have their lowest floor built at least 2 feet above the base flood elevation.
New construction or substantial improvements of residential structures shall have the lowest floor, including basement, elevated a minimum of two (2) feet above the base flood elevation.
2. New construction or substantial improvements of commercial, industrial, and other non-residential structures shall have the lowest floor, including basement, elevated a minimum of two (2) feet above the base flood elevation or, together with attendant utility and sanitary facilities, to be flood-proofed so that below that level the structure is watertight with walls substantially impermeable to the passage of water and with structural components having the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy. A registered professional engineer or architect Page 62 of 88
shall certify that the standards of this subsection are satisfied. Such certification shall be provided to the Enforcement Officer as set forth in section 8.05.2
a. Structures accessory to a principal building may have the lowest floor below two (2) feet above the base flood elevation, provided that the structure complies with the following requirements:
i. The structure shall not be used for human habitation.
ii. The use of the structure must be limited to parking of vehicles or storage of items readily removable in the event of a flood warning.
iii. The floor area shall not exceed 400 square feet.
iv. The structure shall have a low damage potential.
Full Breakdown
Douglas County Zoning Regulations require new construction and substantial improvements of residential structures in the Flood Fringe Overlay District to elevate the lowest floor, including any basement, a minimum of two feet above the base flood elevation (the 2-foot freeboard). Non-residential structures may instead be flood-proofed watertight to that same level, certified by a registered engineer or architect and reported to the county's Enforcement Officer. This applies only to unincorporated county land under FEMA-mapped AO, AH, or flood fringe zones. Omaha, Bennington, Valley, Waterloo, and Ralston enforce their own separate floodplain rules, not this county regulation.
Violations & Fines
Class III misdemeanor under Neb. Rev. Stat. § 23-174; fine up to $500 plus costs, with each day of continued violation a separate offense.
Frequently Asked Questions
Does this apply inside Omaha?
What counts as the lowest floor?
Can non-residential buildings skip elevation?
Sources & Official References
Other rules in Douglas County
Compare Douglas County to another location·View the Nebraska environmental rules overview
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