Columbia, SC Environmental Rules: Flood Zones (2026)

Chapter 21, Article III implements the city's obligations under the National Flood Insurance Program. Section 21-152 requires an application to the city engineer "prior to any development activities," including plans showing the elevation of the proposed lowest floor of all structures, the elevation to which nonresidential buildings will be floodproofed, and, for floodproofed nonresidential structures, certification from a registered professional engineer or architect that the flood proofing criteria in § 21-172(2) are met. After the lowest floor is completed, the permit holder must submit an as-built elevation or floodproofing certification prepared by a registered land surveyor or professional engineer; any work done before that submission is at the permit holder's own risk, and the city engineer can order a stop work if deficiencies are not corrected.

Section 21-171's general standards apply throughout every special flood hazard area: new construction and substantial improvements must be anchored against flotation and lateral movement, built with flood-damage-resistant materials and methods, and have utilities designed to keep floodwater out; critical development such as hospitals, jails, schools and fire stations must be elevated to the 500-year flood elevation or the highest known historical flood elevation, whichever is greater. The building board of adjustments and appeals, not the city engineer, hears variance requests and appeals of permit decisions under § 21-155.