FEMA flood zone rules in Flowood, MS — also called floodplain regulations or special flood hazard area (SFHA) rules — determine flood insurance requirements and elevation standards for new construction.
Flowood administers floodplain development through the Flood Damage Prevention Ordinance (2014), adopted under Miss. Code Ann. Title 17, Chapter 1. The city participates in the FEMA National Flood Insurance Program and adopts the Rankin County Flood Insurance Study dated June 9, 2014 with FIRM panels 28121C0065F through 28121C0205F. New residential and non-residential construction in a Special Flood Hazard Area must have the lowest floor elevated at least 18 inches above the Base Flood Elevation (Article 5, Sections B(1) and B(2)).
Flowood's Flood Damage Prevention Ordinance is administered by the Director of Engineering as Floodplain Administrator (Article 4, Section A). Article 3, Section B adopts by reference the Rankin County Flood Insurance Study dated June 9, 2014 along with FIRM panels 28121C0065F, 28121C0090F, 28121C0159F, 28121C0166F-69F, 28121C0176F-79F, 28121C0181F-84F, 28121C0186F-87F, and 28121C0205F. A Floodplain Development Permit is required under Article 3, Section D for any development in a Special Flood Hazard Area or community flood hazard area. Article 5, Section B(1) requires that 'New construction and substantial improvement of any residential building (including manufactured home) shall have the lowest floor, including basement, elevated to no lower than 18 inches above the base flood elevation.' Section B(2) imposes the same 18-inch freeboard on non-residential construction (or floodproofing 18 inches above BFE in lieu of elevation in A Zones). Electrical, HVAC, and plumbing must be at least 18 inches above BFE (Article 5, Section A(5)). Substantial improvement is defined (Article 2) as work whose cost equals or exceeds 50 percent of the structure's pre-improvement market value. An Elevation Certificate (FEMA Form 81-31) prepared by a Mississippi-registered engineer or surveyor is required at application, construction, and final inspection (Article 4, Section B). Flowood lies in the Pearl River drainage basin; the 225-acre Flowood Superfund Site sits in the Pearl River floodplain in the city's industrial area.
Any development - including filling, grading, building, or substantially improving a structure - in a Special Flood Hazard Area without a Floodplain Development Permit is a misdemeanor under Article 3, Section K. Conviction can result in a fine of up to $100 and/or up to 30 days in jail, with each day of violation a separate offense, plus all costs and expenses. The Floodplain Administrator can issue stop-work orders and presume non-compliance until elevation certificates and other required documentation are provided (Article 2 - Violation definition).
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