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Council approves ordinance allowing narrowly defined fences in floodway with FEMA no‑rise requirement
Summary
Sandy Springs council adopted a text amendment to development code section 9.5.0.3.e to permit fence encroachments in floodways under strict conditions, including engineered no‑rise certification and openings to allow water and debris flow.
The Sandy Springs City Council voted May 6, 2025, to amend the development code to permit certain fence structures to encroach into floodway areas under narrow, engineered conditions.
Planning and Zoning Manager Michelle McIntosh Ross presented text amendment TA‑25‑1, explaining the change: "This amendment will allow certain fences to be permitted within the floodway and promotes and provides standards for the encroachments into the floodway." She said the Planning Commission recommended approval following public hearings.
The amendment revises section 9.5.0.3.e (Floodway Encroachments) to state that fences are not ordinarily allowed but may be permitted in specific circumstances. Stipulations described in the ordinance include that fence openings between slats or posts must permit free flow of water and debris, posts must be anchored to prevent flotation or dislodging, and any fence encroachment must be accompanied by an approved FEMA “no‑rise” certification showing the structure will not increase flood elevations.
Land Development Manager Jesus Davila and staff emphasized the need for site‑specific engineering review rather than generic spacing or design standards. Dr. Melody Kelly asked about insurance implications; staff noted that the required no‑rise certification addresses FEMA floodway concerns and related insurance impacts.
Councilmember John Paulson said the ordinance strikes "a nice balance between the desire of some homeowners and the desire of the community not have, increased flood problems," citing the no‑rise requirement and anchoring standards as protections.
Action: Councilmember Paulson moved to approve the text amendment; Councilmember Jody Rochelle seconded. The motion passed on a voice vote.
Ending: Staff will implement the new code language and review individual fence permits with required professional‑engineer analysis and FEMA documentation.
