Planning commission recommends updated floodplain ordinance to comply with FEMA maps
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Summary
Southampton County planners unanimously recommended forwarding a zoning-text amendment to adopt FEMA's model floodplain ordinance and align the county code with updated FEMA maps effective March 17, 2026; staff kept freeboard at the FEMA-minimum 18 inches after discussion.
The Southampton County Planning Commission unanimously recommended the Board of Supervisors adopt a text amendment to the county zoning ordinance that updates floodplain districts to the FEMA model ordinance and aligns local code with newly issued FEMA maps.
Staff told the commission that Southampton County participates in the National Flood Insurance Program and received updated maps dated March 17 that are to be effective 03/17/2026, and that the proposed ordinance changes (shown in red in the packet) are intended to meet FEMA and Virginia Department of Conservation and Recreation requirements. Staff noted the county previously adopted a floodplain ordinance in 2015 and that the current edits are primarily updates.
Commissioners discussed 'freeboard' — the elevation above base flood elevation required for new construction — and whether to adopt 24 inches or the FEMA minimum. Staff said they left the requirement at 18 inches "above the base flood elevation," which conforms to the FEMA minimum; commissioners noted applicants may choose to build higher than the minimum if desired.
Technical proofreading issues (typographical artifacts showing superscripted numbers) were flagged by the commission and staff said they would correct those before forwarding the ordinance. The commission voted to forward the amended ordinance as presented to the Board of Supervisors as a formal recommendation.
The recommendation is procedural but required: adoption of a model ordinance and map updates is a condition of continued participation in the National Flood Insurance Program, and will affect permitting and construction of new structures in mapped floodplain and floodway areas.