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Planning commission sends FEMA-model floodplain ordinance update to supervisors, sets freeboard at 18 inches
Summary
The commission unanimously recommended adopting a floodplain-management zoning text amendment that incorporates FEMA's model ordinance and updated flood maps effective 2026-03-17; discussion noted the chosen freeboard of 18 inches above base flood elevation and minor proofreading edits needed in the draft.
The Southampton County Planning Commission recommended that the Board of Supervisors adopt a zoning text amendment to update Article 26'24 (Floodplain Districts) to the FEMA-model ordinance, as required by FEMA and the Virginia Department of Conservation and Recreation.
Staff explained the county received updated FEMA flood maps dated March 17 (effective 2026-03-17) and that the proposed ordinance edits are limited to the redlined text in the packet. "We are required because we the South Hampton County is a participant in the national flood insurance program," staff said while reading the amendment description and why an update is necessary.
Commission discussion focused on technical standards, notably the freeboard above base flood elevation. Staff said the draft sets the freeboard at 18 inches (the FEMA minimum) after consideration of earlier suggestions to use a 24-inch freeboard. "I just left it at 18," staff said, adding property owners or builders could voluntarily build higher than the minimum.
The public hearing produced no substantive public objections; commissioners moved, seconded and approved forwarding the edited floodplain ordinance to the Board of Supervisors as presented. The commission also instructed staff to correct typographical issues spotted in the draft before transmittal.
