HomeMy Public PortalAbout070_012_DO YOU KNOW YOUR POTENTIAL DO YOU KNOW YOUR POTENTIAL TO BE FLOODED?
Presented by City of Tybee Island,Georgia
Your property is located in the 100 year Flood Plain — These are 10 facts that every Tybee Island Resident should
know.
1-Tybee Island Local Flood Hazard—Tybee Island is a coastal Barrier Island. Unfortunately the benefits of living
on a Barrier Island have a price: an increased risk of Hurricanes and the Flooding that accompanies them. Hurricanes
and Tropical Storms are most prevalent from June 1st through November 30th. The greatest risk occurs during August
and September. Most casualties caused by Hurricanes are the result of Flooding. All of Tybee Island is in the Flood
Plain. If your property is located on Tybee, plan to evacuate when advised to do so! Heavy rain, gale force winds and
rising tides will be felt hours before a storm makes landfall. The Tybee road (Hwy80) may flood out early cutting off
access to or from the Island.
HISTORY— Major storms and Hurricanes have caused flooding on Tybee in 1871, 1881, 1885, 1893, 1896, 1911,
1940, 1944, 1947, 1952, 1959 and 1979. The highest storm surge was estimated at 19 feet above mean sea level
during the 1893 storm. In 1979 Hurricane David caused flooding on the Island.
2- What You Can Do to Protect Your Property and Be Safe—You should know your flood hazard. Check with
the Tybee Island Department of Planning &Zoning at 912-472-5030 to find out what flood zone you are in and what
the Base Flood Elevation (BFE) is for your neighborhood. You can get a good idea of your flood zone from the map
provided in the Planning &Zoning Office. Check with Chatham Emergency Management Agency (CEMA) at 201-4500
or Tybee Island Emergency Management (912-786-5330) to find out about the flood warning systems (how much
warning can you expect, and the evacuation route you should use).You can also view COMCAST Channel 16 and
refer to the phone book to gain additional information including evacuation routes and the location of emergency
shelters. There are specific measures you can take to protect yourself from flood waters. Learn how to turn off the
gas and electricity to your house and do so if flooding is imminent. Do not walk through flowing water or drive
through flooded areas. Drowning is the number one cause of flood deaths, followed by electrocution. Electrical
currents from downed power lines and your home circuits can travel through water causing a safety hazard. STAY
OUT OF FLOOD WATERS!! Contact the Tybee Island Emergency Management Agency at 912-786-5330 for free
publications on how to protect yourself, your dwelling and how to access the City web-site. Additional information
can be found on the FEMA web site at www.fema.gov and at http://cema.chathamcounty.org .
3—FLOOD INSURANCE -The City of Tybee Island participates in the National Flood Insurance Program (NFIP). In
doing so local insurance agents can sell a Flood Insurance Policy, which is separate from regular property insurance,
at subsidized rates set by the Federal Government. The Federal Government passed a law making it mandatory for
owners to obtain a Flood Insurance policy if the structure is in Special Flood Hazard Area (SFHA) and the loan is
federally backed. Flood Insurance can cover the structure alone or cover a combination of the structure and
contents. Renters can buy coverage for contents, even if the owner does not have structural coverage. A new
insurance policy is now available that assists in bringing a non compliant structure up to the NFIP standards if the
building is substantially damaged or repetitively flooded. Flood Insurance is available for structures outside the 100
year flood plain (Zone X). There is normally a 30 day waiting period before flood insurance goes into effect.
Therefore, it is essential to plan ahead. Contact your insurance agent to get a flood insurance policy. And remember,
your home owner's insurance policy does not protect you from flood damage. Tybee Island subscribes to the
Community Rating System (C.R.S.) and by doing so flood insurance policy holders in the special flood hazard area
receive a discount on their policy cost.
4—PROPERTY PROTECTION—In order to protect your property, electrical panel boxes, heat pumps, washers,
dryers and water heaters should be elevated or relocated to areas less likely to flood. Elevate and anchor fuel tanks.
Raising the furniture and other valuables on blocks also will offer protection. If you have a basement,take preventive
measures from flooding due to sewer backup or sump pump failure by having a check valve installed. Know what
options there are to retrofit your house. Retrofitting means to alter the building to eliminate or reduce flood damage.
There are several options to consider: elevation, flood barriers, dry flood proofing, and wet flood proofing. There are
several references in the public libraries on retrofitting and additional documents pertaining to flood plain
management topics. It is a good idea to keep materials around the house like sandbags, plywood, lumber and plastic
sheeting. These can help minimize the damage caused not only by flood waters, but damage by hurricane force
winds too. Personnel from the City are prepared to make site visits, upon request, to assist property owners with
flooding, drainage and sewer problems and to address any site-specific flooding concerns within the Community. This
service is provided at no charge. For additional information on flooding, flood insurance,flood zones, retrofitting or
how to pick a contractor, or obtain an elevation certificate you may call the Department of Planning &Zoning at 912-
472-5030. Contact the Department of Planning &Zoning if you are interested in elevating your building above the
flood level or selling it to the City. We may apply for a Federal Grant to cover 75%of the cost. An elevation
certificate is available for review in the Planning &Zoning Department for all properties constructed in the Special
Flood Hazard Area since December 1992.
5—NATURAL and BENEFICIAL FUNCTIONS OF FLOOD PLAINS—Natural Flood Plains generally include marsh
areas and low lying areas along canals. Our Natural Flood Plains reduce damage by allowing flood waters to spread
out over large areas which helps facilitate absorption into the ground, reduces flow rates and serves as a flood
storage area to reduce downstream peaks. We should all do our part to help keep our flood plain and flood plain
waters free of contaminants such as oil, paint, anti-freeze and pesticides. These chemicals pollute the marsh waters,
thus decreasing the water quality that local wildlife depends upon for their habitat. Chatham County has barrier
islands such as Ossabaw, Cabbage and Wassaw islands. These Islands serve as a natural barrier to incoming
hurricane forces such as wave attack, and serve to reduce tidal and wind energies. These islands serve as natural
aquatic habitats, wetlands, marshes and estuaries.
6 — FLOOD WARNING SYSTEM — In Chatham County, the Chatham Emergency Management Agency (CEMA)
manages the flood warning system. Once CEMA receives a potential dangerous warning, sirens will be activated.
These sirens can give as little as 15 minutes warning time. When you hear the sirens, information can be heard on
the television (WTOC, WSAV, or WJCL) or on the radio at WCHY (94.1) on what to do. Information can be heard on
the NOAA weather radio broadcast frequency at 162.40. Local evacuation routes can be found in the phone book. For
additional information, contact CEMA at 201-4500 or visit the website at www.cema.chathamcounty.org. There is a
test of the Siren System on the First Wednesday of each Month at 12:00 Noon.
7 — PERMIT REQUIREMENTS—There are certain things you need to know when considering this question. The
Tybee Island Flood Damage Prevention Ordinance requires that all construction, additions, conversions and/or
development comply with certain minimum standards intended to minimize damage from floods. For example,
houses and certain other structures are required to be built one foot above the 100 year base flood elevation. The
Tybee Island Zoning Ordinance requires that building permits be obtained from the Planning and Zoning Department.
The Tybee Island Storm Water Management Ordinance has restrictions on the placement of fill in special flood
hazard areas. The City Land Disturbing Activities requires permits for certain land disturbing activities and requires
soil erosion control best management practices for construction even if a LDA permit is not required. To obtain a
building permit contact the Tybee Island Department of Planning & Zoning at City Hall, 403 Butler Avenue, Tybee
Island, Georgia or phone them at 912-472-5030. All Development must have a permit. If you see someone working
without a permit or for additional questions or concerns about permits, please do not hesitate to call.
8 — SUBSTANTIAL IMPROVEMENT REQUIREMENTS — Any substantially improved or substantially damaged
home must be brought up to the NFIP and City's Flood Ordinance requirements. This is known as the 50% rule. The
"50% Rule"states that if the lowest finished floor of an existing house is below the base flood elevation (BFE) and
the cost of repairs or renovations will increase the structures original Fair Market Value by more than 50% , then
the lowest finished floor elevation must be raised or elevated to one foot above the BFE. In VE zones within the City
the bottom of the lowest horizontal member must be brought up to one foot above the BFE. Also note that additional
City flood plain requirements may apply.
9—DRAINAGE SYSTEM MAINTENANCE—Besides flood insurance, you should protect your structure by ordinary
preventive means. For example, do not sweep or blow yard leaves, pine needles, grass clippings or soil into the
street or storm water system. This clogs up the pipes and prevents water from draining. If your property is adjacent
to a drainage ditch, please aid the City by keeping the banks clear of brush and debris. Dumping in ditches is
prohibited as stated in the City's Storm Water Management Ordinance. To report someone dumping trash in the
canals, storm drainage system, and drainage ditch or to request needed maintenance of drainage facilities, please
contact the Department of Public Works at 912-472-5043.
10—TYBEE ISLAND FLOOD PRONE AREAS-All of Tybee Island is located in a flood plain, you can review flood
zone map information at www.sagis.orq or by visiting the office of Planning &Zoning located in City Hall.