Flood Zone
Flooding is the most common natural disaster in both the United States and Georgia. To help identify flood hazards and associated risks, the Federal Emergency Management Agency (FEMA) develops Flood Insurance Rate Maps (FIRMs).
Residents can use the Georgia Flood Map to determine whether a property is located within a flood hazard area.
Floodplain Construction Requirements
New building construction is not permitted within the floodplain.
For renovations to existing properties located within the floodplain:
- The project may not expand the size of the home.
- The renovation cost may not exceed 50% of the current value of the home.
- The lowest finished floor must be at least 3 feet above the floodplain elevation.
Homeowners should consult a licensed engineer to determine applicable floodplain elevation requirements.
Flood Insurance
Federal flood insurance is generally required by mortgage lenders for buildings located within high-risk Special Flood Hazard Areas (SFHAs) identified on FEMA flood maps.
Flood insurance is available to:
- Homeowners
- Renters
- Condominium owners and renters
- Commercial property owners and renters
Insurance costs vary based on the amount of coverage purchased, policy details, and the property’s flood risk.
Some property owners with mortgages may become subject to new flood insurance requirements, while others may no longer be required to carry flood insurance after updated flood maps are adopted.
If a resident already has flood insurance coverage before a property is mapped into a high-risk flood zone, National Flood Insurance Program (NFIP) grandfathering rules may allow the policyholder to retain lower-risk premium rates.
Additional information about flood insurance is available through FloodSmart.
For questions regarding flood zones within Sandy Springs, contact:
Land Development Manager
Jesus Davila, DFM, MSF-CECI
Nancy Creek Basin
The Nancy Creek Basin begins in DeKalb County and terminates in the City of Atlanta. Approximately 16% of the basin is located within Sandy Springs.
Recent creek inspections identified trees, trash, and other debris within portions of the creek that may restrict water flow and contribute to flooding and streambank erosion.
In 2016, the Sandy Springs City Council adopted updates to the Georgia Stormwater Management Manual (commonly referred to as the “Blue Book”) developed by the Atlanta Regional Commission.
The manual provides standards and best practices for managing stormwater associated with construction activities and serves as a required statewide standard.
City Council also approved additional local requirements intended to further improve water quality protections, including standards related to residential development and swimming pool additions.
As part of the Municipal Separate Storm Sewer System (MS4) program requirements, the City inspects and reports on approximately 20% of creeks within city limits each year.
These efforts are intended to help reduce flooding impacts and prevent worsening conditions; however, complete flood prevention within the basin is not possible.
Efforts to Reduce Flooding Within the Nancy Creek Basin
Nancy Creek Basin Stormwater Infiltration Requirements
The City designated a portion of the Nancy Creek Basin within Sandy Springs as a “Sensitive Area” under Section 2.2.2.1 of the Georgia Stormwater Management Manual (2016 Edition).
As a result of this designation, additional stormwater retention and infiltration requirements apply to qualifying development projects.
For new development projects, the City requires treatment of the first 1.2 inches of rainfall onsite to help prevent soil erosion and reduce impacts to nearby streams.
Within portions of the Nancy Creek Basin located west of High Point Road, developments must infiltrate an additional 1.2 inches of rainfall, for a total stormwater infiltration requirement of 2.4 inches.
Creek Ownership
Only a portion of the Nancy Creek Basin lies within Sandy Springs city limits.
In most cases, private property boundaries extend to the centerline of the creek, making adjacent property owners responsible for creek maintenance.
The Georgia Department of Natural Resources regulates activities occurring within creek basins, while Sandy Springs regulates activities within stream buffers and setbacks.
Where the creek extends into Brookhaven or Atlanta, those jurisdictions are responsible for enforcement activities within their respective boundaries.
Creek Maintenance
Downed trees, trash, and other debris within creeks can restrict water flow and contribute to flooding and streambank erosion.
Property owners are encouraged to conduct regular maintenance on their property.
Permits are not required to manually remove dead trees, limbs, branches, trash, or debris from a creek or stream buffer, provided wheeled or tracked equipment is not used.
Living vegetation and plant material along stream banks should not be removed.
Sesame Street Live: Elmo's Got the Moves
Golden Girls: The Laughs Continue
