Sevier County

Sevier County Commission Set to Vote Oct. 19 on Flood Rules Tied to New FEMA Map Panels

A proposed Sevier County resolution would replace Section 302, Flood Protection, of the county zoning resolution and adopt FEMA flood map panels dated Nov. 13, 2026. The county planning director asked for a Sevierville Regional Planning Commission recommendation ahead of the Oct. 19 County Commissio

Tracy King

06 Oct 2026 • 5 min read

Sevier County’s proposed flood resolution covers the unincorporated county outside city limits. Illustrative photo.

Sevier County commissioners are being asked to rewrite the county's flood rules and tie them to a new set of FEMA map panels. A letter dated Sept. 17, 2026, from county Planning Director James Temple, Jr. asked the Sevierville Regional Planning Commission for a recommendation on an amendment to Section 302, Flood Protection, of the county zoning regulations, to be taken up at the Oct. 19, 2026, County Commission meeting. The letter describes the amendment as one that updates the list of FIRM maps.

The Sevierville Regional Planning Commission's Oct. 1 agenda notes list the item under New Business as "Amendments to the County Flood Damage Prevention Resolution," adding that the regulations are based on the FEMA model resolution. Pigeon Forge's Planning Commission agenda for Sept. 22 also listed Temple presenting revisions to the county zoning ordinance.

What the resolution does

The draft resolution, titled "County Flood Damage Prevention Resolution," says its purpose is to amend the Sevier County regional zoning resolution to minimize danger to life and property due to flooding and to maintain eligibility for the National Flood Insurance Program. Section 1 deletes Section 302 of the county zoning resolution and replaces it with a new version.

Two points matter most for property owners:

Where it applies. The new Section 302 applies to all areas within the unincorporated area of Sevier County. Property inside Sevierville, Pigeon Forge, Gatlinburg, and other cities falls under each city's own flood rules.
Which maps it uses. The resolution adopts by reference FEMA's Flood Insurance Study and a list of Flood Insurance Rate Map panels. Most panels on the list are dated May 18, 2009. A second group ending in "F", along with map index 47155CIND0B, is dated Nov. 13, 2026.

The draft's effective-date section reads Nov. 12, 2026, one day before the date printed on the new panels. We report both dates as they appear in the packet; the commission's final adopted text will control.

The new map panels by number

The panels dated Nov. 13, 2026, in the draft are 47155C0251F, 0252F, 0253F, 0254F, 0258F, 0260F, 0266F, 0267F, 0268F, 0269F, 0333F, 0334F, 0341F, 0342F, 0343F, 0344F, 0356F, 0357F, 0359F, 0363F, 0378F, and 0379F, plus index 47155CIND0B. Several of those panel numbers (0260, 0333, 0334, 0356, 0357, and 0359) also appear on the 2009 list with an "E" suffix. The packet does not say which neighborhoods each panel covers, so check your parcel on FEMA's Flood Map Service Center or with the county planning office rather than guessing from the number.

Key standards in the draft at a glance

Item	What the draft resolution says
Applies to	All areas within unincorporated Sevier County
Map panels	2009 "E" panels plus 22 "F" panels and index dated Nov. 13, 2026
Regulatory flood protection elevation	BFE plus 1 foot where BFEs exist; at least 3 feet above highest adjacent grade where none
Residential lowest floor, AE zones	No lower than 1 foot above Base Flood Elevation
Approximate A zones, no BFE	Lowest floor at least 3 feet above highest adjacent grade
Substantial improvement / damage	Cost equal to or over 50% of the structure's market value
Final elevation certificate	Required before Certificate of Compliance/Occupancy, with front and rear photos
Effective date in draft	Nov. 12, 2026
County Commission meeting	Oct. 19, 2026, 6 p.m., Room 306W, Sevier County Courthouse

Elevation rules homeowners will run into

The draft defines the regulatory flood protection elevation as the Base Flood Elevation plus freeboard. Where base flood elevations have been determined, that is the BFE plus 1 foot. Where none has been established, it is at least three feet above the highest adjacent grade.

For houses, new construction and substantial improvement of any residential building or manufactured home in AE zones must have the lowest floor, including basement, elevated to no lower than one foot above the Base Flood Elevation. In approximate A zones without base flood elevations, the administrator must require the lowest floor to be at least three feet above the highest adjacent grade.

The 50% rule is the one that surprises owners. The draft defines substantial improvement as any reconstruction, rehabilitation, addition, or alteration whose cost equals or exceeds 50% of the structure's market value before the work starts, and substantial damage as damage where restoring the structure would cost 50% or more of its pre-damage market value. Crossing that line can mean bringing an older building up to current elevation standards.

Paperwork matters too. The draft requires a final Finished Construction Elevation Certificate after construction and before a Certificate of Compliance/Occupancy is issued, and the certifier must provide at least two photographs of the front and rear of the building.

What it means if you own or are selling in the county

If your home, cabin, or land is outside city limits and near a creek or river, two practical steps make sense before Nov. 13:

Look up your panel and zone. Know whether your structure is in a mapped special flood hazard area under the new panels, and keep a copy of any elevation certificate you already have.
Talk to your insurance agent early. A map change can affect lender flood-insurance requirements. Ask what applies to your policy before the new panels take effect.

For sellers, flood zone status comes up in disclosures, appraisals, and buyer financing. Having the panel number, zone, and any elevation certificate on hand can head off questions late in a transaction. Planned additions or major remodels are worth pricing against the 50% substantial improvement threshold before you sign a contract with a builder. For a broader look at ownership costs in the mountains, see What Are the Hidden Costs of Owning a Cabin in the Smoky Mountains?.

Smokies dates to watch

Sept. 17, 2026 — County planning director's letter requesting the Sevierville Regional Planning Commission recommendation.
Sept. 22, 2026 — Pigeon Forge Planning Commission agenda item on revisions to the county zoning ordinance.
Oct. 1, 2026 — Sevierville Regional Planning Commission agenda: amendments to the County Flood Damage Prevention Resolution.
Oct. 19, 2026 — Sevier County Commission meeting, 6 p.m., Commission Room 306W, Sevier County Courthouse.
Nov. 12–13, 2026 — Draft resolution effective date (Nov. 12) and date on the new FIRM panels (Nov. 13).

Thinking about selling a Sevier County property that sits near water? Start with a free home valuation, or ask for a cash offer if you would rather skip repairs and showings.

When will Sevier County vote on the new flood damage prevention resolution?

County Planning Director James Temple, Jr.’s Sept. 17, 2026, letter says the amendment is for the Oct. 19, 2026, County Commission meeting. The commission meets at 6 p.m. in Room 306W of the Sevier County Courthouse.

Does the Sevier County flood resolution apply inside Sevierville or Pigeon Forge?

No. The draft says Section 302 applies to all areas within the unincorporated area of Sevier County. Cities have their own flood rules.

Which FEMA flood map panels does the resolution adopt?

It adopts panels dated May 18, 2009, plus 22 panels ending in “F” and index 47155CIND0B dated Nov. 13, 2026.

How high must a new home’s lowest floor be under the draft?

In AE zones, no lower than 1 foot above the Base Flood Elevation. In approximate A zones without BFEs, at least 3 feet above the highest adjacent grade.

What is the 50% substantial improvement rule in Sevier County?

The draft defines substantial improvement as work costing 50% or more of the structure’s market value before construction, and substantial damage as restoration costing 50% or more of pre-damage market value.