Town of Fletcher, North Carolina

Info for Repair/Rebuilding in Floodplain

Posted on 10/09/2024

Info for Rebuilding in Floodplain

 

  • New construction in designated floodplains must meet current regulations in the Town of Fletcher. If you have been damaged by Hurricane Helene and are located within a FEMA designated floodplain, you must wait until your structure has been assessed to determine if “substantial damage” rules will apply to your repairs and/or reconstruction.

 

  • No new development is allowed in the FLOODWAY with only a few exceptions such as recreational, agricultural, utilities and infrastructure. (AND those are only allowed with major requirements that require an engineer certification).

 

  • In the more common “flood fringe”, the Town of Fletcher requires that the LOWEST FINISHED FLOOR elevation of the structure be elevated to THREE (3) feet above the Base Flood Elevation (BFE)… Before permitting can be completed, an applicant must get a surveyor to provide the Town an Elevation Certificate which shows that the proposed construction will be meeting this requirement. A second Elevation Certificate is required when the reference level is established (ie slab or foundation wall) before vertical construction. And a FINAL elevation certificate is required before the final CO can be issued for occupancy.

 

  • If the proposed structure is a MANUFACTURED HOME, there will be some additional requirements for anchoring that an ENGINEER must certify. (Manufactured homes shall be securely anchored to an adequately anchored foundation to resist flotation, collapse, and lateral movement, either by certified engineered foundation system, or in accordance with the most current edition of the State of North Carolina Regulations for Manufactured Homes adopted by the Commissioner of Insurance pursuant to NCGS 143-143.15. Additionally, when the elevation would be met by an elevation of the chassis thirty-six (36) inches or less above the grade at the site, the chassis shall be supported by reinforced piers or engineered foundation.  When the elevation of the chassis is above thirty-six (36) inches in height, an engineering certification is required.)

 

  • Stick built or certified modular homes are required to have specific flood vents that meet the following criteria:

 

flood openings to automatically equalize hydrostatic flood forces on walls by allowing for the entry and exit of floodwaters.  To meet this requirement, the openings must either be certified by a professional engineer or architect or meet or exceed the following minimum design criteria:

 

(i)            A minimum of two flood openings on different sides of each enclosed area subject to flooding;

 

(ii)           The total net area of all flood openings must be at least one (1) square inch for each square foot of enclosed area subject to flooding;

 

(iii)          If a building has more than one enclosed area, each enclosed area must have flood openings to allow floodwaters to automatically enter and exit;

 

(iv)          The bottom of all required flood openings shall be no higher than one (1) foot above the adjacent grade;

 

(v)           Flood openings may be equipped with screens, louvers, or other coverings or devices, provided they permit the automatic flow of floodwaters in both directions; and

 

(vi)          Enclosures made of flexible skirting are not considered enclosures for regulatory purposes, and, therefore, do not require flood openings.  Masonry or wood underpinning, regardless of structural status, is considered an enclosure and requires flood openings as outlined above.

 

  • The following uses are entirely PROHIBITED within any designated floodplain:

solid waste disposal facilities and sites, hazardous waste management facilities, salvage yards, and chemical storage facilities

 

  • If you have been damaged more that 50% of your fair market value, then rebuilding of the structure must meet current guidelines. This is not limited to flood damage. (Would include any other damage ie tree, fire etc).  In situations where pre-existing development in FLOODWAYS, was significantly damaged, you will likely be able to rebuild in the EXACT same footprint, but with elevation required to three feet above BFE.

 

 

Eric Rufa, Planning & Zoning Director and Floodplain Administrator

Town of Fletcher

(828) 687-3985