Buncombe County Government North Carolina
Buncombe County Government North Carolina

departments & agencies

floodplain Development

Planning & Development
46 Valley St
Asheville, NC 28801
(828) 250-4830


Buncombe County joined the National Flood Insurance Program (NFIP) in 1980 and began regulating development within the 100-year floodplain. The NFIP was created for four primary reasons:

  • to guide future development away from flood hazard areas;
  • to require that new and substantially improved structures be built to minimize flood damage;
  • to provide floodplain residents and owners with financial assistance after floods; and to transfer most of the costs of private property flood losses from the taxpayers to floodplain property owners through flood insurance premiums.

Flood insurance and most types of federal financial assistance, such as mortgage loans and grants, are only available in those communities that participate in the NFIP and adopt an ordinance that meets or exceeds NFIP standards.

In our area, floodplains are the relatively low areas adjacent to rivers, streams, creeks, and lakes that are periodically inundated when water flows over the banks. Construction and re-grading of the floodplain can obstruct or divert water to other areas, limiting the floodplain’s ability to store and slow floodwater; filter sediments, nutrients and impurities; and provide fish and wildlife habitat. Proper management of development within the floodplain can help to protect lives and property, and prevent increased flooding.

Buncombe County’s Flood Damage Prevention Ordinance is found as Chapter 34 in the County Code of Ordinances. The ordinance regulates development within the 100-year floodplain, including new structures, additions or changes to existing structures, grading, filling, or any other manmade change within the floodplain. A permit application for activities must be submitted, with the applicable review fee.

What's Happening with Floodplain Development

Buncombe County first received flood maps and the corresponding Flood Insurance Study (FIS) in 1980. Our current FEMA floodplain maps are dated May 6, 1996. Through the efforts of the North Carolina Floodplain Mapping Program, and funding through the state legislature, the County has received preliminary floodplain maps and the FIS dated September 28, 2007. These maps include base flood elevation data on all waterways mapped within the 100-year floodplain, as well as non-encroachment areas.

The preliminary maps are under a 90-day review period. Property owners are encouraged to review the new maps, and to seek help in determining how these changes will affect them. There is a 90-day Appeal and Protest period that begins December 6, 2007, and ends on March 4, 2008.

There are three public participation meetings that will be held the second week of December to help property owners learn more about the new maps and the procedures that must be followed to file a Protest or Appeal. The dates and times of the meetings are: December 11, 6:00-8:00 Black Mountain Town Hall; December 12, 12:30-2:30, AB-Tech Enka Campus Room 208 Haynes Building; and December 13, 6:00-8:00, City of Asheville Public Works Facility on Charlotte Street.

If you missed the meetings, and would like to learn more about these procedures, go to Post Preliminary Comments- Appeals and Protests Fact Sheet, with the link below. Also, please contact Buncombe County Planning and Development to schedule a time to come in to review the new maps. Or access the new maps overlaid on the County’s parcel data on the County’s website.

After any appeals are resolved, revised preliminary maps may be developed and there would be a 30-day comment and review period for any specifically revised preliminary maps. After all Protests and Appeals are resolved, FEMA will send the county a Letter of Final Determination which will initiate a six-month compliance period. The County will need to revise and update our Flood Damage Prevention Ordinance to accommodate statutory changes and reflect the new floodplain management regulations that will be applied to the special flood hazard areas shown on the new Digital Flood Insurance Rate Maps (DFIRMs). The DFIRMs are published and sent to the county prior to the end of the compliance period.

Permitting Procedures

Current Permitting Procedure

FAQ's

Who do I contact with questions about whether or not my property is within the 100-year floodplain?

  • Contact the Floodplain Administrator or other Planner to discuss your individual situation. While we can not provide verification that your property is outside the 100-year floodplain, we can guide you through the process and let you know what would be required in order for you to develop your parcel.

Do I need a permit for grading my property in the 100-year floodplain?

  • Yes, in most cases, a Flood Development Permit will be needed.

Can I renovate my home which was constructed below base flood elevation?

  • Yes. If a substantial renovation is proposed, the structure will be required to be brought into compliance with the County’s Flood Damage Prevention Ordinance. If only a repair/alteration is proposed, only the repair/alteration will need to comply with the Flood Damage Prevention Ordinance.

How much is the Floodplain Development Application review fee?

  • For changing electrical meter boxes or heat sources in existing residential structures, the application review fee is $25. For single family residential, the fee is $50, and for commercial development, the review fee is $150.

When does the floodplain development permit expire?

  • The permit will expire if development has not begun and been called for inspection by the Floodplain Administrator within 6 months. The permit will also expire if work stops for 12 months.

Will I be required to submit additional data to FEMA?

  • In some cases, a Letter of Map Change may be required to be submitted to FEMA.

Are there areas of the 100-year floodplain in which no development is allowed?

  • Yes, there are floodways and non-encroachment areas in which no development can occur without an engineered No Impact study. These studies may be submitted for local review, followed by a submittal to the North Carolina Division of Emergency Management Floodplain Management Section NFIP Engineer for engineering review.

How do I access the data from the County’s website?


How can I access the DFIRM maps?

  • DFIRM maps are available on-line from the North Carolina Floodplain Mapping Program. Instructions for viewing the data can be found here.

Forms


Links

Video: Buncombe County and NC Floodplain Mapping Program Community Officials Meeting

Ordinance: municode.com

North Carolina Floodplain Mapping Program: ncfloodmaps.com

Hours of Operation

Monday through Friday 8:00am to 5:00pm

Contact Info

Cynthia Fox Barcklow, AICP, CFM
Floodplain Administrator
cynthia.barcklow@buncombecounty.org

Phone: (828) 250-4836
Fax: (828) 250-6086