LELAND — The Leland Town Council is discussing the future of its development ordinances, particularly in flood zones, after last week’s storm unleashed almost 20 inches in some areas and left many neighborhoods flooded.
READ MORE: Stranded: Locals, tourists stuck as flooding overwhelms coastal regions
One was Stoney Creek located off Hazel Branch Road. Residents were stranded as floodwaters rose to window height on some homes. Approximately 27 residents and several pets were rescued by Leland and New Hanover County fire and rescue teams, and at least 19 homes sustained damage.
Planning and Inspections Director Ben Andrea told council there were three homes his team has not been able to assess yet.
At Monday’s town council agenda meeting, recommendations came from staff to strengthen the town’s CAMA land use plan; this outlines policies and ordinances for development in North Carolina’s 20 coastal areas. Leland staff is updating its certified CAMA plan, in effect since 2011, to become current with CAMA requirements.
Staff has been working on changes to the CAMA plan before the storm. Of the 14 recommendations, three specifically address development in areas susceptible to coastal inundation and flooding from rain events:
- Limit density and intensity of development in and around areas of environmental concern
- Consider increasing the freeboard requirement (additional height above the Base Flood Elevation) within the town’s flood damage prevention ordinances
- Explore acquiring properties for conservation to mitigate repetitive flood damage and preserve habitats
However, the CAMA update led to council members discussing Stoney Creek and whether they should continue building in flood zones.
“I would like us to move forward with and effectively ending flood-zone development in the town of Leland,” council member Bill McHugh said. “And hopefully do so in an expedient manner before we see any more.”
Although the water from Monday’s storm has since receded in Stoney Creek, it’s not the first time the neighborhood has faced such historic flooding. During 2018’s Hurricane Florence, dozens of homes were inundated with over 8 feet of water, reaching up to the second stories in some houses.
Some of the neighborhood is part of a 100-year FEMA floodplain, which means there is a 1% annual chance of shallow flooding at an average depth from 1 to 3 feet.
Andrea told council 17 of the 19 damaged homes are situated in a FEMA-designated special flood hazard zone. These properties have been classified as high risk for rising waters.
“We now know we have at least one area that is subject to repetitive flooding and we’ve got to do something about it, OK?” council member Veronica Carter said. “We need to sit there and figure out what we can do to eliminate development in that area.”
On a Leland Fire/Rescue social media post, showcasing pictures of flooding and rescues, Leland residents have been critical of the town’s development. Comments have included:
- “It’s a real shame a known flood area was built on in the first place.”
- “Again? These homes should be condemned and the owners bought out by the county.”
- “Keep right on letting the developments be built on a swamp.”
Hurricane Florence’s flooding of Stoney Creek prompted a former resident, Zac Ahrens, to relocate to another Leland neighborhood. His family moved into Stoney Creek in August 2018 and Ahrens mentioned he never purchased flood insurance because he was told their home was not located in a flood zone. In North Carolina, homeowners are required to obtain flood insurance if their property is in a flood zone.
“We had 6-and-a-half-feet of water in our home,” Ahrens said. “We had lived there for a month.”
Ahrens and his family incurred approximately $100,000 in damages, paid for out of pocket, to rebuild the house while living in a camper in the driveway. FEMA gave the family $25,000 to help toward costs; FEMA provides help to uninsured homeowners through its Individuals and Households Program (IHP), which provides money for temporary housing and repairs. Ultimately, they decided to move out of the neighborhood, but Ahrens said the homes should have never been built there.
“Where is the water supposed to go?” he questioned.
Due to Florence, around 34 residents petitioned for a federal buyout of the backend of the neighborhood to demolish homes and turn it into open space. It was an unprecedented request seeing as only half the homes were in the floodplain, a requirement for qualification. Residents meeting with Congressman David Rouzer and the request was vouched for by Leland to proper authorities.
Through FEMA relief funding, the county acquired three of the homes in Stoney Creek.
A month after the hurricane hit, the Town of Leland first heard about a proposed neighborhood to be developed abutting Stoney Creek. Eighteen acres were annexed into Leland at the request of Logan Homes developer and Bishops Ridge eventually was built to include up to 120 single-family units. The town was paid $100,000 in a development agreement for providing sewer; part of the neighborhood is also located in a 100-year floodplain.
McHugh suggested at Monday’s agenda review meeting to model any development changes to Leland’s ordinances after those in Raleigh. It prohibits residential development in flood zones, with exemptions allowed on properties already developed within the floodplain or properties that are 0.5 acres or less. Raleigh’s approach also limits development in these areas to low-impact uses, such as parks, wildlife sanctuaries, and picnic grounds.
“We are putting them at risk — physically and financially — putting the community at risk and our first-responders,” McHugh told Port City Daily Tuesday.
No action was taken Monday, as the item was brought up for discussion only. However, staff told the council they would look into addressing potential ordinance changes and report back.
[Editor’s Note: This article has been updated to reflect that three properties were acquired in a buyout after Hurricane Florence. PCD regrets the error. ]
Tips or comments? Email jalyn@localdailymedia.com
Want to read more from PCD? Subscribe now and then sign up for our morning newsletter, Wilmington Wire, and get the headlines delivered to your inbox every morning.
