Board considers reducing cumulative timeframe for substantial improvement in floodplain rules; staff to add proposal to joint conceptual workshop

City staff asked the Board to consider reducing the cumulative timeframe used to determine when property repairs or improvements in the floodplain qualify as "substantial improvement" or "substantial damage." The code currently uses a five‑year rolling window; staff proposed dropping it to the FEMA minimum of one year to give owners more flexibility for routine maintenance and smaller projects.

Why it matters: Under National Flood Insurance Program (NFIP) rules, a cumulative threshold can cause multiple smaller repairs to aggregate and trigger elevation or full compliance requirements. Staff said shortening the window could reduce disincentives for property owners to perform maintenance while still preserving floodplain protections.

What staff said: William Hopeland and Shanna McCoy briefed aldermen and noted that Franklin and Williamson County participate in FEMA’s Community Rating System (CRS), which provides a premium discount for residents. Staff said reducing the timeframe would cost some CRS points but would not drop the city below its current class; Franklin would remain at a class that delivers the local discount on flood insurance.

Board response and next steps: Aldermen supported further study and asked staff to include the proposal in the upcoming joint conceptual workshop for more detailed discussion and ordinance drafting. Staff noted they would also discuss other potential ordinance updates at that workshop.

No ordinance change was adopted at the meeting; staff will present draft language and additional analysis at a future workshop.