Development services: 446 structures assessed after Helene; 38 permits issued and three rebuilds underway

Development Services gave the Town Council a multi‑part update on post‑storm recovery, building permits and code enforcement, describing hundreds of flood assessments, a small number of completed rebuilds, ongoing buyout efforts and near‑term stormwater work.

The department said it assessed 446 structures following Tropical Storm Helene and completed many field assessments used by property owners to apply for FEMA assistance. Staff reported issuing 38 building permits since the storm, three of which are complete rebuilds. The department also said roughly half of the assessed properties showed 10% or less damage and therefore may not have required building permits.

Why it matters: The damage assessments and permits are the official records FEMA and insurers use to determine eligibility and reimbursement. The number of permits and the pace of rebuilds will affect revenues and the town’s tax base, and they also drive the need for floodplain compliance and stormwater regulation enforcement.

What staff told the council - Damage assessments and permits: Elizabeth (Development Services staff) said, “a few months ago, we assessed a total of 446 structures.” She added that the department had “issued 38 building permits and 3 of them are complete rebuilds.” Staff noted that many assessments recorded minimal damage (about half under 10%), explaining why relatively few rebuild permits had been submitted so far.

- Rebuilds and buyouts: Staff said Samaritan’s Purse is doing two full rebuilds on Liner Street and one rebuild at 533 Smathers Street. The county is managing a set of buyouts; staff said four buyouts were in process though specific addresses were withheld for privacy.

- Code enforcement cases: David Kelly (chief building inspector) reported recent demolitions of dilapidated structures in the South Main Corridor, citing Smoky Mountain Grocery, Napa Auto Parts, Sandbobs and Sutton Repair Garage as examples. He highlighted two active code enforcement cases that have required more intensive legal follow‑up: 1632 South Main Street (major fire damage, owner nonresponsive) and 129 Curtis Street (overgrown and junk accumulation; staff expect to work with the town attorney to seek a court order).

- Stormwater and NFIP compliance: Staff described stormwater work that includes monthly reporting for the National Flood Insurance Program and coordination with NC State for training. They said the town will submit its stormwater master plan as part of a PDS permit renewal and that DEQ will audit the town’s stormwater program in the coming days. The department reported receiving a roughly $400,000 stormwater planning grant (staff said the grant will close in 2026) and said consultants have drafted concept plans; a community workshop is scheduled for Sept. 24, 5–7 p.m. in the boardroom.

- Illicit discharge detection and remediation: Staff described annual smoke testing and partnership with the NC Rural Water Association, which provided equipment and technical reports used to locate inflow and infiltration issues. Those investigations have led to repairs, staff said, and the town has been replacing sewer lines where needed.

Quotable and context Elizabeth told the council: “building inspection data and permits are a key indicator of town growth and the real estate value that's occurring in this town.” David Kelly described the time frames for enforcement work: “Generally, an unsafe structure case takes a minimum of 2 months to complete from start to finish.”

Ending: Staff asked residents and owners to use the department’s damage assessment records when applying for FEMA assistance, encouraged affected owners to submit permit applications, and invited the public to the Sept. 24 stormwater planning workshop to review concept plans and maps.