Fletcher Town Council raises residential flood elevation, bars several uses in 100‑year flood fringe and lifts moratorium

FLETCHER — The Fletcher Town Council voted June 9 to adopt amendments to Appendix One of the Fletcher Land Development Code (the Flood Damage Prevention Ordinance), raising the residential minimum elevation from 3 feet to 4 feet above base flood elevation and prohibiting several types of development in portions of the 100‑year flood fringe.

The changes were presented to the council by town staff member Eric and consultants from McGill Associates (Mike Hson and Chris Brown). Eric said the planning board recommended increasing the residential standard to 4 feet while retaining a 3‑foot requirement for nonresidential construction, and recommended prohibiting private and public schools, child and adult daycares, housing for the elderly (including nursing homes and assisted‑living facilities), multifamily residential, public works facilities and mission‑critical facilities in the flood fringe.

Council members heard that several amendments were also intended to make the town ordinance consistent with the state model floodplain ordinance; staff noted a few typographical fixes and a deleted placeholder left in the draft. Eric said the town had coordinated with the state during drafting and that McGill prepared technical language and assisted with the substantial damage assessment process following recent storms.

Councilmember Joe asked whether the new rule would change instructions already issued to property owners who received 'substantial damage' letters. Staff replied that letters already sent required compliance with the existing ordinance at the time the letters were issued; replacements already underway generally follow those requirements, though some property owners had voluntarily built to higher elevations.

After opening the public hearing and receiving no public comment, the council voted to approve the ordinance amendments with the stated corrections and then voted to lift the moratorium on development in the floodplain that had been in place pending new regulations.

Why it matters: The amendments increase the minimum elevation for new residential development in flood‑prone areas and remove specific vulnerable uses from the flood fringe, changes that Town staff said are aimed at reducing future damage and ensuring continuity of critical services during flood events.

What happens next: The ordinance amendment takes effect as adopted; staff said they have not seen a rush to develop in the flood fringe but noted one industrial site and some pending town‑center inquiries that had been awaiting clarity on floodplain rules. Council instructed staff to apply the corrected language and continue coordinating with McGill and state officials.

At the meeting Eric pointed to two small edits staff would make if council approved: removing the stray word "dated" from a definition of 'existing building' and deleting a draft placeholder that directed staff to "insert number of years." Council approved the corrections as part of the motion.

The council voted by voice to approve the amendments and lift the development moratorium.