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Planning commission reviews flood ordinance updates and debates RV residency, campground porches
Summary
The town's planning commission received a first look at proposed updates to its flood damage prevention ordinance, focused on aligning with the county's rules, enforcing a 180-day limit on recreational-vehicle residency, and clarifying whether porches and decks at campgrounds will be allowed or must be removed.
Carolyn Kirby, vice chair of the planning commission, opened the Dec. 10 meeting and introduced Afi Fakham to present a first-look draft of proposed updates to the town's flood damage prevention ordinance and flood-hazard district regulations.
Fakham said she borrowed language from another jurisdiction while adding definitions and provisions the town currently lacks, and asked the commission to treat the draft as an initial review before staff returns with revisions. "This would be a first look and then you will go for me," she said.
Discussion centered on consistency with the county's ordinance and how the town would enforce limits on using recreational vehicles (RVs) as residences. Commissioners and staff described a 180-day standard intended to prevent RVs from becoming permanent housing. A staff member explained enforcement would focus on whether units are "road ready" and that owners or the county could tow noncompliant vehicles; the staff member cautioned that violations "conceivably could" affect FEMA eligibility.
Commission members pressed for clarity about special cases, including workers who temporarily live in campgrounds while working off-site. One commissioner said the town lacks capacity to police every instance and noted campground owners have expressed an interest in local enforcement and evacuation plans.
Members also debated porches and decks at campgrounds. One commissioner said some nearby campgrounds appear to be allowing porches and cited an owner, Justin Harmon, as saying porches would be allowed at his site. A committee member warned, "If he did come down to 15 people swinging hammers down there building porches, somebody's liable to come out and tell him you can stop all work on that," noting that building permits and the building official have enforcement authority.
Speakers described the broader impacts of the recent floods, including extensive river debris and cleanup efforts by volunteers. A staff member cited an estimate of roughly "100,000 cubic yards of debris," and commissioners discussed opportunities for public education about river stewardship.
On recovery, the staff member reported the county helped place the majority of displaced families: "We have 48 families displaced and 38 of them were placed by the county," and added that the county provided short-term rental and utility assistance for some households.
After the presentation the commission asked staff to circulate Giles County's ordinances for comparison and to return with a revised draft. The commission approved the Oct. 28 meeting minutes by voice vote and scheduled its next meeting for Jan. 14, 2025. The meeting adjourned.
Votes at a glance: Motion to approve Oct. 28 minutes ' Mover: Alicia; Second: Casey; Outcome: approved by voice vote (exact tally not specified).
