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Board weighs requiring finished floor elevations and lot drainage plans for new homes
Summary
Boiling Spring Lakes staff proposed a UDO amendment requiring lot drainage plans and a minimum finished floor elevation for new standalone single‑ and two‑family homes to reduce flood risk. Developers warned the change could raise costs and slow production of entry‑level housing.
The Boiling Spring Lakes City Board of Commissioners on Jan. 6 considered an amendment to Article 7 (Section 7.40) of the Unified Development Ordinance that would require lot drainage plans for every new standalone single‑family and two‑family home and set a minimum finished floor elevation (FFE).
Assistant City Manager Nicole Morgan said the proposal closes a gap in county enforcement by requiring lot-level stormwater management for new homes that typically fall below county thresholds. "The floor must be at least 2 feet above the highest adjacent grade or the crown of the roadway—whichever is higher," Morgan said, noting the requirement aligns with the City's recent stormwater studies and the Preliminary Stormwater Master Plan. The proposed process would have the City Stormwater Engineer review lot drainage plans during permitting and require approval before issuing a building permit.
Developer representative Jake Blum, speaking on behalf of the development community in Boiling Spring Lakes, urged the Board to limit requirements to site‑specific solutions. "The amendment would impose costly, mandatory requirements on all new homes—regardless of actual flood risk," Blum said, warning it could increase construction costs, slow timelines and hurt affordability for small builders. He also questioned the City's authority and warned of potential liability if applied broadly.
Commissioner Ausborn defended the proposal's protective intent, noting that many slab‑on‑grade homes in some neighborhoods are only six to eight inches above ground and that higher FFEs could have prevented recent flooding. The Planning Board earlier voted 3‑2 to amend portions of the proposal and recommended a reduced elevation requirement of 12 inches in some sections; staff said the amendment will return for further Board consideration.
Next steps: staff will refine the language and return the amendment to the Board with clarifications on elevations, thresholds for engineered plans, and required certifications for impervious coverage.
