One of the big questions for the Hendersonville City Council after Helene is how floods could affect future development.
With multiple housing projects in the city, and more on the way, the council is looking into how it can prevent flood damage for years to come.
“We need to better educate ourselves on what is safe development,” City of Hendersonville Mayor Pro Tempore Dr. Jennifer Hensley said. “There are areas in this community that flood regularly with heavy rains. Helene created floods in areas that weren’t on FEMA maps for flooding. How do you address the fact that now we have lost homes in areas that we didn’t think would flood?”
That’s where Hendersonville Floodplain Administrator Michael Huffman stepped in. He recently presented to the council how new floodplains could help new development and redevelopment be better protected from future flooding events.
“It wouldn’t say ‘you used to be able to build here, now you can’t,’” Huffman said. “It would just change the requirements for the buildings that would go in those locations. It wouldn’t modify the land area available for development. It would change some requirements for when people want to come in and develop or redevelop properties.”
The aftermath of Helene left the city in need of as much development as possible.
“You have homes that were destroyed,” Hensley said. “Those folks are not going to be responsible tax-wise for something that’s not there anymore. Sales taxes are going to be lower because we have less tourists to the area and less people spending money.”
There are other reasons besides Helene for the look into change. One is that the current map hasn’t been updated in nearly a decade.
Another reason for the change is that the council's prioritizing issue is the impact on residents and their coverage.
“We want folks that do live in lower-lying areas to be able to afford flood insurance and cover their properties,” Hensley said.
“Us changing our regulations would not impact people’s ability to obtain federal flood insurance,” Huffman said.
However, Hensley wouldn’t be surprised if it takes months for the council to make any changes.
“Are we going to make knee-jerk reactions? I don’t think so,” Hensley said. “I think we’re trying to make the best decisions that’s going to benefit our community the best.”
“We would only make the modifications based on recommendations and maps that are produced by FEMA and the state of North Carolina,” Huffman said. “[FEMA and the state] are looking at the areas they expect to flood. What changes have happened there that would affect flood levels?”
The new maps of the current floodplain outlook won’t be ready until fall, 2025.
STORY & PHOTO COURTESY OF ABC 13 WLOSHendersonville council examines future flood impact on city development post-Helene
