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About the Proposed Changes

Amendments to Floodplain Ordinance to encourage development in and around FEMA regulated Floodplain on the north side of Town Branch between Wirt Street and Harrison Street.

Public Meetings

This proposed change will be discussed at the following public meetings:

• March 19, 2026 - Planning Commission Public Hearing
• April 28, 2026 - Town Council Public Hearing

Zoning Ordinance Proposed Changes

View the Existing Floodplain Ordinance to learn more about the proposed changes.

1. Section 7.11.8.B.10 to establish vertically-integrated mixed use buildings with nonresidential uses on the ground floor as a permitted use in the major floodplain on the north side of the Town Branch (of Tuscarora Creek) between Wirt Street SW and Harrison Street SE.
2. Section 7.11.8.B.10.i to permit parking lots or parking structures as a permitted use in the major floodplain on the north side of the Town Branch (of Tuscarora Creek) between Wirt Street SW and Harrison Street SE.
3. Section 7.11.8.B.12 to permit fill in the floodplain by right along Town Branch and Tuscarora Creek.
4. Various Subsections of Section 7.11 to add clarity and to enhance the usability of the Floodplain Overlay District.

Design and Construction Standards Manual (DCSM) Proposed Changes

View Section 5 of the DCSM to learn more about the proposed changes.

View Section 11 of the DCSM to learn more about the proposed changes.

1. Section 5-410 to clarify Staff title changes and add word “Regulations”
2. Section 5-420.1.A.(1) to permit mixed use in the major floodplain or closer than 2 feet vertical and 15 feet horizontal from the major floodplain limits on the north side of the Town Branch (of Tuscarora Creek) between Wirt Street SW and Harrison Street SE via a DCSM Modification.
3. Section 5-420.1.A.(2) to permit residential uses (under specific conditions) outside the major floodplain but closer than 2 feet vertical and 15 feet horizontal from the major floodplain limits on the north side of the Town Branch (of Tuscarora Creek) between Wirt Street SW and Harrison Street SE via a DCSM Modification.
4. Section 5-420.1.B to clarify when non-residential buildings are permitted in the major floodplain or closer than 2 feet vertical and 15 feet horizontal from the major floodplain limits on the north side of the Town Branch (of Tuscarora Creek) between Wirt Street SW and Harrison Street SE via a DCSM Modification.
5. Section 5-420.2.A to clarify the DCSM Modification process and requirements associated with allowed uses either in the major floodplain or closer than 2 feet vertical and 15 feet horizontal from the major floodplain limits on the north side of the Town Branch (of Tuscarora Creek) between Wirt Street SW and Harrison Street SE.
6. Section 5-420.2.B to clarify additional requirements for mixed use buildings when they are proposed in the major floodplain on the north side of the Town Branch (of Tuscarora Creek) between Wirt Street SW and Harrison Street SE via a DCSM Modification.
7. Section 5-420.2.C to clarify additional requirements for mixed use buildings when they are proposed outside the major floodplain but closer than 2 feet vertical and 15 feet horizontal from the major floodplain limits on the north side of the Town Branch (of Tuscarora Creek) between Wirt Street SW and Harrison Street SE via a DCSM Modification.
8. Section 5-420.2.D to clarify additional requirements for residential structures that are to be substantially improved or reconstructed on the same foundation located “outside” the major floodplain but within 15 horizontal feet and/or 2 vertical feet of the major floodplain, on the north side of the Town Branch (of Tuscarora Creek) between Wirt Street SW and Harrison Street SE via a DCSM Modification.
9. Section 5-420.3 to provided addition references related to new structures and substantial improvements to existing structures located in a major floodplain.
10. Sections 5-420.5, 5-420.6, 5-420.9, 5-420.10, and 5-420.11 to clarify Staff title changes.
11. Sections 5-430.3, 5-420.5, 5-420.6, 5-420.8, 5-420.9, 5-420.12, and 5-420.14 to clarify Staff title changes.
12. Sections 11-160 and 11-200 to clarify Staff title and department name changes
13. Section 11-300 to create, revise, and update definitions as follows: Base flood, Chief Engineer, CLOMA, CLOMR, CLOMR-F, DCSM, Director, Director of Plan Review, Director of Public Works and Capital Projects, Floodplain, Floodplain (Major), Floodplain (Minor), Floodplain Alteration, Floodplain Alteration (As-Built Condition), Floodplain Study (Corrected Effective), Floodplain Administrator, LOMA, LOMR, LOMR-F, Mixed Use, Overland Relief, Required Specifications (references specified), SLDR, Zoning Administrator, and Zoning Regulations.

Subdivision and Land Development Regulation (SLDR) Proposed Changes

View Division 10 of the SLDR to learn more about the proposed changes.

1. Section 10.01(c) to create, revise, and update definitions as follows: Chief Engineer, CLOMR, Director, Director of Plan Review, Director of Public Works and Capital Projects, Floodplain, Floodplain (Major), Floodplain Administrator, LOMR, Mixed Use.