The Town of Franklin had an open meeting Monday, Nov. 3, concerning the possible inclusion of the community in the National Flood program. Community input was sought about this issue. A new flood map has been issued and will be effective in the spring of 2009 regardless of whether the town decides to become a part of the National Flood program or not. The Town of Franklin has already had three public informational meetings on the new flood map and possible participation in the National Flood program. The attendance by the public was marginal. Some misinformation has circulated concerning the proposed flood plan and possible consequences.

In all of Western North Carolina, only Graham County and the Town of Franklin are not part of the National Flood program. The new flood maps include over 60 new residential and commercial properties west of Phillips Street. It is my understanding the last time the town had an opportunity to participate on the National Flood plan was in 1978 at which time they opted out. Property owners in Macon County, outside of the city limits, are already part of the National Flood plan and can purchase flood insurance if they so choose.

Property values of the newly included flood prone areas will go down in value whether the Town of Franklin participates in the National Flood plan or not.

Flood insurance is required to obtain a mortgage in flood prone areas. If flood insurance is available, so are mortgages. When flood insurance is not available, obtaining a mortgage to buy property, sell property or equity loans may not be available.

Any water damage deemed flood induced would be covered by flood insurance and help in the reimbursement or rebuilding of the property. Without insurance the total burden will go to the property owner.

The Town of Franklin has the opportunity to participate in the national flood program before the official maps are activated next spring. If this occurs, flood insurance could be grandfathered in at much lower rates. If greater than 50 percent of the value of the property is damaged in a flood, insurance compensation will be paid. After flood damage, the owner must build above the base flood elevation during reconstruction. If damage is less than 50 percent damage of the value of the property, rebuilding is not required to be above the base flood elevation,

The town already has a Unified Development Ordinance in place that prohibits building in the flood way, where flood waters actually are moving. The ordinance prevails regardless of whether the town becomes part of the national flood plan. Where standing flood waters occur, we would have similar ordinances for development as Macon County now has outside the town limits if the town becomes part of the national flood plan. This would basically require new buildings/structures to be higher than the base flood elevation indicated on the new flood maps.

Many businesses and homes are affected by this new map. These property owners have already invested in the community. I believe the town should allow them the opportunity to protect their properties by participating in the National Flood program. Undeveloped property owners with possible future development plans may discourage the Town Board from participating in the national flood program which would allow development of low· lying areas. This could add further water damage to neighboring properties. The guidelines that Macon County has developed with the National Flood plan are an attempt to protect low· lying lands and waterways from poorly planned development.

I believe that participating in the national flood program is the best direction. It allows many properties to be protected with insurance if they so choose, and also protects Crawford branch and the surrounding properties with sound development guidelines. I encourage each individual involved in this discussion to get information directly from the town office concerning this issue.

Tom Harris
Franklin, N.C.