Via email Mandy Todd, AICP, CFM, ISO/CRS Specialist 1993 ......Mandy Todd, AICP, CFM, ISO/CRS...
17
July 20, 2018 Via email Mandy Todd, AICP, CFM, ISO/CRS Specialist 1993 Meadowood Lane Longs, SC 29568 Office/FAX | 843-399-5127 [email protected] RE: National Flood Insurance Program (NFIP) Community Rating System (CRS); City of Charleston, South Carolina Greetings, Flooding has become epidemic in the Charleston, South Carolina Lowcountry. We, concerned citizens residing in the NFIP Community “City of Charleston”, write to you to urge ISO to consider recent events that violate both FEMA Floodplain Guidelines and the City of Charleston’s own Flood Plain Ordinance in determining the CRS Rating for the 2018-2019 period. It is our intention to inform your office of a sample of current FEMA violations that ordinary citizens have repeatedly brought to the attention of our Charleston Mayor John Tecklenburg, Charleston City Council, and City officials with very little, if any helpful response. Ordinary citizens can and should raise concerns when it affects the safety of the people in the communities in which they live, the safety of first responders, and the cost that inaction by local officials puts on both the public and in the case of the violations explained herein, the Federal Government. We have reported the violations explained herein to State and Federal Agencies (DNR, FEMA, DHS, OIG, NPS) asking that they intervene, as the current City actions are not acceptable. These kinds of continued violations by the City of Charleston will exacerbate flooding, cause considerable hardship to vulnerable persons, put others at greater risk, and continue to generate significant escalating financial burden to the Federal government.
Transcript of Via email Mandy Todd, AICP, CFM, ISO/CRS Specialist 1993 ......Mandy Todd, AICP, CFM, ISO/CRS...
July20,2018Viaemail
MandyTodd,AICP,CFM,ISO/CRSSpecialist1993MeadowoodLaneLongs,SC29568Office/FAX|[email protected]:NationalFloodInsuranceProgram(NFIP)CommunityRatingSystem(CRS);CityofCharleston,SouthCarolinaGreetings,FloodinghasbecomeepidemicintheCharleston,SouthCarolinaLowcountry.We,concernedcitizensresidingintheNFIPCommunity“CityofCharleston”,writetoyoutourgeISOtoconsiderrecenteventsthatviolatebothFEMAFloodplainGuidelinesandtheCityofCharleston’sownFloodPlainOrdinanceindeterminingtheCRSRatingforthe2018-2019period.ItisourintentiontoinformyourofficeofasampleofcurrentFEMAviolationsthatordinarycitizenshaverepeatedlybroughttotheattentionofourCharlestonMayorJohnTecklenburg,CharlestonCityCouncil,andCityofficialswithverylittle,ifanyhelpfulresponse.Ordinarycitizenscanandshouldraiseconcernswhenitaffectsthesafetyofthepeopleinthecommunitiesinwhichtheylive,thesafetyoffirstresponders,andthecostthatinactionbylocalofficialsputsonboththepublicandinthecaseoftheviolationsexplainedherein,theFederalGovernment.WehavereportedtheviolationsexplainedhereintoStateandFederalAgencies(DNR,FEMA,DHS,OIG,NPS)askingthattheyintervene,asthecurrentCityactionsarenotacceptable.ThesekindsofcontinuedviolationsbytheCityofCharlestonwillexacerbateflooding,causeconsiderablehardshiptovulnerablepersons,putothersatgreaterrisk,andcontinuetogeneratesignificantescalatingfinancialburdentotheFederalgovernment.
2
ThemainenforcementactionsFEMAusestoencouragefloodriskreductionaretheCRSRatingsystemandtheuseofSanctions(NFIPProbationorSuspension).MaintainingthecurrentCRSratingof6orholdingtheCityofCharlestoningoodstandingdespiteNFIPnon-complianceissuesfacingthiscity(andoftencausedbythecity)isinconsistentwiththegoalsofreducingfloodrisk.Rewardingnon-compliantcommunitiesisalsoinconsistentwithExecutiveOrder11988(establishedin1977)asFEMAandtheNFIP(andbysubcontractISO),arerequiredtoavoid,totheextentpossible,longandshort-termadverseimpactsassociatedwithoccupancy/modificationoffloodplains.Thisincludesactivitiesthatareindirectorindirectsupportofcontinueddevelopmentinfloodplainswhenthereisapracticalalternative.ThepracticalalternativeistoholdtheCityofCharlestonaccountabletofollowestablishedFEMAguidelines.TheCityofCharlestonshouldataminimumbeheldtofollowandenforcetheirownNFIPOrdinance,followlocalandfederalbuildingcodes,andbeheldaccountabletorectifyproblematicsituationsresultingfromtheirFEMAviolations(eitherwithorwithouthelpfromtheFederalSector).Herein,wepresentthreeexamplesofFEMAviolations:Example1:HistoricStructures:InadequateInfrastructureMaintenance,FEMAbuildingcodeviolationsregardingSubstantiallyDamagedandImprovedStructures.(HarlestonVillageNeighborhood,DowntownCharleston)Example2:Post-FIRMFEMAViolations:148housesubdivisionbuiltbelowBaseFloodElevation(BFE),RepetitiveLossProperties,State/FederalBuildingCodeViolations,IllegalVariances.(WillowWalkSubdivision,ShorehamRoad,JamesIsland)Example3:AFloodingDisasterintheMaking:MassiveNewSubdivisionsbeingbuiltinFloodplains,DevelopmentofUnsuitableLandsfollowingAnnexations.(JohnsIsland,SC)Additionally,therearelingeringquestionsconcerningthecurrentFEMAbuyoutofBridgepointeTownhomes.Theseare:Post-FIRMrepetitivelossstructuresbuilt
3
belowBFE,likelyviolationsofthe50percentrule,withexorbitantcoststoFEMAandthepublic.CouldthisentirebuyoutsituationhavebeenavoidediftheCityofCharlestonfollowedbuildingcodesandFEMAguidelinesconcerningBFE?(ShadowmossNeighborhood,WestAshley)
TheexamplesweprovidearebutafewofthefloodingissuesfacingCharleston.TheseviolationscontradictthegoalsoftheCRSprogramtorewardcommunitiesforeffectivefloodplainmanagement.Itisinthebestinterestofthepublictomitigatetheseviolationsascontinuednon-compliancewithNFIPstandards,orevenstateandfederalbuildingcodesisbothdirectlynegligentandnegligentperseforthepeoplethattheseregulationsweremadetoprotectfromharm.
WhileNFIPstatuedoesnotmandatecommunityorstateadoptionoffloodplainregulations,participationintheNFIPandCRSratingsystemdoesmandateandrequiretheCityofCharlestontoenforceFEMAguidelinesandfollowtheirownNFIPOrdinance.Assuchtheirnon-complianceshouldserveasatriggerfortheenforcementstepsofNFIPprobationandchangesinCRSratingtoreflecttheseviolationsoftheCityofCharleston’snegligence.IfyouhavequestionsconcerningtheseexamplesduringyourCRSdeliberations,pleasedonothesitatetocontactus.Thankyouforyourtime,
BeatriceBernierPhillipDustanPhD AnaZimmermanPhD9SavageStreet2659BurdenCreekRd1171ShorehamRoadCharleston,SCJohnsIsland,SCCharleston,SC29412HistoricDistrictJohnsIslandJamesIslandCc:MariaCox;SCDNR AmandaGowansISO,CRS
DevonLucas;FEMARegionIV AbigailDarlington,PostandCourier SenatorTimScott SenatorLindseyGraham CongressmanMarkSanford
4
Example1:HistoricStructures:InadequateInfrastructureMaintenance,FEMAbuildingcodeviolationsregardingSubstantiallyDamagedandImprovedStructures.(HarlestonVillageNeighborhood,DowntownCharleston)Downtown:LowerCharlestonPeninsulaInthepast3years,over60residentialhomesintheLowerCharlestonPeninsulahavefloodedrepetitivelygeneratingmillionsofdollarsinFEMAinsuranceclaims.TheregionoftheLowerPeninsulaisapproximatelytwo-thirdsfilledmarshlandsasshownintheHistoricCharlestonFoundationmap(leftbelow)whereinthegreensignifiestheoriginalpeninsulain1670.By1852,itgenerallyresembledpresentdaybordersrepresentedbybrown.Thewesternsideofthelowerpeninsula(outlinedinredontheNOAAmapbelowright)overlaps2historicneighborhoodsthatarethemostvulnerableareasoftheNationalHistoricLandmarkHistoricDistricttoflooding.
WhyaretheseHistoricHomesflooding?
1)InadequateMaintenanceofDrainageInfrastructure
FloodingintheHistoricCharlestonisexacerbatedbythefailureoftheCityofCharlestontomaintainexistingdrainageinfrastructure.TheBatterySeawallconstructedin1910isinastateofdeteriorationandthedrainagesystemisineffectiveduetocloggedpipes,brokenandinadequatepumps,anddeferred
5
maintenance.Moreover,infrastructurerepairsandfloodmitigationprojectsplannedin1984haveyettobeimplemented.
2)Violationsofthe50percentrule
TheCityofCharlestonroutinelyimplementspracticestoactuallyencourageadditionalfloodriskintheHistoricDistrict.Thesepractices,describedherein:defyresponsiblefloodplainmanagement;violateFEMAguidelines;violatetheCityofCharleston’sownNFIPordinance;andcauseexorbitantavoidablecoststoFEMAandthepublic.MostoftheresidentialstructuresinHistoricCharlestonwerebuiltpriortothecreationoftheNFIPprogramandFEMAFloodMaps.Most,ifnotall,ofthehomesintheHistoricDistrictarebelowNFIPBFEcurrentstandards.ThesehomesareeligibleforNFIPbackedfloodpolicesatpre-FIRMrates.NeighborhoodsbelowBFEpresentadditionallevelsofconcerninregardstofloodrisk.TheCityofCharleston’sNFIPordinancerequiresaminimumelevationofBFEplusoneadditionalfootfornewconstructionandcompliancetoBFEstandards.
Apre-FIRMstructurethatisrebuiltaftersustainingflooddamageexceeding50percentofitsstructuralvaluemustberebuilttocurrentFEMABFE.AccordingtoNFIPguidelinesthe50percentthresholdisalsocumulativefordamageclaimsthatspanaten-yearperiodandcollectivelyexceed50percent.TheCityofCharlestondoesnotenforcethisruleandoftenissuespermitsthatallowrebuildingtothesamenon-compliantBFEwithoutissuingofanysortofvariancethatwouldoverridethe50percentrule.
Substantialimprovementstonon-complaintstructures:
Inseveralcases,inviolationofNFIPrequirements,theCityofCharlestonallowedsubstantialpost-FIRMadditionstoexistingresidencesthatarebelowBFE.Thesepost-FIRMadditions,violateboththeBFErequirementandinsomecasesthe50percentruleasimprovementsaremorethan50percentofthestructure’svalue.ItisverydifficulttotrackthevariancehistoryofstructuresintheHistoricDistrictbecausevariancesgrantedtosubstantialimprovedstructuresarenotattachedtotheirdeeds(aviolationofFEMAguidelines).
6
3)Whywasn’ttheHistoricDistrictmitigatedafterHurricaneHugo?Asaconsequenceofnotenforcingthe50percentruleafterHurricaneHugo(1989),non-complianthomeswerenotelevated,demolishedorrebuiltatBFE.Inaddition,repeatedrebuildingatincorrectBFEoverthepast3yearshascontinuedtoexacerbatefloodriskwithnoendinsight.4)FailuretoIssueLettersofSubstantialDamageTheCityofCharlestonfailstoidentifystructuresestimatedtohavedamagesthatshouldtriggerthe50percentrule.Todate,onlyasingleLetterofSubstantialDamageappearstohavebeenissuedintheHistoricDistrict.Despitefourseparatefloodsaffecting60differenthomes.NotidentifyingorissuingSubstantialDamageLettersviolatesFEMAguidelinesandcomplicatespursuingFEMAIncreasedCostofCompliance(ICC)claims.Intotal,theCity’sactionsencouragerepetitivelossstructurestoremainnon-compliantandunmitigatedinthefloodplain.5)FurtherComplicationsintheHistoricDistrict:theBoardofArchitecturalReview(the“BAR”)DecisionsbytheBARhavemadeitdifficultforhomeownerstomeettheFEMABFErequirementsifproposedelevationsincreasetheheightofthehouseabovethemaximumallowedCityHeightOrdinance(Sec54-306);elevatingtotherequiredBFEisimpossiblebecauseitmakestherooftohigh!
7
Example2:Post-FIRMFEMAViolations:148houseSubdivisionunderBaseFloodElevation(BFE),RepetitiveLossProperties,State/FederalBuildingCodeViolations,IllegalVariances.(WillowWalkSubdivision,ShorehamRoad,JamesIsland)Intheearly1980's,theCityofCharlestonannexedCharlestonCountyparcelsoflandonJamesIsland(currentlytheWillowWalkNeighborhood)thatwereunsuitablefordevelopment.Shortlyafter,ahousingsubdivision(148homes)hadslabongradefoundationspouredseveralfeetbelowFEMAfirstfloorBaseFloodElevations(BFE)requirements.TheCityofCharlestonissuedbuildingpermitsandlaterdeedsstatingthatthehomesweresituatedina"C"floodzone.ThisCfloodzonedesignationwasneverappropriate,asthelandonwhichthesehouseswerebuilthadbeendesignatedbyFEMAtobeatBFE12priortothecity'sannexation.TheFEMAmapsfortheselandparcelshaveremainedatAE-12tothepresentday.
FloodingH
ouses
FloodingH
ouses
FloodingHouses
FloodingHouses
WillowWalkPhaseIandII:2.5feetBelowBFEPhaseIII:3feetBelowBFE
WaterFlowDirection
8
Allthehomesinthissubdivisionwerebuilt2.5to3feetbelowBFE.ThelastphaseofWillowWalk,consistsofastreetcalledShorehamRoad(26homes)thatwascompletedin1987.TheWillowWalkhomesweresoldwithoutindicationofBFEnon-complianceandwithdeedsissuedbytheCityofCharlestondesignatingthatthehouseswereat“C”floodelevation.Shortlyafteroccupancy,severalShorehamhomes(some3feetbelowBFE)begantoflood.Shorehamresidentshadnotpurchasedfloodinsuranceastheelevationwasdesignatedonthedeedstobefloodlevel"C"(i.e.notinafloodzone).Aftermucheffortseveralpropertyownersrealizedthattheelevationofthesehomeswasbelowestablishedfederalandlocalbuildingcodes.Upondiscoveryoftheseviolations,ShorehamresidentsbroughtthisissuetotheattentionoftheDeveloper(GreatSouthernBuilders)andtheCityofCharleston.TheDeveloperrefusedtotakebackthehomes,leavinghomeownersresponsiblefortheirfloodedhousesandmortgageloans.TheCityofCharlestonalsorefusedtointervenetoenforcestateandlocalbuildingcodes,ortheirownNFIPCityofCharlestonFloodOrdinance.Inashort-sightedefforttoavoidresponsibility,theCityofCharlestonillegallygrantedfloodelevationvariancestotheDeveloperfor17oftheShorehamhomes.Thisafterthefactvariance,grantedtoanentitywhonolongerownedthepropertywasillegal;inadditiontheCityofCharlestonviolatedEVERYSINGLEPROVISIONforthegrantingofvariances(SeeFEMAVarianceGuidelinesinRelatedLinksSectionfollowingthissynopsis).TheShorehamownerswerenotadvisedofthevarianceuntilafteritwasissued.Theseownersneverappliedforthisvariance;theywantedoutofthehomesthatwerenotbuilttocode.TheentirecostofrepairingfloodedhouseswasbornebytheShorehamownersandeachofthehousesincludedinthevariancewerenowrequiredtopurchasefloodinsuranceonhomesthathadbeencertifiedonthedeedsofthesepropertiesasnotbeinginafloodzone.Shorehamresidentsfiledseverallawsuitsbutnonewereeverbroughttotrial,theexpensiveofsuchwouldhavebeenunfeasibletopersonsinthisworking-classneighborhood.OneresidenthadpurchasedtheirhomewithaVAloan,whentheirhousewasdesignated"uninhabitable"thepurchasepricewaspaidinfullbyahomewarrantyprogramthroughtheVeteran'sAssociation.This“uninhabitable”homewasnotdemolishedandwaslatersold(2017)toanunsuspectingfamilyto
9
whomfactswereneverdisclosed.Thus,aninnocentfamilyisnowresponsibleforamortgageontheir“uninhabitable”homethatfloodedwithinthefirstfourmonthsoftheiroccupancy.TheShorehamvariancesandBFEnon-compliancearenotdisclosedwhenthesehomeshavebeenresold.Infact,untilFOIArequests(answeredin2018byFEMAWashingtonDCoffice)itwasimpossibleforcurrentShorehamresidentstoevenknowiftheirhomehadavariance.ItisaviolationofFEMAguidelinesthatthevariancesarenotattachedtothedeedsofthesehomes.Cityofficialsrefusedtoprovideresidentswithacopyofthevariancesoreventellhomeownersiftheirhomeshadavariance.Thus,makingitimpossibleforresidentstoevendisclosevarianceinformationwhensellingtheirproperties.Residentsweretoldbycityofficials“varianceshavebeenlost”andthevariances“willnotbefound”.Only17ofthe27ShorehamhousesbuiltinPhase3wereincludedinthe1987VarianceissuedbytheCitydespitethefactthatall27werebuiltseveralfeetbelowBFE.OneoftheShorehamhousesnotincludedinthe1987variancehadbeenfloodedbeforeitwaseversold.TheCityofCharlestongrantedasecondvariancetotheDeveloperin1989forthishouseandanotherunsoldhouseinWillowWalkchangingzoningofthesehousesfrom"residential"to"commercial".ThiscreatedaguisethatunsoldpropertiesbelowBFE,whichhadflooded,couldbesoldascommercialpropertiesandthenbecomerentalunits.Thissecondafter-the-fact-variancegrantedbytheCityofCharlestonalsoviolatedprovisionsforgrantingofvariancesandthetwohousesinthe1989variancehavebeenrepeatedlysoldfordecadesasresidentialpropertiestounsuspectingpeopledespitetheircommercialdesignationandillegalBFE.Theseviolationsofzoning/BFEstillpersistinWillowWalkin2018.ManyhousesonShoreham(andonadjacentstreetOakcrestintheWillowWalksubdivision)arenowrepetitivelosspropertiesandFEMAispayingsubstantialamountsinclaims.TheCityofCharlestonhasnotissuedSubstantialDamageletterstothesenon-complianthomesfollowingdamageexceeding50percentofthevalueofthesestructuresoverthepastthreeyears.Thisresultsinaneverendingcycleofrepairandrebuildingandofsubstantiallydamagedstructures,neverbroughtuptocode.TheCityofCharlestoniscurrentlyencouragingresidentsonShorehamRoadtoapplyforadditionalFEMAresources(intheformofaFEMAbuyout)eventhough
10
thehomesareupto3feetbelowBFE(and4feetbelowtheCity’sownNFIPOrdinance).TheCityofCharlestonhasnotrectifiedthe"C"designationsontheWillowWalkdeeds,norrequiredElevationcertificatesforthesehomes,norfollowedFEMAguidelinesofattachingthese(illegal)variancestothesehomes,norfacilitatedaplantoremovevulnerablepeoplefromanunsafeneighborhood.ThusthemajorityoftheWillowWalkhomeownersareunknowinglypayingthewrongfloodinsuranceratesandmanyhavebeencaughtcompletelyoffguardwhentheirhomefloods.Oncethesehousesflood,andelevationsarerevealed,thehomeownershavehousestheycan'tlivein,can'tgetpermitstofix,andareliablefortheirmortgagesduetotheCityofCharleston'srefusaltocorrectthesituationitcreatedin1987/89.
TheentireWillowWalksubdivisiondoesnotcomplywithlocalandstatebuildingcodesandallhomesarebelowBFE.Therefore,approximately140housesinthissubdivisionholdNFIPinsurancepolicieswithwronginsurancepremiumsastheyarePost-FIRMnon-compliantproperties.Insteadofdemolishingormitigatingthesehomesbyelevation,theCityofCharlestonallowsthehomestobesoldtounsuspectingresidentswhileplacingtheentirecostoftheirviolationsonFEMAandCityresidents.
Shorehamhasbecomeadebtors'prisonofhomesitsresidentscannotescapewithoutknowinglyorunknowinglypassingontheseburdenedhousestootherpurchaserswhohavenoideatheyarebuyingahousenotbuilttocode,infestedwithmold,andhomesthatmayverywellleadtotheirfinancialruin.TheCityofCharlestonhasdonenothingbutdeflecttheirviolationsandputtheentirecostoftheCity'sviolationsandnon-complianceonFEMAortheresidents.
EstimatedandRealCosts:
FloodInsuranceClaimspaidoutforShorehamHousesinpast3yearsexceed1M.
DeductiblecoststoShorehamResidentsinlossesinpast3yearsexceed300K.
Lossofpropertycontentsanddamagestostructuresnotcovered:immeasurable.
Wrong“C”elevationsondeedsfor140WillowWalkhousesresultedinillegalgrandfatheringofpost-FIRMstructuresinAE-12floodzone.WillowWalkhouseswith$6000differential(today’sdollars)inerroneousfloodinsuranceriskpoliciesover30yearsoftheCityhasnotmitigatedelevationissuesinthisneighborhoodresultsindeficientNFIPinsurancepaymentsestimatedtoexceed20M.
11
RelevantLinks:2018CharlestonCityCouncil:ShorehamResidents(videoat1:10:39-1:14:00)https://www.youtube.com/watch?v=h2GyZr6BAbo&t=4447sResidentsvoiceconcernsofproposedWillowWalksubdivisionatPlanningandZoningCommissionMeeting.PostandCourier;September21,1983.CoupleReturntoaWaterloggedHomeAgain.PostandCourier;October14,1994.MayorJoeRileytoursfloodedhomesonShorehamRoad.PostandCourier;August29,1995.LettertoEditor–“ShorehamFloods”.PostandCourier;February27,2018.HowaJamesIslandNeighborhoodwasDestinedtoFlood.PostandCourier;April28,2018.FEMAPublicationonVarianceGuidelineshttps://www.fema.gov/pdf/floodplain/nfip_sg_unit_7.pdf
12
Example3:AFloodingDisasterintheMaking:MassiveNewSubdivisionsbeingbuiltinFloodplains,DevelopmentinUnsuitableLandsfollowingAnnexations.(JohnsIsland,SC)CityofCharlestonFloodplainManagementpractices2005to2018onJohnsIslandTheCityofCharlestonhasfosteredtheconstructionofhighdensityPlannedUrbanDevelopments(PUDS)inlow-lyingforestedareasofJohnsIslandandtheirhigherelevationwatershedsdecreasingpublicsafety,increasingtheriskofdamagetolife,property,publicinfrastructure,andeconomicdisruption.Overall,CityofCharlestondevelopmentpracticeshavereducedresiliencytofloodingfromrainandstormsincontradictiontoCityPlanningdocumentsthathavebeenreceivedand/orratifiedbyCharlestonCityCouncilsince2007.
• JohnsIslandGrowthManagementPlan RatifiedNov2007
• JohnsIslandGreenwaysPlan AdoptedSept2008
• CharlestonGreenPlan ReceivedFeb2010
• CenturyVPlan AdoptedFeb2011TheaboveCityofCharlestonplanningdocumentsrecognizetheimportanceofforestedwatershedsandthefactthatthetopographyofJohnsIslandwasformedbyancientdunesrunningparalleltotheseacoast.Earlysettlersbuiltonthehighdunesandfarmedthelowerareas.Thelowestregionswerepopulatedbydeciduousswampforestscomprisedofgum,wateroaks,pines,andotherhydrophilicvegetation.These“sponge”forestsabsorbwaterwhenitfloodsandreleasewaterthroughtranspirationduringdryperiods.Theyreducethevelocityofstormwaterflowandwindwhilesequesteringlargeamountsofcarbon.SimilartotropicalMalaysianpeatforests,theirdeeprootsystemstrapandretainlargeamountsoforganicsoilswhichformthebasisofthesubsurfaceflowpathofwaterthroughacomplex,reticulatewatershedthatplaysacriticalroleinthehydrologicinfrastructureofJohnsIsland.
13
LIDARimageofJohnsIsland,SCinwhichredisthehighestelevation(approx.25ft)andbluethelowest(sealevel).Theparallelredridgelinesarefossildunesformedwhensealevelwashighertensofthousandsofyearsago.Thelow-lyingheavilyforestedshallowvalleysbetweenthemdrainnortheastintotheStonoRiverorsouthwestintoBohicketCreek.InresponsetothisLIDARimagery,JoshMartin,thenHeadoftheCityPlanningDepartmentandparticipantintheJohnsIslandGrowthManagementCommitteerecommended(in2005)thatthereshouldbenohousingdevelopmentsbuiltbelow15ftelevation(topreventdamagefromstormsurgeintheeventofahurricane).“Landatlowerelevationswillberecommendedforagriculturaluses,long-leafpineforest,naturalpreserveorhyper-lowdensityhousing(onedwellingper10acresminimum)….Inparticular,thelowlying“fingers”whichreachacrosstheislandwillbeconsideredunsuitableforneighborhooddevelopment.MostofthisarealiesoutsideoftheUrbanGrowthBoundary,andit,therefore,reinforcestheneedtokeepfuturedevelopmentwithinthedesignatedboundarylimits….Anelevationstudy(Illustration15)indicatesthatmostoftheexistingneighborhoodsandroadsaresituatedonlandabovefifteenfeetinelevation.ThelandthatliesonthenortheastsideofRiverRoad(andthereforeadjacenttothemarshandriver)ispredominantlyatanelevationbelowfifteenfeet.Assuch,itwillbeclassifiedasappropriatefordwellingdensityofnomorethanonedwellingpertwoacresofland.”
JohnsIslandCommunityPlan,2007
14
InotherCitydocumentsdwellingdensitiesofonehousepertenacresarecalledforonthesamelands.CityofCharlestonPlanningCommissionComprehensivePlanAccordingtotheCityofCharlestonPlanningCommissionwebsite“ThemostimportantdocumentthePlanningCommissionandcitystaffuseinreviewingitemsthatcomebeforethecommissionisthecity'sComprehensivePlan,theCenturyVCityPlan,whichplotstheCity'sdevelopmentandredevelopmentforthenext10to15years.ThisplanwasreviewedandapprovedbyboththePlanningCommissionandCityCounciltobethecity'sguideforgrowthanddevelopment.”Curiouslythough,theCityofCharlestonPlanningDepartmentandPlanningCommissionandCityCouncilhavecontinuedtoallowlargehousingdevelopmentsbelow15ftelevationonJohnsIslandcitingpropertyrightstobuildoverhazardavoidance.TheyignoretheCity’sownplansandkeepallowingdeveloperstobuildonlowelevationforestedland,providingtheyraisedtheexistingelevationwithfilltocomplywithzoning(BaseFloodElevation+1ft),butinviolationofthetenetsofJohnsIslandCommunityPlan,JohnsIslandGreenwaysPlan,andCenturyVPlan.Eachprojectistreatedindividuallywithnoappreciationofwatersheddynamics.Developmentskeepmovingintolowerforestedlandashigherelevationsbecomedeveloped.AtthemouthofBurdenCreekonesuchproject,OakvillePlantation,wasapprovedbythePlanningCommissionaftermorethan3000personssignedapetitionobjectingtothedevelopmentanditwasdemonstratedthattheapplicanthadnotmetthecriteriafordevelopingtheland,againcitingthepropertyrightsofthedeveloperoveranypotentialhazardsorfloodingproblemsthedevelopmentmightgenerate.Linktosignedpetition:https://www.change.org/p/charleston-city-council-save-river-road-johns-island-sc-from-more-developementAdditionally,theCityofCharlestonactivelypromotesrezoning(CountytoCity)forgreaterhousingdensitywithintheJohnsIslandUrbanGrowthBoundaryzone.
15
DestructionofFloodplainResiliencyonJohnsIslandDevelopersdeforest,removerootsandorganicsoillayers,andinfillwithhighclaycontentsandtoregulatoryelevationsforslab-on-gradeconstruction(https://www.youtube.com/watch?v=LwWacL_DBGw).Increasingwatershedimperviouscoverincreasesrunoffandstormwaterfloodingwhilereducingphysicalandecologicalresiliency.Theincreasedrunoffflowsintotheborderingestuariesandriversnegativelyeffectingmarinelife(www.scdhec.gov/HomeAndEnvironment/Docs/CHP.pdf).TheCityplannersevenignoreCityOrd.#1838Adopted1/20/15ANORDINANCEAMENDINGCHAPTER9OFTHECODEOFORDINANCES,CHARLESTONCOUNTY,ENTITLED“FLOODDAMAGEPREVENTIONANDPROTECTION”thatstates“Allsubdivisionproposalsshallbeconsistentwiththeneedtominimizeflooddamage”.
Flow-pathanalysisofthedunesandswaleregionofJohnsIslandrevealedthewatersheddrainageareaofanephemeralriver,BurdenCreek(above).Inthisflow-pathanalysis,bluelinesindicatethepathofwaterflowfromhigherelevationstolow.ThedottedlinesoutlinetheboundariesoftheBurdenCreekWatershed.BlackhousesrepresentasamplingofthePUDsconstructed,under
16
construction,orproposedafter2010.Infillingandincreasingtheimpervioussurface“hardening”theduneswillincreasefloodingofhomes,properties,andpeopleinthelowerelevationswithaccompanyingfinanciallosses.Additionally,developersroutinelyelevatethenewsubdivisionswithinfillhigherthanexistingproperties.Thisdecreasestheprotectionofexistingfloodplainpropertiesandlands;runoffis“pushed”ontoolder,neighboringcommunities.Insomedevelopments,phaseonehomesofthedevelopmentarefloodedbythehigherelevatedlotsofphasetwohomes(StonoView,JohnsIsland).Therearereportsofsepticsystemfailureinolderneighboringhomesaswellasfoundationsubsidenceordrinkingwellfailuresinthevicinityofnewlydugretentionpondsand/ordirtminepits.Clearly,thescaleofnewdevelopmentisalteringaspectsofJohnsIsland’shydrology.CurrentCityofCharlestonFloodplainPracticesareNon-existent:ExistingCityPlanningpracticespaylittleattentiontofloodprotection,uniquenaturalfeatures,naturalareas,andotherenvironmentalandaestheticattributesthatmaybepresentinthefloodplain.Currentpracticesignore,ratherthanprotectorpreservenaturalandbeneficialfloodplainfunctionsofforeststhatyieldfloodprotectionbenefitsandalsohelpintegratefloodplainmanagementeffortswithothercommunitygoalsandobjectives.Thereisnoconsciousnessofwatershed-scaleimpacts,letalonepotentialwaystomanagethehazardsthatcomewithwide-scalewatersheddevelopment.Thereisverylittle,ifanyCityofCharlestoneffortonJohnsIsland,orinneighboringregionsoftheCitytoencouragecommunityfloodplainmanagementactivitiesthatexceedtheminimumNFIPrequirementsto:
1. Reduceflooddamagetoinsurableproperty;
2. StrengthenandsupporttheinsuranceaspectsoftheNFIP,and
3. Encourageacomprehensiveapproachtofloodplainmanagement
17
Appendix:CharlestonCityOrdinanceexcerptOrd.#1838Adopted1/20/15ANORDINANCEAMENDINGCHAPTER9OFTHECODEOFORDINANCES,CHARLESTONCOUNTY,ENTITLED“FLOODDAMAGEPREVENTIONANDPROTECTION”Sec.9-43.Standardsforsubdivisionproposalsandotherdevelopment.Standardsforsubdivisionproposalsshallmeetorexceedthefollowingminimumcriteria:1.Allsubdivisionproposalsshallbeconsistentwiththeneedtominimizeflooddamage;2.Allsubdivisionproposalsshallhavepublicutilitiesandfacilitiessuchassewer,gas,electricalandwatersystemslocatedandconstructedtominimizeflooddamage;3.Allsubdivisionproposalsshallhaveadequatedrainageprovidedtoreduceexposuretofloodhazards,and;4.Basefloodelevationdatashallbeprovidedforallsubdivisionproposals(includingmanufacturedhomeparksandsubdivisions).5.Inallareasofspecialfloodhazardwherebasefloodelevationdataisnotavailable,theapplicantshallprovideahydrologicandhydraulicengineeringanalysisthatgeneratesbasefloodelevationsforallsubdivisionproposalsandotherproposeddevelopmentscontainingatleast50lotsor5acres,whicheverisless.ThefourlocationsoffloodingdiscussedhereinspandisparatelocationsintheNFIPdesignatedcommunity“CityofCharleston”.
ShadowMoss
MassiveNewSubdivisions WillowWalk
Downtown
