Royalton Planning Comm. Hosts

Flood Hazard Regulation Hearing

By Susan & Bruce Jones

After a year of revising the Royalton Flood Hazard Area Regulations, the Royalton Planning Commission held a public hearing July 30 to discuss the new regulations and respond to questions from the public. The revisions are required because the current regulations, approved in 1991, reference a map that will not exist after September 29, 2007. Regulations must be current in order for landowners to maintain flood insurance.

Kevin Geiger, Senior Planner with the Two Rivers-Ottauquechee Regional Commission, has assisted the planning commission with the revision of the flood hazard area regulations. He indicated that the intent of floodplain laws are to prevent harm to life and property, and are required by the Federal Emergency Management Agency to participate in the National Flood Insurance Plan.

The proposed regulations include all of the requirements set forth by the Federal Emergency Management Agency. The planning commission also included four additional regulations that were not required, but were considered important to include and are recommended by the Two Rivers-Ottauquechee Regional Commission and the Vermont River Management Program from the Department of Environmental Conservation.

Recommendations

•Currently regulations apply to land designated as special flood hazards. The proposal reflects that the regulations would also include land that is subject to fluvial erosion. Scientifically, it is recommended that a floodplain for stable rivers and streams be five to six times a channel’s width; however, the proposal specifies that only 1.1 times the channel width on either side of the middle of the channel would be required for the floodplain. This would mean that for a channel 100 feet wide, structures could not be built within 150 feet of the middle of the channel, or 100 feet from the bank, without first obtaining a written waiver.

•Addressing that damage due to flooding can be caused by both water and the sediments that are carried by the water. A build up of sediment can cause ice jams as well as accumulation of debris such as tree limbs and leaves.

•Allowing small (less than 100 square feet) structures to be constructed under certain conditions.

•Defining "substantial improvement" of existing buildings.

Discussion

Two issues that generated the most discussion revolved around the lands to which the regulations apply and the definition of "substantial improvement."

South Royalton resident and selectboard member Ernie Amsden believes the addition of land subject to fluvial erosion is "ludicrous" and should be removed from the regulations altogether.

In addition to the Planning Commission, the hearing was attended by three Royalton Selectboard members and four citizens, two of whom were Royalton residents and two were developers of modular homes along the White River. When asked how many homes the regulations affected, Geiger said approximately 40.

After the hearing adjourned, the planning commission resumed the scheduled meeting, during which it voted to make the following changes to the proposed regulations:

•Define "substantial improvement" as greater than or equal to 50% of market value (as determined by the most recent town assessment).

•Add other conditions that waivers may be granted for lands to which these regulations apply. Waivers can be granted "such that the channel is unlikely to move into this area due to ledge, preexisting structures, distance, soils or topography."

The revised regulations will be provided to the Royalton Selectboard for review and approval.

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