New Outer Banks Flood Zones Contradict Flooding Forecasts

July 19--KITTY HAWK, N.C.

New maps for Dare County will remove thousands of homes and lots from flood zones, creating a need to amend local building codes that until now accounted for more rising water, not less.

In Dare County, according to maps released last month, 15,970 buildings are either removed from a flood zone or placed in a zone where the hazard is reduced. Entire neighborhoods in Nags Head, Kitty Hawk and Kill Devil Hills are suddenly not so prone to water surging into the living room, according to the preliminary maps.

The Federal Emergency Management Agency requires that each state produce the maps about every 10 years. They will not take effect for 18 months to two years, after an appeal period and time for local governments to update ordinances.

Fewer flood zones are a surprise reversal of recent policies that accounted for sea-level rise, higher water tables and increases in storm surges. But current maps are based on data more than 30 years old. The new maps were produced from computer modeling, flood history and data collected with aircraft using technology that allows more-detailed surveys of the land and improved flood prediction.

Locals have doubts.

"Regardless of what the maps say, there is a flood risk in Dare County," said Donna Creef, director of the Dare County Planning Department. "It's just a line on a map, and Mother Nature is going to do what Mother Nature is going to do."

When new maps take effect, the height required for the first floor of a building -- or base flood elevation -- would be cut in half in many cases. In the Kitty Hawk Landing neighborhood, for example, the first floor must be more than 9 feet above mean sea level, said Rob Testerman, director of planning and inspections for the town of Kitty Hawk. That could be reduced to about 5 feet.

The town requires an extra foot -- called freeboard -- to make sure homes are clear of most flooding events, he said. Even then, Hurricane Irene pushed water into some houses.

"There is definitely a concern with the new numbers," Testerman said.

Dare County and the towns will have to adjust the ordinances to account for the new maps in the next few months, Creef said. Municipalities may impose rules to keep homes higher than state maps call for. Bottom floors used for parking or storage now could be enclosed for living space. That may require code changes, she said. Building height limits may change.

The National Flood Insurance Program requires insurance for homes with mortgages lying in high-risk flood zones. Homes built at or above the base flood elevation get reductions in flood insurance. Some homes may not need flood insurance anymore, but homeowners should be cautious about canceling policies, Creef said.

The interactive maps are available on the websites of Dare County and the towns. There is an instructional video on how to use them. One feature allows property owners to click between the current flood maps and the future maps to see if their house is still in a flood zone.

Dale Beasley lives along Colington Road in a mobile home park owned by him and his brother. His home stands 4 feet above ground. Hurricane Irene pushed water into his living room. Across the park's single driveway, his brother's mobile home stands well above ground on treated posts.

Beasley remains in a flood zone even with the new maps, and he is all right with that. Higher is better, he said.

"If we get the right hurricane, you won't have to worry about it anyway," he said.

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