Some Janicki Cove structures may have to be moved

April 10--SEDRO-WOOLLEY -- Many residents of a neighborhood south of Sedro-Woolley will have to modify or move their homes and sheds to comply with federal flood regulations.

A state Department of EcologyOctober 2013 review of Skagit County's compliance with flood safety requirements found more than 50 violations in the eastern county, 34 of those in the Janicki Cove neighborhood. Janicki Cove has about 39 total homes.

The neighborhood residents gathered Wednesday evening at the Sedro-Woolley Community Center to hear from county building officials about how to become compliant with the regulations.

The county must be in compliance with the safety codes in order for property owners to purchase federal flood insurance. The county could be dropped from the National Flood Insurance Program if it doesn't meet minimum state and local safety requirements, said Jack Moore, county building official and floodplain manager.

"That would be catastrophic for everyone across this entire county," he told property owners.

Property owners in unincorporated Skagit County would then have to purchase private flood insurance, which can cost four to five times as much as the federally backed option.

All properties in Janicki Cove are in the floodway, an area close to the river that has more building restrictions than the floodplain.

The county published a letter with common questions, including information on recreational vehicles and when building permits are required.

The county will help residents figure out what they need to do to be compliant, be it a permitting process or a more extreme scenario such as removing a residence.

Non-movable dwelling units can't be constructed within the floodway.

"I don't have much wiggle room on that one," Moore told the group of property owners. "That one is just clear."

Recreational vehicles can be used under certain guidelines, but must be "road-ready." Park-model RVs are a concern if they are in the floodway and can't be towed, Moore said, which many cannot.

Th e c o u n t y h a s a grandfather date of July 1, 1989, meaning structures built before that date may not qualify for the regulations. It's unclear if the state will honor the date.

A l b e r t L e a v i t t , a 90-year-old resident of Janicki Cove, said in the 35 years he has lived in the neighborhood, he has only seen it flood once; and that was a couple inches in his home during the huge 1990 flood.

S o m e r e s i d e n t s expressed frustration that this was becoming an issue now, when many of the structures had been there for several years.

Others asked where they were going to live if they couldn't keep their park-models on the lots.

One resident said he would have to get rid of his park-model RV and get rid of his shed. He asked if the county assessor would lower property taxes on the affected properties.

County Commissioner Sharon Dillon said she agreed values should be lowered.

"I will fight for you because I think that's only right," she said.

Ecology reviewers indicated the county could stay in the flood insurance program while the county works to get the properties into compliance.

"We'll work with you and come up with a time frame," Moore told the property owners.

Reporter Rachel Lerman: 360-416-2145, rlerman@ skagitpublishing.com, Twitter: @Rachel_SVH, facebook.com/RachelReports

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