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Applying for a Floodplain Development Permit

A Floodplain Development Permit (FDP) has been required in Charlotte-Mecklenburg since 1994 for all development within the floodplain. To determine if your proposed development or lot is in or touching the floodplain, check our 3D Interactive Floodzone Mapping application.

Floodplain regulations apply to both the FEMA Floodplain and Community Floodplain. For detailed, legal requirements please reference the Floodplain Regulations Technical Guidance Document and each jurisdiction's Floodplain Regulations.

FIRM Map.

Two types of Floodplain Development Permits

1) General Floodplain Development Permit (GFDP)

2) Individual Floodplain Development Permit (IFDP)

Quick guide to Floodplain Development Permit review and application process

General Floodplain Development Permit
To comply with federal regulations, a General Floodplain Development Permit has been issued by the Mecklenburg County Floodplain Administrator covering certain activities in the floodplain. These generally include passive land use or activities that do not cause a technically-measurable increase on the Base Flood Elevation. The property owner does NOT need to apply for a permit and there is no fee for these permitted activities. Activities covered by the GFDP are described in detail in the Technical Guidance Document.​     

Individual Floodplain Development Permit
An Individual Floodplain Development Permit (IFDP) is required for all projects in the floodplain that do not meet the requirements covered by the General Floodplain Development Permit.

In general, IFDPs are required for:

  • grading, filling, drilling, dredging, etc.
  • new construction
  • renovations with a value of more than $10,000 if the structure does not already meet floodplain regulations

 

 Construction of a building.

Submittal Requirements
1) Individual Floodplain Development Permit Application form
2) Applicable Check Sheet
3) Final Construction Plans or Sketches
4) Flood Impact Assessment (if indicated on Check Sheet)
5) Affidavit(s) (if indicated on Check Sheet)
6) Payment of Fees


1) Individual Floodplain Development Permit Application form is required for all IFDPs. 

2)
Application Check Sheet
Indicate the type of development and location of the property within the floodplain by submitting the applicable check sheet:

Substantial Improvement Check Sheet - use for Improvements to Existing Structures in the floodplain for TYPE/AREA 2A, 2B, 2C

Flood Fringe Development Check Sheet - use for development in the Community Flood Fringe Area for TYPE/AREA 1C, 3C

Community Encroachment Area Development Check Sheet - use for development in the Community Encroachment Area for TYPE/AREA 1A, 1B, 3A, & 3B

TYPE(S) OF DEVELOPMENT

TYPE 1 - NEW STRUCTURE/BUILDING

TYPE 2 - IMPROVEMENT OF EXISTING STRUCTURE/BUILDING

TYPE 3 - OTHER DEVELOPMENT ACTIVITY (mining, dredging, filling, grading, excavating, drilling, etc.)

LOCATION/AREA OF DEVELOPMENT

AREA A - WITHIN FEMA FLOODWAY

AREA B - WITHIN COMMUNITY ENCROACHMENT AREA

AREA C - WITHIN COMMUNITY FLOOD FRINGE AREA

If your project involves unique circumstances not covered by the TYPE/AREA listed, contact the Floodplain Administrator as listed below.

3) Final Construction Plans or Sketches
For development anywhere in a floodplain, submit one set of final construction plans or sketches showing all proposed work as indicated on Check Sheet.

4) Flood Impact Assessment
Submit if indicated on Check Sheet. 

5) Affidavits
For building renovations requiring an IFDP, also submit:

Owner Affidavit of Building Improvements 

Upon review by the Floodplain Administrator, the property owner may need to record (via the Register of Deeds) one of the following documents in the property chain of title:

Affidavit of Substantial Improvement/Community Exemption OR Affidavit of Non-Substantial Improvements  

 Floodplain maps.
 

Initial Review
Submit the IFDP Application, applicable Check Sheet, other supporting forms and documentation, and contact information in person or through the mail to:

Mecklenburg County Flood Mitigation Program
700 N. Tryon Street
Charlotte, NC  28202
Attn: Floodplain Permit Coordinator

Upon receipt of the IFDP, the applicant will receive either an Additional Information "ADD" Letter (if the application package is incomplete and cannot be reviewed), OR an Acknowledgement Letter (if the application is complete and technical review will begin.)  

6) Payment of Fees
A permit fee is assessed for IFDPs based on the costs of technical and compliance review. Payment of fees is due after the initial review of the application and prior to the technical review for compliance. A Permit will not be issued until the fee payment is received by the County. Checks should be made payable to Mecklenburg County.

Previously, the cost of plan review an issuing Floodplain Development Permits was paid for by all property owners who pay the Major System (countywide) Storm Water Services fee. With the new Individual Floodplain Development Permit fees, some of the cost of enforcing local floodplain ordinances is transferred to those who build or develop in regulated floodplains.

IFDP Fee schedule and reference guide  

Technical Review and Permit Approval
The complete IFDP package will be reviewed by Storm Water Services' staff for compliance with applicable floodplain regulations. Due to the wide variation in the complexity of the submittal reviews, review times will vary. If the application is approved, the Permit will be issued and sent to the applicant. The Permit will include stated terms and conditions about when and where the Permit applies.

Upon approval or denial of your FDP application, you may receive a brief Customer Service Questionnaire to help us continue to improve our process. You may also submit the Questionnaire on-line.

 Staff working.

After Construction is Completed
Construction of new buildings or placement of fill material in or near the floodplain can impact floodplain lines.  Proper certification and/or as-built topographic mapping are required prior to final approval of projects in or near the floodplain.

All structures built on lots within the Community and/or FEMA Floodplain will automatically have a Permit and Occupancy Hold placed through the Charlotte-Mecklenburg building permitting system. After construction is completed, a licensed land surveyor or professional engineer must fill out and submit to Mecklenburg County Flood Mitigation Program an Elevation Certificate form.   The Floodplain Occupancy Hold will be removed and Certificate of Occupancy will only be issued upon submittal and approval of the FEMA Elevation Certificate.

For development in the Community Encroachment Area or FEMA Floodway Encroachment Area, a properly geo-referenced digital submittal of the topographic map is required.

For floodplain development outside of the above areas, a professional land surveyor or Professional Engineer must complete this form: Certification of Development Outside the Community Encroachment Area.  

Please note that the above information is a general summary. It does not take into consideration unique circumstances that may arise for individual properties during the permitting and building process. Specific legal requirements are outlined in local floodplain regulations

Staff Contacts: 

          Floodplain Permitting Office
          
Charlotte-Mecklenburg Storm Water Services
          700 North Tryon Street
        Charlotte, NC 28202
        704-432-RAIN (7246)
        floodinfo@mecklenburgcountync.gov

Floodplain Administrator
Bill Tingle, CFM
Charlotte-Mecklenburg Storm Water Services
700 North Tryon Street
Charlotte, NC 28202
704-336-3734