High Point's Environmental Rules: The Rules That Matter

Every city handles environmental rules a little differently. In High Point, North Carolina, there are 4 distinct rules that residents and property owners should be aware of. Some are stricter than what neighboring cities enforce, and others are more relaxed. Here is what you need to know.

Flood Zones

Any development within High Point's mapped special flood hazard areas, inside the city limits and its extraterritorial jurisdiction across all four counties, needs a floodplain development permit before work starts, per FEMA flood maps adopted for Guilford, Davidson, Forsyth, and Randolph counties.

Key details: Applies within: City limits + ETJ, all 4 counties. Permit required: Floodplain Development Permit, § 2.5.8. Maps used: FEMA FIS/FIRM by county. Reviewed by: Engineering Services Director. City liability: None for flood damage.

Developing in a special flood hazard area without an approved floodplain development permit, or failing to submit required elevation certificates, is grounds to deny the permit or withhold a certificate of occupancy.

Erosion Control

No one may start land-disturbing work in High Point exceeding 1 acre, or meeting other triggers like highly erodible soils, without a City-approved soil erosion and sedimentation control plan and a land disturbance permit issued under Development Ordinance § 2.5.10.

Key details: Permit trigger: Land disturbance over 1 acre. Plan due: 30 days before work starts. Reviewed by: Engineering Services Director. Small-project exemption: Additions under 1,000 sq ft. Design storm: 10-year storm (25-year in HQW).

Land-disturbing activity without an approved plan, or work that deviates from an approved plan, is a violation; the Engineering Services Director can order a stop-work order and require restoration of affected waters and land.

Flood Elevation Requirements

In High Point's Zone AO shallow-flooding areas, new construction must elevate its reference level to the FIRM depth number plus 2 feet of freeboard above the highest adjacent grade, or at least 2 feet above grade if no depth number is mapped.

Key details: Zone AO freeboard: 2 feet above FIRM depth number. No depth number shown: 2 feet above adjacent grade. Definition basis: BFE + freeboard = protection elevation. Certification required: FEMA Form 81-31 elevation certificate. Alternative: Floodproofing for nonresidential structures.

Building below the required freeboard elevation, or without a certified elevation/floodproofing certificate, is cause to deny the floodplain permit or withhold the certificate of occupancy.

Stormwater Management

High Point regulates stormwater and drainage jurisdiction-wide under NPDES Phase II, and layers stricter watershed-protection standards, density limits, surface water buffers, and stormwater control measures, onto development within the City's water supply watersheds, including Oak Hollow Lake, City Lake, Oakdale Reservoir, and Randleman Lake.

Key details: Citywide baseline: NPDES Phase II stormwater rules. Extra rules apply in: Water supply watershed districts. Buffer width range: 30 to 130 feet from streams. Reviewing body: Technical Review Committee (TRC). Legal basis: N.C. Gen. Stat. §§ 143-214.5, .7.

Undertaking regulated development without an approved watershed development plan, or violating buffer/density standards, is enforced under Chapter 9 and can require restoration, civil penalties, or plan revocation.

The Bottom Line

High Point's environmental rules rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming High Point is broadly strict or permissive.

All of the above reflects High Point's municipal code as of our last review. If you need specifics on fines, exemptions, or filing requirements, the detailed ordinance pages linked above have the full breakdown.