FLEEING THE FLOODPLAIN

Caught in the crossfire between frequent flooding and the challenges posed by relocation, the small town of Hamilton, Washington must decide whether to endure the tides, or head for higher ground.

Story by Samantha Baxley | Photos by Jason James

Above: A flood in 2003 overwhelms the town of Hamilton with water from the Skagit River. Photo courtesy of the Skagit County Public Works Department.

In the northwest corner of Washington state, tucked into a bow of the Skagit River, is the small town of Hamilton, with a population of just over 300. It is a town that floods with astounding frequency and whose community hasn’t grown in size since the 1900s. Political intrigue and floodwaters flow through the rural town, and everyone’s asking: How can Hamilton stay afloat?

In an effort to create growth in the area and develop affordable homes for community members who want to move out of the floodplain, Joan Cromley, as the mayor of Hamiton, worked in conjunction with environmental nonprofit Forterra, to hatch a plan. Cromley lost her race for a third term as Mayor in November. Now, rumors are leading to confusion and a town divided over what could be a much-needed lifeline.

Hamilton’s history is fraught with flooding. On average, the town floods twice a year. Between 1980 and 2017, Hamilton experienced seven major floods. The Federal Emergency Management Agency has spent $5.4 million on the town during that time as a result of the consistent bombardment by the Skagit River.

Hamilton’s leaders have tried and failed twice to lure residents out of the river’s path with dry, affordable housing. In 1991, the city annexed nearby land outside the flood zone. But the project fell through and the property now sits barren, utilized only as a gravel pit. In their second attempt, homes were built with the promise of relocating residents in 1995. The houses were sold at market rate, and according to Mayor Cromley, not one person from Hamilton could afford to move into them.

Left: Housing a population of approximately 300, Hamiltion is a tight-knit community. Sitting in the basin of multiple mountains and directly adjacent to the Skagit River, this city is prone to floods.

Cromley is now betting on a third try, one she says is the town’s best shot, thanks to a partnership with Forterrra, a Seattle-based land conservation organization.

“Forterra is a non-profit company with both environmental and community experience, so this is an exceptionally well-skilled partner for this kind of project,” she said.

The new development is a 16-hectare lot located on higher ground. Backers tout its sophisticated environmental design. It will boast an advanced wastewater and sewage treatment system, ample green space, and triple net zero homes. Triple net zero means the homes will produce as much energy and water as they use, and the building materials trap more carbon than is released during the material’s production and transportation process.

To achieve this, the houses will have solar panels and utilize state-of-the-art bio- processors which replace the need for traditional septic systems, taking human waste and converting it into fertilizer and clean water. The water can then be used in toilets and landscaping irrigation, according to Tobias Levey, Forterra’s Vice President of Real Estate Transactions.

The cost of a home with all these amenities is a concern to many residents. With a median household income of $45,000 in Hamilton, those who want to move may not be able to bear the cost. To ensure Hamilton’s residents can afford to move away from the river and into the new development, Forterra is exploring fresh alternatives.

They are planning to increase philanthropic efforts and provide grants to lower the considerable upfront costs of a down payment. Additionally, they will provide access to a 40-year fixed rate mortgage to lower the monthly payments.

While the idea of an environmentally friendly development and innovative financing may appeal to most people, not everyone is eager to see it come to fruition. The mayor and her supporters see a dry refuge; others fear they will be pressured to leave their homes for a new neighborhood they can’t afford.

Some residents, like Renee Barley, simply don’t want to leave Hamilton. Barley lives on the river but says the flooding isn’t bad where she lives.

“I really care about this town, it’s like an older automobile, it can be fixed,” said Barley.

Carla Vandiver doesn’t want to leave Hamilton either. Vandiver will take over as mayor in January after defeating Cromley in the November election by a vote of 40 to 30. She thinks Forterra and Cromley are conspiring with business tycoon Janicki Industries, a local engineering and manufacturing firm, so Janicki can acquire Hamilton’s land. She also believes they are misleading residents about the affordability of the new homes and are lying about the environment of the new development site, which she believes is a wetland.

Above: Hamilton is surrounded by many bodies of water including the Skagit River and local lakes. Dikes are distributed throughout the town, but are often overwhelmed with heavy rain.

Levey and Cromley agree the development site contains a wetland. To maintain the proper buffers needed, only about half of the 16 hectares will eventually be developed.

“Forterra owns it, they’ve already done a wetland analysis, and so they know what buffers they need to have around the wetlands. Forterra is a very environmentally conscious group, and land conservation is actually how they started. So, if anything, they’re hyper-aware of wetlands and their importance,” said Cromley.

Cromley and Forterra chalk the rest of the accusations up to the town’s active rumor mill and lack of understanding about the project. They deny Janicki Industries has any control over the project, and reaffirm Janicki’s interest is purely as an employer. Janicki has more employees than there are residents in Hamilton. A majority of their workforce commutes from Bellingham and has an evident interest in attainable, local housing for their workforce.

“We’re always trying to be a great neighbor to our communities,” said Steven Lynn, Janicki Industries’ Marketing Director.

Cromley regards the allegations as baseless. She and a handful of Forterra representatives held a town hall meeting in an effort to squash the rumors flooding the town. On a gloomy Saturday morning in October, the rain was coming down fiercely on the corner of Petit Street and Hamilton Avenue. Hamilton Town Hall, a little blue and white house with a red brick chimney resting against the façade, was filled with concerned residents. Surrounding the old wooden tables, some residents read questions off crumpled pieces of notebook paper, while others loudly voiced their opposition.

Many of the residents had the same question: Would they be forced to move? The answer was a resounding “No.”

“People can stay in the flood zone for as long as they want, the plan doesn’t call for eminent domain or forced moving, it would literally be illegal,” said Levey. “Giving people more options doesn’t mean they are forced to take them.”

Forterra’s project is slated to continue, regardless of Vandiver’s election to the position of mayor.