The National Weather Service and
NOAA conducted a rainfall
study, Atlas 14, across the nation to measure the intensity of rainfall and
update our knowledge of flood risks. Based on this study, each region in the
U.S. has been given updated information with the intention of directing city
planning and risk management. The Atlas 14 study reveals that Central Texas
region will experience greater, more intense rainfall events that may lead to
property loss/damage.
The City of Austin Watershed
Protection Department proposed a new
City ordinance that would serve to 1) Adopt the data from the Atlas 14
study as a legitimate tool for future regional and city planning, and 2) Revise
City Code (including the Land Development Code) for properties that the City
determines are at increased risk based on the information in the Atlas 14
study.
In July of 2019, neighbors became
aware of the possible impacts to the neighborhood of this study, including an
increase of properties being moved into regulatory floodplains and restrictions
on future improvements to properties, and requested more information from the
City. Working with the Brentwood NA Steering Committee, District 7 Council
Member Leslie Pool’s office agreed to hold a D7
Townhall meeting in August on this issue. The townhall was well-attended
and allowed neighbors in Allandale, Brentwood, Crestview, Rosedale, and Wooten
to hear the proposed changes from the Watershed Department. Click here
to view the Watershed Protection Department’s presentation on Atlas 14.
Once the impacts were clearly
identified (see list below), a group of neighborhood advocates organized and
began to tackle the issues (advocacy efforts in red below).
1. Properties from previously unverified
500-year floodplains would automatically be moved into the 100-year floodplain,
resulting in a requirement to purchase FEMA floodplain insurance and adhere to
city regulations restricting improvements.
Professional engineers challenged the
hydrological models being used by the City and successfully proved the
inaccuracy of the models, resulting in a majority of the properties remaining
in the 500 year floodplain, and not being moved into the 100 year floodplain.
2. Properties previously
identified in the 100-year floodplain (many of which were identified as
recently as 2016) would move into the 25-year floodplain. Current City Code
prohibits any improvements to properties that encroach on the 25 year
floodplain.
Properties that would be moving into the 25
year floodplain were at risk of turning over to developers who would find it
more cost-effective to raze lots and build larger homes at a higher elevation
(vs. elevating the existing structure to meet the proposed requirements).
Neighbors successfully argued that existing structures could remain at current
elevation, while additional improvements would need to comply with a stricter
building standard (elevation of additional improvements), preventing
displacement of middle-income families from the City.
3. Interim maps would be used to
enforce city regulations, effective immediately, on the above-stated properties
until formal adoption of the maps by FEMA in 2-3 years.
