Some in, some out in Austin’s new floodplain maps

Gandara, Ricardo. (Sept. 19, 2013). Some in, some out in Austin’s new floodplain maps. Austin American Statesman. http://www.mystatesman.com/news/news/local/some-in-some-out-in-austins-new-floodplain-maps/nZ3JS/?icmp=statesman_internallink_textlink_apr2013_statesmanstubtomystatesman_launch

Category of problem: Property

Level of problem: Local level

The article concerns:

Based on a 3 year study funded by a grant from FEMA, the city of Austin is redrawing floodplain maps. There are now properties that are in the 100-year floodplain that previously were not and also properties which are no longer in floodplains. The city of Austin is holding meetings to discuss the maps with affected citizens over the next week.

Why is this important to families/individuals OR how does it affect individuals/families?

Being in the 100-year floodplain means that homeowners are required to carry flood insurance and that development of the property is restricted. Those that bought houses with the knowledge that those homes were not in a floodplain will now face additional financial obligations and development restrictions if the new floodplain maps are approved by FEMA.

What are your views on the issue/policy?

This issue is further proof that owning a house is, much like any other investment you can make, a complete crapshoot. My house in east Austin narrowly avoided inclusion in the new floodplain maps. It is a sobering reminder that, no matter how responsibly you choose the house you buy and how carefully you budget expenses, many things are out of a homeowner’s control. If the new 100-year floodplain had extended just four houses north in our area, then my husband and I would be subject to expenses and restrictions that we had not counted on when we choose to purchase our home four years ago. For example, we selected our home because of its large lot and we received assistance in purchasing the home from my mother-in-law. This is because the long-term plan is to build a mother-in-law suite for her to live with she no longer wishes to live by herself. This type of construction is restricted in 100-year floodplains and it would be very difficult to obtain a permit.

Not only are homeowners facing additional expense and development restrictions, they also have to come to terms with the fact that their properties’ resale values are now less as well. Buying a home in a 100-year floodplain isn’t the greatest idea. Not because of the risk of flooding, but because of the insurance requirements and the development restrictions I’ve already explains.

I understand the outrage that many homeowners are experiencing. I am not a GIS expert, but upon inspecting the map I become very dubious. In some places, the floodplain was extended by mere feet, in the process including one or two additional properties in the floodplain. I understand that construction and development can change the risk for flooding, but I don’t believe that this study included the change in weather our area is experiencing as well.

All in all, it’s a tricky situation. It’s one thing to require flood insurance, but a whole different matter to restrict development after people have already purchased their properties. Just because there is a 1% chance of a property flooding each year shouldn’t mean that homeowners should be prevented from developing their properties as they see fit.