Neighbor's keeper
County approves updated floodplain management plan
By SHARON KERR Staff Writer

Jasper County floodplain map THE NECHES RIVER, the western boundary of Jasper County, is designated a floodplain by dark blue areas on this map. Many creeks and and low-lying areas around Jasper, Kirbyville and Buna are also considered to be in a floodplain and require a permit for any changes that could affect drainage.

Jasper County commissioners have approved the updated floodplain management plan submitted by Billy Ted Smith, Emergency Management coordinator.

"If we didn't have this, you could not get flood insurance, and the county could not apply for disaster funding," Smith said.

Flood insurance is offered through the National Flood Insurance Program (NFIP). Most private insurance policies will not cover damage due to rising water. Most lenders require flood insurance for properties in the floodplain; otherwise, it is optional.

Jasper County Judge Mark Allen said the new plan brings the county in compliance with state and federal rules and regulations.

The map published as part of Jasper's plan does not represent any substantial changes, according to Smith. Such maps are referred to as a FIRM (Flood Insurance Rate Map), and according to FEMA, "The FIRM is considered to reflect the highest level of accuracy available for determining flood risk."

Billy Ted Smith

However, the same report notes that FIRMs come in many levels of accuracy, and Smith and Allen agreed that storm debris, for instance, can alter the course of flooding, a problem which Jasper is now addressing through proposed debris removal programs.

Permits required

The new flood damage prevention plans place responsibility on property owners to consider the consequences of any alteration to drainage patterns. That includes more than building a home; it can include such things as putting in a driveway or landscaping, if that puts water onto your neighbor's property.

Potential buyers are notified if property is in a floodplain. All owners are held responsible for filling, grading, dredging, mining or any other activity which may increase flood damage.

Permits are available through the Emergency Management office.

If a permit is required, the fee ranges from $25 for a standard residential permit to $100 for a commercial permit.

Allen said that's about half what most counties charge.

Smith said when in doubt, call. In many cases, he can pull up the location on a topographical map and tell the person whether they are in a floodplain or need a permit, and there is no charge for that advice.

Smith said the county commissioners, utility, pipeline and oil companies, who all work with right-of-ways and drainage around roads, are becoming more aware of water-flow issues and consulting his office more often, and that helps.

Smith is charged with assuring that the floodcarrying capacity of any watercourse is maintained.

The plan authorizes him to prevent or regulate construction of any kind of barriers which divert flood waters or which may increase flood hazards.

Allen said the idea that you may be held responsible for your neighbor's property if you divert water onto his land will be news to some Jasper County residents.

"What happens upstream affects downstream," Allen pointed out.

Stricter requirements

The resolution lays out requirements for new construction in the floodplain. Smith said the rules are not to prevent people from building.

"It's just common sense that it's to your benefit to build where you're not going to flood, or to follow recommendations that will minimize damage from flooding if you do build there," Smith said.

Some of the recommendations include issues like: "All new construction or substantial improvements shall be constructed with electrical, heating, ventilation, plumbing and air conditioning equipment located so as to prevent water from entering or accumulating during conditions of flooding."

Houston learned that lesson during Tropical Storm Allison, when the hospitals and research facilities suffered disastrous losses because their computers, heating and cooling, and research labs were located in basements below flood level.

Drainage in new subdivisions is another hot issue in floodplain management.

Counties with explosive growth south of Jasper are finding that when you pave over sandy fields with streets, driveways and concrete slabs, there is less land to absorb the rain.

Then, creeks that were never a problem before suddenly flood, even when there is no obvious change to the watercourse.

Exceptions

Existing structures in most cases are grandfathered and are not required to upgrade to meet floodplain requirements.

But to build new structures or to do substantial improvements (defined as meeting or exceeding 50 percent of market value), owners will have to meet the new requirements.

Historic structures can apply for a variance, and there are a number of other condition under which someone can request a variance subject to approval by an appeals board.

Among the things the board will consider before granting a variance is the safety of access to the property in times of flood for emergency vehicles.

"The two greatest dangers to property in Jasper are fires and floods," Smith said, "And this plan is designed to minimize flood losses."

The permit process

If a permit is required, it may be as simple as a paying a fee and filing the papers, or it may require quite a bit of research and work.

Surveys and engineering studies from a registered professional architect or engineer may be required.

Smith said one permit recently that involved a corridor stretching 20 miles east-west across the county requires six weeks of work and research by his office.

Information and permits are available from the Jasper-Newton-Sabine Emergency Management office.

Call 994-2543 or visit the website at www.ih2000.net/jasperem