asy, just take someone who has done some homework, followed the rule of procedure, adhered to FOIA and public meetings guidelines, and have them make a suggestion to modify the proposed ordinance such that it is more restrictive than the minimum required by law. That pretty much sums up what happened during the Sept. 1 Town Council meeting when Town Council Member Brad Stipes had the audacity to try to be progressive, to try to be proactive for citizens.
Although the Planning Commission has been looking at this proposed ordinance change concerning floodplains for a few weeks, Town Council got its first view of this at the Town Council meeting on August 18th. Time was requested to continue to review the document. A speaker from the audience (yeah, it was me) suggested that Town Council may wish to look at the fact that (1) the maps depicting the flood prone areas were based upon elevation only and that no consideration of impervious surface was given to the map and that (2) the criteria promoted was simply the minimum standard required by State and Federal Law and that the Town had the right to be more restrictive in its ordinance, thus providing extra protection and security for citizens.
On August 31st, the Planning Commission met again and discussed this. There were some changes that were suggested and supported by the Planning Commission. Those changes were put to the curb when the Town Attorney notified the Town that …..ah….nope, ordinances can not be LESS restrictive than what is required by FEMA. WHAT? How in the heck is doing something less restrictive good for the TOWN??? Good grief. This is exactly why the Planning Commission members should go through the Planning Commissioner Training. Part of that training makes sure that they learn about how the codes of local jurisdictions can often be more restrictive that state or federal laws but they are virtually NEVER less restrictive.
Then, on September 1, Councilman Stipes brought up an issue during the time that Ordinances are normally discussed by Town Council. He noted that while the Codes could not be less restrictive, they could be more restrictive. He pointed out the fact that where the Town of Christiansburg. The items noted relate to the Insurance Rate Map and addresses whether the Town will do the minimum of prohibiting activities around flood prone area to where anything done around or in the area would increase the water surface elevation by one (1) foot. Mr. Stipes correctly noted that Blacksburg and Montgomery County had already changed their codes to limit this to a zero (0) increase while the Town continued with the one (1) foot.
The reaction by the Mayor and the looks on some of the Councilmember’s faces gave the impression that a large volume of methane gas has erupted, both loudly and fragrantly, within the room. All of this hoopla over one Councilmember simply trying to follow the rules and bring Christiansburg up to the same level as other jurisdictions in the area…..well, quite naturally, I could not help but wonder why……
Essentially, this would mean that developers would have to take steps to prevent increasing water runoff into these areas. The needs of citizens would be the primary focus rather than simply tossing in as many buildings as possible. Would the growth in Christiansburg have been so rampant if they had the same types of protective measures in place as Blacksburg and Montgomery County. And, no, we are not Blacksburg, nor are we Montgomery County (in this regard), but don’t the citizens of the Town of Christiansburg deserve the same level of respect and consideration from their governement??????
So why would this be important to citizens? First, flood insurance does not apply only to those directly within the flood plain, anyone can get insurance. Second, flood insurance affects more people than just those of the Town of Christiansburg, rates of flood insurance are based upon the rating held by the ‘jurisdiction’.
Montgomery County and Blacksburg have already initiated many (if not all) of the practices required to provide their citizens up to a 45% decrease in the cost of flood insurance. This affects all residents in that it requires higher standards throughout the area as far as construction and stormwater management are concerned. In fact, if a jurisdiction does have the items in place to obtain those discounts, and a flood does occur anyway, they are required to take corrective action in order to prevent it from occurring again (that would be novel here). There is a scoring system in place to determine how the jurisdiction rates that determines the amount of reduction in cost of insurance.
Now, the bigger picture that I am hearing and reading about is that if the Town of Christiansburg does not participate in the process along with the rest of the region (Montgomery County and Blacksburg, those jurisdictions can do all of the necessary steps and STILL NOT BE ABLE to join in the program that provides discount insurance rates to property owners. In essence, people denied the discount in the County and in Blacksburg, can attribute that to the Town of Christiansburg. And, property owners in the Town of Christiansburg can continue paying maximum rates for flood insurance on their properties instead of paying only 55% of that rate. It would also raise the standards throughout the Town increasing property values. It would mean that the Town of Christiansburg is providing the same level of care and respect to its citizens that the County and Blacksburg do in the area of stormwater management.
FEMA site concerning the Community Rating System is a place to being looking this COMMUNITY RATING SYSTEM. This, in turn will take you to the more specific discussion found at the EMERGENCY MANAGEMENT INSTITUTE website that is co-sponsored by the US. Fire Administration, FEMA and the Department of Homeland Security.
As always, do not take my word for these things. Look up the information, make some phone calls to Montgomery County and Blacksburg. Ask why they feel it is important to have more, (rather that the less restrictive ordinance as proposed by the Planning Commission). Then, if you want to know why the Town of Christiansburg does not participate in the program, call your Town Council members, call your State Delegate, and call your State Representative to find out what can be done to encourage the Town of Christianburg to put citizen health and safety and the quality of your neighborhoods/town first for a change.
