City officials say they are reviewing how the city regulates development in flood-prone areas — but for now, there are few local zoning rules that restrict building in floodplains.
Current Zoning Needs
“Currently we do not have specific zoning regulations for land use within a floodplain or floodway area in the city limits,” said Aaron Vannoy, Director of Planning and Development Services for the City of San Angelo, told The Concho Observer.
That means land in high-risk flood zones generally isn’t limited by zoning designations that would otherwise prevent certain types of residential or commercial development. However, developers and property owners must still comply with national floodplain development standards if they plan to build in regulated areas.
National Program Guides Local Policy
San Angelo participates in the National Flood Insurance Program, a federal program managed by the Federal Emergency Management Agency, providing flood insurance and managing rules for safe development.
“The City of San Angelo participates in the National Flood Insurance Program and has an ordinance (Article 12.05) which identifies the City Engineer as the Flood Plain Manager responsible for ensuring construction activities within the regulated floodplain are permitted in accordance with the 44 Code of Federal Regulations,” said City Engineer Kevin Pate.
What’s Allowed — and What’s Not
Federal standards divide flood-prone land into two main categories: the Regulatory Floodway, where development is prohibited, and the Floodway Fringe, where limited construction is allowed under strict conditions.
“In general, new residential construction in the Floodway Fringe must have finished floors elevated to a point two feet above the estimated 100-year water-surface elevation, known as the Base Flood Elevation or ‘BFE,’” Pate said. “Commercial structures may either elevate or floodproof their buildings to this elevation.”
Buildings constructed in the regulated floodplain before the city joined the NFIP are classified as “existing non-compliant structures,” and aren’t subject to enforcement unless they undergo significant changes.
Structures built without floodplain development permits, however, are considered non-compliant, and may face enforcement actions.
While the city does not currently have specific zoning regulations limiting land use in flood-prone areas, it does require permits for construction within regulated floodplains.
These permits, overseen by the city engineer, ensure buildings meet federal standards such as elevation certificates. According to the Texas Water Development Board, such permits and certificates are key tools communities use to reduce flood risks.
Long-Term Changes
Although zoning rules currently are limited in scope when it comes to flood risk, conversations about long-term planning and mitigation are already underway.
“Yes, our community should be proactive in risk mitigation,” Vannoy said. “Flood events are one of those events in which we should think comprehensively on how to protect our community.”
Vannoy said the city is working with its Emergency Management team, Public Works Department and City Council to update San Angelo’s comprehensive plan.
That process may ultimately lead to changes in zoning laws, including the possibility of adding land-use restrictions in high-risk areas.
Public Input is Key
Any changes to zoning ordinances must go through public hearings and reviews by Planning and the city council before being enacted.
Additionally, officials are considering broader updates addressing other potential hazards, including wildfires and chemical risks near transportation corridors or industrial zones.
“All of these would involve the public and be heard through meetings at [the] planning commission and city council before being enacted,” Vannoy added.
Multiple Departments to Review Permits
Code enforcement in flood zones also depends heavily on interdepartmental coordination.
Charlie Kemp, Assistant Director of Development Services, said any building permit applications submitted to the city are reviewed to determine if it falls within a floodplain or floodway.
“If it is, we send the application to the Engineering Department,” Kemp said. “The city engineer is our floodplain administrator.”
Kemp said his department relies on the Engineering Division to guide decisions about construction safety in these areas.
No Immediate Changes; Discussions Proceeding
Pate did not specify any immediate changes, but he noted that San Angelo already follows the NFIP’s regulatory framework, which includes enforcement protocols and risk-based insurance premiums for properties in designated flood zones.
Federally insured mortgages, and most mortgage underwriters, require properties in a regulated floodplain to maintain flood insurance.
In addition to policy discussions, officials also encouraged residents to learn more about floodplain management.
Pate shared a publicly available resource published by the Texas Water Development Board outlining floodplain development guidelines in simple terms.
That guide is available to view online at www.twdb.texas.gov/flood/resources/doc/Texas-Quick-Guide.pdf.
Public Participation Needed
Officials say the flooding renewed interest in long-term planning to better protect homes, businesses and infrastructure in the future.
“As we work through the comprehensive plan update and evaluate potential changes to zoning and land use rules, it will be important to include community input every step of the way,” Vannoy said.
