So what’s behind the propensity for floods in Ellicott City? Part of the problem is its vulnerable location: the town lies at the foot of a hill where river branches meet the Patapsco River. And, of course, climate change makes storms wetter and increases the frequency of severe, record-breaking weather. But there’s another thing people are pointing out: concrete. When hard, impermeable concrete replaces absorbent green spaces, it’s much easier for floodwaters to overwhelm stormwater drainage.
In 1998, Boulder County approved a special use permit to allow gravel mining on 881 acres of property owned by Western Mobile in the St. Vrain River Valley east of Lyons. River valleys are often targeted for gravel mining due to the accumulation of gravel and other sediments that build up in floodplains.
In 2011, the land was sold to Martin Marietta Materials Inc., which is now seeking to continue gravel mining operations on the property. Included with the mines, they’re also planning to build a number of accessory structures within the 100 year flood plain of St. Vrain Creek.
The special use permit included a clause that the permit will lapse if no activity authorized under the permit has been conducted for a continuous period of 5 years or more. On April 11, 2018, Boulder County ruled that the permit is still valid. However, prior to the onset of mining operations, the Boulder County Board of Adjustment must hold public hearings on the proposal.
The first of such public hearings is scheduled for Wednesday, June 6, 2018. The appeal hearing begins at 4:00 PM at the Commissioner’s Hearing Room, 1325 Pearl St., Boulder, CO 80302.
You can find more information about the public hearing here.
Gravel mining on St. Vrain Creek upstream of Longmont would likely increase the risk of flooding, both within the city and in surrounding areas downstream, which would completely defeat the purpose of the Resilient St. Vrain flood mitigation project that Longmont is currently undertaking. This 2014 conference paper by Anthony R. Ladson and Dean A. Judd explains the short and long-term risks of floodplain gravel mining, particularly the likelihood that such mining may alter the flow of flood water and change river channels. As stated in the paper:
A literature review found 37 examples where rivers had broken into gravel mines and the resulting river response had led to bed and bank erosion and threats to infrastructure.
A river is likely to jump tracks into a gravel pond because water follows the path of least resistance. When this happens, it increases the likelihood of damage. In 2013, this was perfectly illustrated when St. Vrain Creek diverted through the former gravel pits at Pella Crossing Open Space in Hygiene as described in this Times Call letter to the editor by Richard Cargill.
Please consider attending the public hearing on Wednesday, June 6 to voice your concerns regarding Martin Marietta’s gravel mining operation.
This recently posted New York Times article (12/2/17) shows that many of the homes and businesses that were damaged in Houston, TX, had been “lifted out of” the flood plain by filling in low-lying areas with dirt.
While the damages from the 2013 Longmont flood didn’t result from infilling, this article does raise questions about whether “taking an area out of the flood plain” is truly possible.
Last week, Hurricane Harvey devastated the city of Houston. The scale of the tragedy shocked even the National Weather Service. But perhaps the most shocked set of people is the 40 to 50 percent of Houstonians who live outside Federal Emergency Management Agency’s mapped high-risk flood zones and yet still found their living rooms underwater.
FEMA’s maps represent the government’s best estimates of flood plains. They hold a lot of power: When property isn’t included on FEMA’s “magical map,” its residents aren’t required to buy flood insurance. This tends to impart a false sense of security, says Rob Moore, senior water policy analyst at the Natural Resources Defense Council. “That’s why these flood maps lead to such risky behavior and have such tragic consequences.”
But as we have seen, both last week and in years previous, FEMA’s predictions are also frequently wrong. Why?
Some of the reasons are the ones you might have guessed. FEMA’s maps are backward-looking, often out of date, and based on historical flooding and development. They don’t anticipate trends pointing to the future of climate change and rising sea levels, shown by repeatedly flooded areas in Houston that lie outside of supposedly 100-year and 500-year flood zones. And, of course, 100-year and 500-year floods are occurring much more frequently than we’d expect, implying that those zones need to be updated. The maps also don’t account for rapidly expanding development in flood-prone suburban and exurban regions.
But another issue is the amount of control local politicians exert on these maps. As flood maps are developed, some local officials and communities have disproportionate influence on how they take shape. Politicians prefer to keep flood zones small to save their constituents money and allow for more development, according to new research by Sarah Pralle, a political scientist at Syracuse University, presented in San Francisco at the American Political Science Association’s annual conference on Thursday.
Pralle interviewed federal, state, and local managers and contractors as part of her research. “The overriding concern of local officials is to reduce the size of flood maps and to reduce base flood levels,” she says. That’s because the 100-year flood crest level, whatever it may be, then dictates the level at which buildings must be built. Local residents have a vested interest in making flood zones as small and low as possible, so they hire surveyors, engineering firms, or lawyers to help challenge and appeal FEMA’s preliminary maps.
This ability to shape FEMA maps is disproportionately held by wealthier communities — poorer communities often lack the resources to pay their own “experts.” This is particularly problematic for residents when mapping follows development rather than the other way around. People buying homes or condos in a newly developed area might not know they’re in a flood zone until FEMA updates its map to include all the new construction. Then they’re slapped with flood insurance they can’t afford or dispute, and their property values go down — a new form of “redlining.”
Of course, FEMA tries to accurately communicate flood risks, and its maps, which are tied to the National Flood Insurance Program’s rates, have saved the country money. But since climate scientists predict sea levels will likely rise 1 to 3.2 feet this century — with the higher part of that range coming from emitting greenhouse gases in a “business-as-usual” scenario — the maps need to address that. But even in a scenario in which the government agency wants to take climate change as seriously as it should, the maps are hard to adjust. Like the census, it takes time and billions of dollars with each update. And a FEMA official who responded to my request for comment said that after Harvey, its focus is on recovery, rather than mapping.
Unfortunately, we have neither the ability nor the political will to update the maps in a reasonable fashion. Far from providing the additional funds the organization would need to rethink its zoning recommendations, President Donald Trump proposed cutting the organization’s budget by $190 million in his (largely meaningless, except in messaging) budget. His budget would also drop local communities’, states’ and tribes’ grant funding for disaster mitigation, which would be used to help prepare for the next hurricane. And while Congress rejected Trump’s dramatic budget, it hasn’t contributed extra funding either.
A FEMA advisory committee, which includes climate scientists, engineers, and surveyors, recommends making two sets of maps, a short-term one like is done now and a future-oriented one that accounts for evolving flood conditions incorporating climate change projections for rising seas, erosion hazards, and expanding development. In a statement, a FEMA representative wrote:
“In 2012, Congress recognized the need to evaluate our existing mapping program and the potential to include considerations for climate sciences and future conditions by establishing the Technical Mapping Advisory Council (TMAC). The TMAC is a federal advisory committee established to review and make recommendations to FEMA specifically on these issues. We have worked to support the TMAC in their review of our mapping program and will continue to work with them as they outline reports and recommendations to improve our programs in this space.”
But the agency has yet to act on those recommendations. Currently, New York City is the only place in the country that takes climate change into account when mapping flood zones, following a special program adopted after Hurricane Sandy. If FEMA doesn’t find the funds and political will to reform its flood mapping system, it won’t stop the flooding. We’ll just continue to be underprepared, inundated, and overwhelmed.
Our over-reaching concern is keeping the St. Vrain Creek corridor as natural as possible and we’re concerned that economic development will trump wildlife, ecosystem, and public health and safety. If you’re in agreement, please submit comments to the City including the following points:
+ Biological surveys & studies are needed to identify habitat and species along the creek corridor and to designate sensitive areas for habitat and species protection. We need data/science including expert professional opinions in order to plan well.
Specific to the Blueprint Plan for Development: All development in Longmont is required to be based on the 3-legged stool (Environment, Social, and Economic) criteria. The Blueprint is primarily an economic plan.
+The City is updating our Land Use Code, which won’t be ready for City Council until 2018. The blueprint could require major revisions, so what’s the rush with bringing it forward now for City Council consideration on Sept. 26, 2017???
+This plan is premature—the City does not currently have flood mitigation plans finalized for west of the railroad crossing (east of Sunset/Isaak Walton) nor who will pay for this…
+Building in the flood plain (even with mitigation) is unwise. There have been 11 flood events in this corridor in the last 100 years. It’s logical there will be another flood in our lifetime.
+The Longmont Comprehensive Plan needs to be revised to reflect post-2013 flood realities relative to this corridor. To do otherwise puts people & property in harm’s way & puts taxpayers on-the-hook in terms of $$ for recovery.
+The City must hold firm to the 150-foot riparian setback as designated in the City’s Land Development Standards for any and all proposed new OR re-development along creek. Especially essential is not allowing developers to be granted the variances they are certain to request.
+We must preserve St. Vrain Creek as a wildlife movement corridor and as a natural area by not allowing lighting along the path (wildlife moves at night) & limiting noise (i.e. Lefthand Brewery’s designs to expand with decks, more music etc.).
+We must preserve as many mature trees as is possible for creek health (cooling). Riparian and aquatic habitat including several rare and native fish in our creek have been identified by CPW as having “immense conservation value to the State of Colorado.”
+Development along our St. Vrain corridor is a HUGE game changer for the residents of Longmont. Therefore, much more public participation is needed. Perhaps a vote of the people is in order??