The City Council on July 14 adopted General Ordinance No. 25‑1414 to amend the comprehensive plan and Title 10 of the municipal code to comply with FEMA's 2024 Pre‑Implementation Compliance Measures (PICM) for floodplain management.

The ordinance implements a version of FEMA's model floodplain code but replaces FEMA's Section 6 no‑net‑loss language with a locally tailored approach that shifts technical compliance responsibility from the city to applicants, who must submit habitat assessments and other documentation required by the new rules. Community Development Director Joshua Chandler told the council the city chose an approach intended to "maintain FEMA's conservation goals" while meeting Oregon's clear‑and‑objective land‑use standards.

The amendment responds to updated flood insurance rate maps and to federal court litigation and agency direction dating to 2009 and 2016, which prompted FEMA to require communities to address effects on endangered species. Chandler said the city currently relies on 1984 FIRMs and is awaiting adoption of new maps expected in 2026; the updated maps expand mapped floodplain areas in parts of downtown and along Mill and Chenoweth creeks.

Council members pressed staff on the tradeoffs. Councilor Runyon said the proposal "may cause the development not to happen at all" in some cases because of added costs for habitat assessments. Chandler acknowledged the risk and that "there will be increased fees and, overall, an impact to housing affordability." Councilor Richardson, while critical of the federal process, said he supported adoption to avoid jeopardizing the city's participation in the National Flood Insurance Program and the insurance eligibility of roughly two‑hundred properties currently in the mapped floodplain.

The council voted to adopt the ordinance by motion and second; the motion carried unanimously. Staff said the chosen approach (option 2 in staff materials) has not been formally approved by FEMA and that future federal changes or the full buyout implementation planned for 2027 could require further code updates.

Staff also announced a new online Floodplain Hub with maps, a homeowner how‑to guide, and a list of qualified consultants to assist property owners with habitat assessments and permit requirements. Chandler said the city will provide additional technical support and outreach and noted that the creek and downtown tunnel constrictions remain a local mitigation concern going forward.