Benton City council tables floodplain ordinance after public concern over FEMA timing

Councilmembers on Sept. 16 held a first reading of a revised floodplain ordinance and voted to table further action until Jan. 1 after a resident urged postponement.

The proposal, explained by Zach Bridal of the city’s building and planning department, would incorporate a "no-rise" standard designed to prevent new construction from increasing flood risk and to align city rules with upcoming FEMA and Department of Ecology guidance. "We're trying to be proactive," Bridal told the council, saying early adoption helps avoid future increases in mapped flood zones that could impose higher insurance costs on homeowners.

Resident Kim Small said the timing was premature. "It looks to me like you guys are kinda jumping the gun here because they haven't even adopted [the FEMA maps]," Small said, noting FEMA's appeal and amendment period is not yet open and that effective dates could be as late as 2027. Small argued adopting the ordinance now shifts the burden of challenges and appeals onto residents.

Council discussion focused on liability and the city's ability to challenge or adapt to FEMA maps. A councilmember asked whether requiring no-rise construction now could inadvertently expand the floodplain in the future; planning staff answered no, saying the rule is intended to limit development that would add to floodplain rise rather than expand it. Council members also discussed extending an existing moratorium as an alternative approach.

After debate a motion to table the ordinance to Jan. 1 was made and seconded; the motion carried. The council’s action pauses formal adoption so members can continue reviewing the measure and its timing relative to FEMA’s final procedures.

The ordinance discussion incorporated references to FEMA draft maps and guidance from the Department of Ecology. The council did not adopt the ordinance on Sept. 16; the item will return to a future agenda for further consideration.