Texas flooding: Balancing freedom with mitigation

By KEVIN PITTS

Water is — and always has been — the lifeblood of Texas. But it comes with risk. 

Early native populations followed game trails that traced water sources. Cowboys on the great cattle drives planned their routes around reliable watering holes for themselves and their herds. Wars have been fought over water. Many early Texas settlers built their communities near rivers, relying on them for survival. Some of those settlements grew into the great Texas cities we know today. Others were swept away by floods, never to return while others were submerged entirely when lakes were constructed. This reality reminds us that water has always shaped both life — and risk — in Texas.

Water is not always a blessing. In Central Texas and the Hill Country — an area aptly known as Flash Flood Alley — weather patterns are marked by long periods of drought interrupted by sudden, deadly floods. These naturally occurring events are destructive, yet they also refill our lakes, which provide essential drinking water through the next inevitable drought. Even with the risks, the allure of riverside living continues to draw Texans to these beautiful, but volatile, landscapes.

Many recent floods have caused significant destruction outside Georgetown's city limits. Within city boundaries, land use regulations have evolved to limit development in floodplains. The City of Georgetown, for example, has proactively managed land use to balance mitigation. The city has purchased properties in floodplains to avoid repeated losses and the costs of rebuilding, and it limits new development to ensure that homes and businesses are not built in harm’s way. 

The city’s building codes proved effective in protecting public and private property when the San Gabriel River flooded on July 5. This was seen first-hand at the Two Rivers Apartments that was built in the flood plain. The developer was required to build retaining walls and foundations had to be built up-and-out of the flood plain. While residents were temporarily evacuated as a precaution, there was no loss of life and the apartment complex experienced minimal property damage.

But outside a city’s incorporated areas, land use authority is virtually nonexistent. Property owners can build what they want, where they want. This freedom — deeply valued in Texas — comes with inherent risk. The devastating floods have renewed important questions about what role government should play in reducing that risk. Texans must better understand the respective roles — and limitations.  Should we aim for full-scale mitigation of all threats? Or is a balanced, targeted approach more appropriate? Should counties be granted more regulatory authority to determine land use for the sake of public safety, or should that authority remain limited to cities?

A few ideas under discussion in the Texas Legislature include:

Siren installation for flood warnings: One step toward greater protection is the installation of flood-specific sirens in high-risk areas. These sirens would issue local alerts prompting immediate evacuation to higher ground. While easy to install and effective in providing timely warnings, sirens present challenges. Texans are familiar with tornado sirens, which signal the opposite behavior — sheltering in place. Differentiating between flood and tornado alerts could cause confusion, especially for visitors. Imagine being jarred awake in a dark, unfamiliar place during a storm, with floodwaters rising and sirens blaring. Additionally, sirens come with upfront and ongoing maintenance costs. Are taxpayers willing to fund them? How many would be needed, and would the Legislature require them?

Strengthening regulations on hospitality businesses: A more structured mitigation effort could focus on hospitality providers — hotels, vacation rentals, RV parks and camps. These businesses could be required to implement stricter safety protocols, such as:

• Notifying guests when a Flood Watch is issued
• Using alarms or active alerts during a Flood Warning
• Maintaining reliable internet access and backup generators outside flood zones
• Marking safe evacuation paths with clear, illuminated signage

While this approach prioritizes human life without denying access to the riverfront experience, it carries financial implications. Should cities require these upgrades, the costs could be significant. Counties, however, would have minimal ability to mandate such requirements under current law. Nonetheless, these measures empower individuals to make informed choices while improving public safety.

Granting counties authority to regulate floodplain development: For those advocating for stronger protections, a more comprehensive approach would be to grant Texas counties the authority to prohibit or regulate residential construction within the 100- or 500-year floodplains—particularly in regions prone to flash floods. Possible exceptions could include elevated structures or buildings protected by engineered flood defenses like levees or berms. Existing properties might be grandfathered in, but commercial or rental properties would need to meet stringent notification and safety standards. RV parks and mobile home parks — often devastated during flash floods — would likely be prohibited in these areas. This approach could significantly reduce future loss of life and property damage. However, it would also represent a substantial shift in land use authority, potentially limiting personal freedom and increasing government control. It could affect tourism, recreation, and property values. If enacted, this would mark a major legislative change.

While many are quick to assign blame following tragedy, no level of government — local, state, or federal — can be held entirely responsible for a naturally occurring event in a region long known for flood risk. No entity can prepare for every possibility. The truth is that nature always carries risk. What we must determine is how much of that risk we are willing to live with, how much we are willing to pay to reduce it, and how much freedom we are willing to give up in exchange for greater safety.

The Governor has called for a special session and preparation for future floods is at the top of the agenda. 

Governor Abbott said, “There is more work to be done, particularly in the aftermath of the devastating floods in the Texas Hill Country. We must ensure better preparation for such events in the future.”

Now is the time to participate in the legislative process. I encourage you to share your beliefs with your legislators via email or phone. Attend and/or speak at committee hearings. While it may be easier, posting comments on social media is not effective. Don’t sit back and wait to see what the legislature does; be part of the process. 

Locally, sign up for Georgetown’s Legislative Ambassador Newsletter to stay up to date on the legislature at www.georgetowntexas.gov/government/city_management/intergovernmental_relations.php. 

Additionally, make sure you have signed up for weather alerts from Warn Central Texas and visit the City of Georgetown emergency management page for more information at www.georgetowntexas.gov/public_safety/fire/emergency_management/severe_weather.php.

We all cherish our freedom as Texans. We value the liberty to choose where and how we live. But that freedom comes with responsibility. The real question is: how much risk mitigation should we expect from our government — and at what cost to our independence?

Kevin Pitts is Georgetown’s District 5 city council member and serves as mayor pro tem.