Watauga City Council Workshop Meeting - February 9, 2026

The Watauga City Council held a workshop meeting on Monday, February 9, 2026, at 5:30 PM in the City Hall Council Chamber and adjourned at 5:57 PM. The primary agenda item was a presentation and discussion of the Animal Shelter Flood Study Report, led by Mr. Hackleman of city staff. The meeting focused on the current FEMA floodplain status of the existing shelter, options for improving the property, and the long-term viability of the location for animal shelter operations. No formal votes were taken, but a strong consensus emerged on next steps.

Discussion Items

• Animal Shelter Flood Study Report: Mr. Hackleman presented the findings of the flood study conducted by Burgess and Nichol. The current FEMA map (2019) shows the shelter building partially located in the floodway and the 1% annual chance (100-year) floodplain. Two primary mitigation options were presented:

  • Option 1 (Recommended): Submitting updated survey data to FEMA via a Letter of Map Revision (LOMR) at a cost of approximately $4,500. This would remove the building from the floodway entirely, leaving it in the 1% floodplain.
  • Option 2: Clearing vegetation and regrading the creek corridor north of the bridge at a cost of approximately $380,000. This would remove the building and some nearby homes from the 1% floodplain but would introduce long-term creek maintenance liabilities and still require floodplain permits for any future expansion to the east.
  • Additional Context: Mr. Hackleman noted that the property lacks a gravity sewer line; connecting one would cost $900,000. He stated that properties located in a FEMA floodway typically have zero market value.
  • Staff Recommendation: Mr. Hackleman recommended submitting the LOMR to improve the property's status and then relocating the animal shelter to a different site in the future, citing the cumulative costs and limitations of the current property.

• Council Deliberations: Council members generally agreed with the findings and the recommendation to relocate.

  • Council Member Taylor expressed that spending $380,000 to barely get the building out of the floodplain, plus $900,000 for sewer, was poor value for money compared to relocating. He supported the $4,500 LOMR.
  • Council Member Downey supported the LOMR to make the property marketable. She advocated for discussing relocation at the upcoming strategic planning meeting on February 21, 2026, and mentioned the urgency of acting before potential state legislative changes in 2027.
  • Council Member Hill agreed and suggested the sale of the current property could fund new construction.
  • Mayor Pro Tem Blackburn strongly supported relocation, describing the current facility's severe shortcomings (lack of quarantine area, inadequate storage, no break room for staff) based on his experience as a long-time volunteer. He favored a location where animals could be more easily adopted, such as near Cap Smith Park.
  • Council Member Neal asked about the public comment process for the LOMR and voiced concerns about the maintenance burden and erosion risks associated with creek clearing.

Key Outcomes

• LOMR Filing: The City Council reached a consensus to proceed with filing the Letter of Map Revision (LOMR) with FEMA at an estimated cost of $4,500 to remove the animal shelter building from the floodway.
• Relocation Direction: The City Council expressed consensus to pursue relocating the animal shelter to a more suitable location within the city.
• Future Discussions: The council will further explore alternative locations and a long-term plan for the animal shelter at the strategic planning session scheduled for February 21, 2026.
• Staff Appreciation: Multiple council members praised the animal services staff for their exceptional work despite the limitations of the current facility.