| If you are considering building on Lake Travis and | | | | above 690 four times since 1990. As the lake has |
| probably on many other lakes, there are some things | | | | never been higher than 711 feet, placing these at 715 |
| you need to know. Lake Travis is west of downtown | | | | feet or higher would probably fine, but there would still |
| Austin, Texas around 45 minutes. Everything in this | | | | be some risk. |
| article will be specific to Lake Travis, but it may provide | | | | Many of the available lots you will find with frontage on |
| some things to think about for anyone building on any | | | | Lake Travis will not have public water or sewer. Septic |
| lake. | | | | systems are quite common. There are two types you |
| The first thing a buyer of Lake Travis waterfront | | | | can install. If there is sufficient room, a gravity system |
| property needs to learn about is the floodplain. The full | | | | can be used. These septic systems have next to |
| level of Lake Travis is 681 feet above sea level. The | | | | nothing mechanically so they are less susceptible to |
| floodplain is at 722 feet. Why the huge difference? | | | | damage by flood waters. Aerobic septic systems |
| Lake Travis rises and falls depending on rain and on | | | | have many mechanical parts. Aerobic systems are |
| water use. Lake Travis is the main flood control lake | | | | generally installed when there is less room for a large |
| of the Highland Lakes and it is managed by the Lower | | | | underground septic drain field. |
| Colorado River Authority (LCRA). The LCRA has | | | | Here is the problem with a septic system: when the |
| obligations to release water downstream because of | | | | lake floods, the septic tank cannot function properly. If it |
| water contracts. At times without rain, the lake will | | | | is an aerobic system, the electricity will not be working |
| drop. When we get too much rain, the LCRA holds it | | | | and the equipment will not work. If it is a gravity |
| back in Lake Travis to minimize or prevent | | | | system, the tank won't be able to drain. In other words, |
| downstream flooding. | | | | when the lake floods and your system is under water, |
| OK, so the level of Lake Travis can change. What | | | | you can't count on using plumbing. This may be fine if |
| does that have to do with building on lakefront | | | | you have a weekend house, but what about living |
| property? With the floodplain at 722 feet, the | | | | there full time. When Lake Travis floods, the water |
| requirement for building is that the first occupied floor | | | | usually is back down in a week or so, but even being |
| of a house needs to be at 723 feet or higher. So the | | | | unable to use a house for a week may be a problem. |
| first thing you need to know is the elevation of the lot - | | | | The LCRA has specific rules about locations of septic |
| the whole lot - and the location of the floodplain if part | | | | systems. The basic rule is that the lowest point of the |
| of the lot is in it. Most lots on Lake Travis slope and | | | | septic drain field must be at the elevation of 691 feet |
| the slope can be gentle or it can be very steep. If the | | | | or higher. In some cases a holding tank might be lower |
| lot is low to begin with, you probably want to build as | | | | than this, but the effluent would need to be pumped to |
| close to toe highest level of the lot as possible. | | | | a higher drain field and this would require a variance |
| Some lots are obviously very much in the floodplain. | | | | from the LCRA. So once again, you need to know the |
| Many of the houses will be built on stilts. Some leave | | | | elevation of the entire lot in order to know if a septic |
| the area under the house open. The builder of other | | | | system can even be installed. |
| houses enclose large garages under much of the | | | | Regarding water, if the lot you are looking at does not |
| house with brick or stone. | | | | have some sort of municipal water supply, you will |
| Many of these houses will have multiple flights of stairs. | | | | need a well or to draw water out of the lake. The |
| Others will install ramps. You may be wondering about | | | | LCRA does allow pumping water from Lake Travis |
| an elevator instead of stairs or a ramp. My thought is | | | | for household use and landscaping, but you need a |
| that this is just one more mechanical system that will | | | | contract with the LCRA to do that. You will also need |
| be damaged when the water rises and an elevator | | | | a holding tank and purification equipment. All of this |
| would probably be pretty expensive to replace or | | | | should also be placed at a high enough elevation so |
| repair. | | | | none of the equipment is within easy reach of |
| Other things to think about that get more detailed are | | | | floodwaters. |
| the septic system, the location of air conditioning | | | | So getting back to building on a Lake Travis |
| compressor, a propane tank if you will have gas, the | | | | waterfront lot, there are things you need to know |
| electrical service panel (breaker box) and water | | | | before going out and looking at lots. If you work with a |
| system equipment if not on city or other private water. | | | | Lake Travis REALTOR®, he or she should be able |
| To minimize damage, these items should be elevated. | | | | to provide guidance in these areas. |
| Lake Travis has been above 700 feet three times and | | | | |