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FAQs about Floodplains and Flood Insurance
One of the goals of floodplain management is to minimize the threat to life and property resulting from flooding by promoting the preservation of floodplains for carrying and storing floodwaters and encouraging property owners to mitigate their flood risk by elevating, relocating or otherwise floodproofing their structures. The requirements of the National Flood Insurance Program (NFIP) and Wisconsin's standards are enforced at the local level through the adoption of a local floodplain ordinance. Floodplains are lowland areas adjacent to lakes wetlands and rivers that are covered by water during a flood, typically due to excessive rain or snowmelt. Evansville has two flood hazard areas. One is associated with Allen Creek through the center of the city. While the other is associated with an agricultural drainage ditch along the city's western border. Also, landowners should be aware that communities may contain substantial areas that are subject to flooding but are not indicated as flood-prone on official maps. Effective August 19, 2008, Evansville adopted new Flood Insurance Rate Maps (FIRM). These are the maps that designate the floodplains and are used for flood insurance. In adopting the maps, the city essentially enabled property owners to participate (or continue participating) in the National Flood Insurance Program (NFIP).
Floodplain Maps Flood Insurance Floodplain Permits and Construction Flood Safety and Property Protection
Floodplains: Natural and Beneficial Functions Other Information
Floodplain Maps How do the floodway and floodfringe relate to the floodplain? The floodway is the river channel and areas immediately adjacent to the channel which are needed to pass the flow of the 1% flood. It is the area that experiences the deepest water and the highest flow velocities. Development is strictly regulated within the floodway. The floodfringe is the part of the floodplain outside the floodway. The floodfringe is primarily a floodwater storage area. Depths and velocities of floodwater in floodfringe areas are generally lower than in the floodway. Most development activities, including fill, are allowed in the floodfringe as long as structures are elevated above the regulatory flood protection elevation. Floodway and floodfringe areas are designated only after an engineering analysis has been performed and Base Flood Elevations (BFE) have been determined.
Why the
new maps now? And, how were they decided?
The Federal Emergency Management Agency (FEMA) is
going through a map modernization process. Basically, they are
methodically working their way through all the Flood Insurance Rate
Maps (FIRM) in the country and converting them so they are accessible
by computer. In the process, they are also updating some of the
maps. In the most recent round of their map modernization,
Rock County happened to get its turn. There are three
significant changes in Evansville: New hydraulic modeling was performed for Allen
Creek. This resulted in some revision to both the Base Flood
Elevations (BFE) along the creek and to the boundaries of the
floodplain adjacent to the creek. Some areas south of Main Street east of Allen
Creek had been designated as Zone A in the old 1992 maps.
They are now designated Zone AE with established Base Flood
Elevations (BFE). An unnamed drainage ditch along the city's west
side was identified as being flood prone. An approximate
analysis was performed by overlaying effective Zone A floodplains
over ten-foot contours to approximate the flood elevations.
These elevations were then laid over year 2000 terrain data for a
revised flood boundary. The result is a newly designated
Zone A floodplain. Of course, the purpose of the National Flood
Insurance Program (NFIP) is to protect property and to minimize
damage, so ultimately the reason for the new maps is to protect
property. Is my
property in the floodplain? There are several maps covering Evansville; the most
common ones are: Map Panel 55105C0014D,
effective August 19, 2008 - includes the unnamed drainage ditch
along the city's west side. Map Panel 55101C0016D,
effective August 19, 2008 - includes Allen Creek from Lake Leota
to Main Street. Map Panel 55101C0018D,
effective August 19, 2008 - includes Allen Creek south of Main
Street. You have several options for viewing the maps: They are available for viewing at City Hall and
at the Eager Free Public Library. You can view them online at the
Rock County GIS Website.
Click on VIEW MAP. You can search by address to find your
property, check to make the FEMA FLOODPLAINS layer active, and
click the REFRESH MAP button. They are also available for online viewing or
purchase at the FEMA Mapstore.
You'll want to make sure you know which map panel you need.
To view or print from online, select the FIRMette option. How do I apply
for a map change or map amendment? Under certain circumstances, the FIRM can be changed,
including
the removal all or a portion of a property from the floodplain.
In applying for a map change, the burden of proof is on the property
owner, and each of the different applications for map changes will
require the assistance of registered professional engineer or a
licensed land surveyor. There are three general types of map changes: LOMA. A Letter Of
Map Amendment amends the floodplain boundary to establish a
particular property (or portion of property) as no longer within
the floodplain. A classic example for using a LOMA is
when the floodplain boundary includes the backyard but not the
house. In such a situation, the entire property is
"identified" as being within the floodplain and any flood
insurance premiums are based as if the house is in the floodplain.
Here, the LOMA would indicate that the house is actually outside
the floodplain, at significantly lower risk of flooding, and
eligible for lower flood insurance rates. An engineer or
surveyor needs to complete at least a portion of the LOMA
application; the survey work needed for the application may cost
around $1500 on an individual basis. We have heard that
several neighboring property owners on the city's west side are
hiring a surveyor as a group to get a much better price; what a
great idea! The application for a LOMA is the
MT-EZ form. LOMR-F. A Letter Of Map
Revision based on Fill is typically used to develop a property
within the floodplain. In the simplest terms, the applicant
would first apply to the city for a permit to place will within
the floodplain, then raise the property above the BFE, and apply
to have the raised lot removed from the floodplain. This
helps make the lot "buildable" since the floodplain regulations
limit construction within the floodplain. And the house (or
whatever may be built there) is less likely to have flood damage
since the lot was raised. The application for a LOMR-F is
the MT-1 form. LOMR.
A Letter Of Map
Revision is applied for through the City of Evansville
(likely with Wisconsin DNR agreement) to FEMA. It is used to
change flood zones, floodplain and floodway delineations, flood
elevations, and planimetric features. A local example is a
pending application which would alter the floodplain boundaries in
the vicinity of Westfield Meadows and would establish BFE along
the drainage ditch. What is the Base
Flood Elevation (BFE)? The Base Flood Elevation (BFE) is the highest water
surface elevation with a 1% chance of being equaled or exceeded in a
given year. The 1% flood is also know as the 100 year flood, but
we all know that they can occur more frequently than every 100 years. The BFE is used in permitting and regulation of
construction in the floodplain. In general, new habitable
construction must be at least 2 feet above the BFE to ensure
reasonable protection of the property. The BFE, or more correctly a building's lowest floor
elevation in relation to the BFE, is a major factor in determining
flood insurance premiums. Some mapped floodplains may be designated as
Zone
AE. These floodplains have BFEs associated with them, which are
marked on the FIRM. A Flood Insurance Study (FIS) that
accompanies the FIRM will provide more detailed BFE information than
the map. Some mapped floodplains may be designated as
Zone A.
These floodplains have been identified as prone to flooding but have
not had a formal study to establish their BFEs. Without an
established BFE, there may be other documents or data that may be used
in estimating the BFE for permitting and regulatory purposes. Everything else being equal, flood insurance
premiums will be greater in a Zone A than a Zone AE simply because the
BFE is unknown.
What is an Approximate A
Zone? Due to the cost of engineering
analyses, some floodplain areas are mapped as general floodplains.
The general floodplain is also called an Approximate A Zone,
Un-numbered A Zone, Zone A or Approximate Study Area. Due to the
lack of 1% flood elevations and floodway/floodfringe delineations in
an Approximate A Zone, a complete study must be performed and approved
with a Letter of Map Revision (LOMR) before new development or
construction can occur. It is the property owner's
responsibility to pay for the engineering analysis before the
community can authorize any development. In some cases, construction may
have occurred prior to the mapping of the Approximate A Zone. In
these instances, sources other than a formal study may serve as "best
available information" to estimate the appropriate BFE in determining
flood insurance premiums. Flood Insurance
What should I know about flood insurance? Standard property/casualty
insurance policies do not cover damage caused by flooding.
Flood insurance can be purchased by any property owner or renter
in a community participating in the National Flood Insurance
Program (NFIP), whether or not the property is in the
floodplain. Flood insurance coverage for contents is
available; however, it must be requested as a separate coverage
when purchasing a flood insurance policy. Flood insurance is a
prerequisite for federally backed loans and for most forms of disaster
assistance for structures located within a mapped floodplain.
Structures built prior to the first identification of the property in
a floodplain on a community's Flood Insurance Rate Map (FIRM) may be
eligible for pre-FIRM rates which are subsidized by the Federal
Emergency Management Agency (FEMA). The purchase of flood insurance is mandatory as a
condition of federal or federally related financial assistance
(including nearly all mortgages) for the acquisition or construction
of buildings in a floodplain. The purchase of flood insurance on
a voluntary basis is frequently prudent even for properties not in a
floodplain. My
property is not in the floodplain, can I still get flood insurance? Yes, carrying flood insurance may be a good idea
even if it is not required. The FIRM and floodplain regulations
are designed to protect structures from a 1% chance flood.
However, floods larger than a 1% chance can and do occur.
Flood insurance premiums outside the floodplain or for properly
elevated structures are even less costly. What
does flood insurance cost? Flood insurance premiums are actuarially based.
The type of floodplain (for example Zone A, AE, or X), the amount of
insurance coverage and the deductable, the building's lowest floor
elevation in relation to the BFE, the type of building, the
construction of its foundation, and the buildings age are all factors
in setting flood insurance premiums. You can get a general feel
for the factors involved in this
NFIP memo. Structures built prior to the adoption of a
floodplain map are considered pre-FIRM. All other things being
equal, a pre-FIRM structure will generally pay a lower insurance
premium than a post-FIRM structure. A city's participation in the Community Rating
System (CRS) can provide a discount of 5-10% off insurance premiums
throughout the city. Evansville is currently preparing its
application for the CRS program.
What is the Community Rating System (CRS)? CRS is a voluntary program under the National
Flood Insurance Program (NFIP).
The general purpose of CRS is to protect property and
minimize flood damage.
It does this by offering a financial incentive for the
city to go beyond the minimum requirements of the NFIP.
Depending on the activities the city performs under CRS,
property owners can realize a 5 to 10 percent or greater
discount on their flood insurance premiums.
Protecting property is obviously a benefit, but the
reduction in insurance premiums is certainly a nice bonus.
CRS activities fall into four general
categories: public information, mapping and regulations, flood
damage reduction, and flood preparedness.
The City Administrator wrote a column in
late March in
the Evansville Review about CRS. Evansville has
been informally performing a number of CRS-type activities for
years, is now applying to the CRS program and expects to be
officially participating in CRS effective October 1, 2009. Floodplain Permits
and Construction
Do I need any
special permits to develop or build in the floodplain? All development within the
1% floodplain (not just buildings, but also filling, excavation,
fences, etc.) is required to obtain a Floodplain Permit from the
city. Applications must be made prior to any work in a
floodplain area. Please contact the Building Inspector at
882-2264 to obtain all the information you will need in order to
properly develop in the floodplain.
What are the
development standards? Wisconsin floodfringe
development standards for new construction are: Lowest floor elevated on
fill two feet or more above the Base Flood Elevation (BFE).
Basement floor can be at BFE. Fill must be one foot or
more above BFE. Fill must extend 15 feet
beyond the structure. Structure must have dryland
access. The two-foot freeboard
requirement is important to property owners for several reasons.
Wisconsin has adopted the freeboard standard to protect life, health
and property in dangerous floodplain areas. Because flood
insurance rates are based on the elevation of a structure's lowest
floor including basement, the freeboard standard also lowers a
property owner's flood insurance costs dramatically.
What are elevation
certificates? There is limited value in
knowing Base Flood Elevation (BFE) by itself. The BFE
takes on significance in its comparison to the elevation of a
structure in the floodplain. An elevation certificate is
an administrative tool for documenting the "finished
construction" of the lowest floor of a building in the
floodplain. They are used in regulating construction in
the floodplain, determining flood insurance premiums and
applying for Letters of Map Change (LOMC). Depending on
the intended use of an elevation certificate, you may need to
hire a surveyor or engineer to complete portions of the
elevation certificate form
(new April 2009 version).
With its application to the Community Rating System (CRS),
Evansville requires a completed elevation certificate as part of
the building permit and certificate of occupancy process for new
construction in the floodplain; the city has elevation
certificates for new development since April 2009. Contact
the Building Inspector at 882-2264.
What is substantial improvement or substantial
damage? The NFIP requires that if
the cost of improvements to a building or the cost to repair
damages (from any cause) to a building exceeds 50% of the market
value of the building (not including land value), then the
entire building must be brought up to current floodplain
development standards. Additionally, the cost of
currently planned improvements will be added to the cost of previously
made improvements and compared to the existing market value to
determine if the improvements exceed 50% of the structure's value. Building improvements include
exterior and interior remodeling, rehabilitation, additions and repair
and reconstruction projects. Flood Safety and
Property Protection
Are there any
guidelines to avoid the dangers during a flood? The following common sense
guidelines can help you from the dangers of flooding: Do not drive
through a flooded area. Do not walk through flowing water. Stay away from power lines and electrical wires. Be alert to gas leaks. Keep children away from the floodwaters, ditches, culverts and storm drains. Clean everything that has been wet. Look out for animals. Do not use gas engines (such as generators) or charcoal fires indoors.
Besides flood insurance, is there any advice for protecting my property from flood damage? If your property is susceptible to flooding, there are many ways to reduce flood damage:
Does the City of Evansville maintain the drainage system? As simple as it may sound, keeping smaller ditches and streams free of debris can dramatically improve the run-off capacity of low-lying areas as well as greatly reduce the occurrence blockage that significantly contributes to flooding. The Evansville Public Works Department regularly inspects the streams, ditches, storage basins and culverts in the city's stormwater drainage system throughout the city. If you see a local flooding or drainage problem that needs attention, please contact the Public Works Department at 882-2270.
Floodplains: Natural and Beneficial Functions Is there any benefit to floodplains? The most viable function of a floodplain is its ability to carry and store floodwaters due to excessive rain or snowmelt. Undeveloped floodplain also provide many other natural and economic resource benefits. Floodplains often contain wetlands and other areas important to a diverse, healthy ecosystem. Such areas provide opportunities for hunting, fishing and other recreational activities.
The values and benefits of undeveloped land located in floodplains include:
Other Information What is the City of Evansville doing about the new floodplains?
I like reading the legal fine print, where can I learn more?
Floodplain management uses many acronyms and terms, commonly used acronyms include:
Floodplain management uses many specialized terms, commonly used terms include:
50% Rule - 100-year Floodplain - Base Flood Elevation (BFE) - Development - Elevation Certificate - Federal Emergency Management Agency (FEMA) - Floodfringe - Flood Insurance Rate Map (FIRM) - Flood Insurance Study (FIS) - Floodproofing - Floodway - Letter of Map Amendment (LOMA) - Letter of Map Revision (LOMR) - Letter of Map Revision based on Fill (LOMR-F) - National Flood Insurance Program (NFIP) - Nonconforming Structure - Special Flood Hazard Area (SFHA) - Substantial Damage -
I have other questions not covered here......
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