CITY STILL NOT SAFE FROM FLASH FLOODING

Flash flooding that destroyed property and swept away homes in Franklin and Jefferson counties over the weekend could again be a problem for Cape Girardeau if the city doesn't better manage its flood plain, city planners said.

Over the years the city has worked to eliminate flood damage, but changes are needed in the flood-plain management ordinance to eliminate future problems, they said.

The Planning and Zoning Commission will hear about proposed changes to the flood-plain management ordinance at 7 p.m. Wednesday at City Hall. City Council members heard about the proposed change during a retreat Friday.

"What happened in Franklin and Jefferson counties over the weekend could happen here and did happen here," said Ken Eftink with the city's planning services department.

With construction growth along Cape La Croix Creek, the city could be setting itself up for some mishaps, Eftink said.

"We've got buildings in the flood plain," he said. Apartment construction along Lynwood Hills Drive could be at risk as could the intersection of Kage and Mount Auburn Road. A potential exists for flood damage on Route W where Deer Creek Christian Academy is building a new school, he said.

While construction in the flood plain is at the minimum base level required in the current ordinance, the property could be at risk for flood damage if creeks were to rise suddenly, Eftink said.

Cape La Croix Creek and Walker Branch flood plains are determined by looking at the creek channel and deciding how much water could pass through it during a storm that has 1 percent chance of happening in any given year.

Creek floodways handle the excess floodwater that overflows the creek bank. Because the creeks routinely overflow into the floodway areas, it is a hazard for construction, Eftink said..

Often, when something is built near the creek bed, brush will grow up along the floodway, thus hampering water flow during heavy rains and flash flooding.

Developers can build in the flood plain if engineers certify that the construction won't increase the base flood elevation of the creek channel, Eftink said.

"What we're seeing is that it works on paper, but in the real world it creates problems."

Often developers will use dirt from one area of the tract to build up the flood plain in another area. What that actually does is lower the ground level on one portion of the tract and creates more problems.

The revisions suggested:

• New construction would have to be built two feet above the base flood-plain elevation. Building at the base elevation is the minimum requirement for the flood insurance program.

That extra two feet "is an added protection for the property owners or future property owners," Eftink said. It would also lower the community's rating in the national flood insurance program.

• New construction in floodways would be prohibited.

Flood-plain elevations change over time, and living in an area that is affected by both Mississippi River flooding and flash floods there is still a flooding risk, he said.

"We want people who build in flood plains to use good, common sense," he said, noting that the Mississippi River has been above flood stage in 17 of the last 20 years.

• Calculations for substantial flood damage would be based on a five-year period.

The city and Corps of Engineers have undertaken projects to reduce the risk of flooding by buying homes damaged by Mississippi River floods and widening the Walker Creek branch and Cape La Croix Creek channels.

But flood damage still occurs. By looking at whether a home receives substantial damage over a period of time, the city could help ensure that property owners "don't just collect flood insurance payments and go through flood event after flood event," Eftink said.

A program also exists to help property owners move their house out of flood areas, relocate the house or demolish the structure if it has received substantial damage, he said.

• Setbacks would be required for all creek channels.

Some buildings sit close to the concrete walls along the creek banks up and down Kingshighway. While the walls help improve water flow, a corridor is needed between the creek channel and construction to let any water pass through that might exceed the current capacity, Eftink said.

The setback requirements would vary by the channel depth. The greater the depth, the wider the setback requirement, he said.

At this point no action will be taken, but the city staff is making recommendations to the Planning and Zoning Commission. The commission must then take its recommendations for the ordinance change to the council.

"We'll get comments and refine the proposed changes, then bring it back," Eftink said.