FLOODPLAIN RULES: COMPLEX, CONFUSING

SCOTT CITY -- I would like to clarify some of the information stated in your Jan. 28 article about the flood threat in Cape Girardeau.

1. There is a mandatory purchase requirement that applies to all forms of federal or federally related financial assistance for buildings located in a special flood hazard area (SFHA) as shown on the community's flood insurance rate map (FIRM).

The flood-control projects described in the article will probably change the SFHA boundaries when new maps are issued. However, structures in that area are still considered in the flood zone for development and insurance-rating purposes until the maps are changed. Structures are not automatically removed from the SFHA just because the structural projects are nearly completed. All floodplain development regulations and insurance requirements still apply.

2. A city does not necessarily need to wait for a new Federal Emergency Management Agency map in order to take advantage of the work the city has completed. The city may apply for a letter of map revision (LOMR) when the projects are completed that could change the floodplain boundaries and lower the base flood elevation (BFE).

An engineering study might be needed to document the actual changes. There is a charge to process a LOMR.

If the supporting data is approved by FEMA and a LOMR is issued, the city could then regulate development, and property owners could obtain flood insurance according to the LOMR. A complete set of updated maps could be issued at a later date.

3. Structures located in the SFHA according to the map may be removed when ground elevations, as determined by an engineer, show that the lowest adjacent grade is higher than the base flood elevation applicable to the structure. Removal from the SFHA is not based on the elevation of the lowest level of the structure as indicated in the article.

The elevation of the lowest floor level of a structure relative to the base flood elevation at that site will:

a. Determine whether the building was constructed in accordance with the community's floodplain ordinance.

b. Be a factor used to determine the flood insurance premium for the structure.

When the map shows the property is in the flood zone but the lowest adjacent grade for the structure is higher than the base flood elevation, the property owner can apply for a letter of map amendment (LOMA). If approved by FEMA, the structure is officially removed from the flood zone. There is no fee to process a LOMA. Unless a LOMA is issued, the structure remains in the flood zone for regulatory and insurance-rating purposes as long as the map indicates it's in the SFHA.

I work with about 70 communities that participate in the National Flood Insurance Program/Community Rating System. This program encourages communities to implement activities that exceed minimum requirements of the NFIP. These activities can mitigate flood losses and save lives. In return for a community's efforts, policyholders may receive a discount from FEMA on the flood-insurance premiums they are charged. There is no charge for a community to participate in this program.

Floodplain management regulations and flood insurance are complex (and, many times, confusing) issues for communities. Cape Girardeau has taken the steps needed to resolve many of its past flooding problems and should be commended for its continuing efforts.

Philip Anderson is a certified floodplain manager.