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Floodplain Management
in the Post Disaster
Environment
October 2011
FEMA Region III
Course Outline
Background of the NFIP
Mapping
The Permitting Process
Your Floodplain Management Ordinance
BREAK
Substantial Damage/Improvement
Higher Standards
Insurance at a Glance
Legal Concerns
Post Disaster Outreach
Long Term Recovery
Summary of Roles and Responsibilities
Floodplain Management
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The Evolution of the NFIP
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Goals of the NFIP
1. Save lives and reduce flood
damage to insurable property,
2. Offer low cost flood insurance
3. Encourage a comprehensive
approach to floodplain
management.
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Benefits of Flood Insurance
ANYONE in a NFIP
participating community can
buy flood insurance!
Can you describe the
differences between flood
insurance and disaster
assistance?
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Types of Flood Damage
Hydrodynamic forces
Hydrostatic forces
Debris impact
Soaking
Sediment and contaminants
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Mapping
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Flood Insurance Study - FIS
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Mapping
Where to look at preliminary maps:
http://www.rampp-team.com/pa.htm
Existing maps at FEMA Map Services Center:
http://www.msc.fema.gov
How to make a FIRMette:
http://www.rampp-team.com/documents/region3/
how_to_create_a_firmette.pdf
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Letters of Map Change LOMCs
Letter of Map Amendment (LOMA)
Conditional Letter of Map Revision (CLOMR)
Letter of Map Revision (LOMR)
Letter of Map Revision Based on Fill (LOMR-F)
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Federal Minimum Requirements
Require permits
Elevate residential & elevate/dry flood proof nonresidential structures
Use flood resistant materials
Elevate and anchor utilities
Limit development in floodways
Minimize/eliminate flood damage
to public utilities/facilities
Anchor all structures
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What Is “Development”
Modifications or improvements to structures, excavation, filling,
paving, drilling, driving of piles, mining, dredging, land clearing,
grading and the permanent storage of materials/equipment.
ALSO covers replacement of utilities, including wiring, hot
water heaters, HVAC, etc.
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Permitting
Application form needs to include Federal minimums, State
and your local ordinance requirements
Get a site plan
Does it have a floodplain determination?
Review for completeness and compliance
Post Disaster you can waive fees but not permitting
requirements!
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Permit Sample
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Elevation to the BFE
At a minimum you must elevate the
lowest floor to the BFE
Freeboard is a margin of safety
above that
NO BASEMENTS in the SFHA
How do you establish BFEs in an
un-numbered A zone?
Elevate and anchor utilities too
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Floodproofing
Only for non-residential or historic structures
Must be certified by a registered architect or engineer
Dry-floodproofing vs wet-floodproofing
Utilities can be floodproofed too
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Floodways
Until a regulatory floodway is
designated, no new construction,
substantial improvements, or other
development shall be permitted
unless it is demonstrated that the
cumulative effect of the proposed
development, when combined with
all other existing and anticipated
development, will not increase the
water surface elevation of the base
flood more than 1.0 foot at any
point within the community.
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Openings
Prevent hydrostatic flood forces from collapsing
the foundation by allowing water pressure to
equalize on either side of the wall.
A minimum of 2 openings on 2 different walls
with one square inch of surface for every square
foot of enclosed space. 150 square feet = 150
inches.
Bottom of openings must be located no higher
than 1 foot above grade.
Can be fitted with screens or louvers that allow
the AUTOMATIC entry and exit of water.
Engineered openings are acceptable with
certification.
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Fill in the Floodplain
No fill shall be permitted unless it meets the requirements of
your ordinance. All fill placed in the special flood hazard area
shall meet or exceed the standards in your ordinance
Fill shall be used only to the extent to which it does not
adversely affect adjacent properties.
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Manufactured Homes and
Recreational Vehicles
Communities may elect to PROHIBIT manufactured homes in
the SFHA.
Examine your pre-existing structure language and floodplain
ordinance for options to prevent replacing a substantially
damaged manufactured home with a replacement one.
Must be placed on a permanent foundation, at least 18 inches
above BFE, properly anchored to resist flotation, collapse or
lateral movement.
Recreational Vehicles: on site less than 180 days, licensed
and road-ready OR meet manufactured homes guidelines
above.
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BREAK
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PA Suggested Provisions
Largely minimum requirements
for NFIP & Act 166
Higher standards include:
1 ½ feet of freeboard
Restrictions on hazardous
material storage
Regulated high risk land uses
(including manufactured
homes)
50 foot Setbacks/ Buffers
Repetitive Loss
Conservation/open space
area
Estimate BFE in Zone A
Lower threshold for SD
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Community Identified Flood Areas
The __(Community)___ may
identify and regulate new
local flood hazard or ponding
areas. These areas may be
delineated on a “Local Flood
Hazard Map” using best
available topographic data
and locally derived
information such as flood of
record, historic high water
marks or approximate study
methodologies.
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Subdivision Restrictions
Lower threshold for BFE
determination from 50
lots and 5 acres
Require each lot to have
a portion of land outside
the SFHA
280
275
Zone A
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Non Conversion Agreements
A Non Conversion
Agreement shall be signed
by the applicant whenever
the community determines
that the area below the first
floor could be converted to a
non-conforming use
(generally applies to
enclosed areas below base
flood elevation that are 5 ft.
high or more).
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Historic Structures
Communities have the option of
using either provision (exclusion
from substantial
damage/improvement definition
OR variance) for addressing the
unique needs of “historic
structures.”
Relying on the variance option
gives a community more control
over which floodplain safety
methods are incorporated into
the design.
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Verification of Compliance
As Built Elevation
Certificates
CLOMR/LOMR
Certificate of Occupancy
compared to Certificate of
Compliance
Permanent Utility
Connection
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Substantial Improvement/Damage
The threshold is 50% of fair
market value. How do you
determine market value?
Use a Substantial Damage
Estimator
Community must determine
whether property can be
restored or must meet current
ordinance requirements.
Consider adding cumulative
language to your ordinance
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Substantial Damage Determination
Assess Damage
Make Substantial
Damage
Determinations
Notify Damaged
Structures of
Ordinance
Requirements
Less Than
Substantially
Damaged
Use Flood
Resistant Materials
Below BFE
Elevate Utilities At
or Above BFE
Substantially
Damaged
Use Flood
Resistant Materials
Below BFE
Elevate Utilities At
or Above BFE
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Elevate Lowest
Floor At or Above
BFE
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Sample
Substantial
Damage Letter
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Freeboard
NFIP premiums based on October 2011 rates
One-floor residential structure with no basement built Post-FIRM
$250,000 coverage for the building and $100,000 for contents
At BFE Insurance Premium: $1,315 building, $380 contents
Zone AE
Annual NFIP
Insurance Savings
Savings Over 30
Year Mortgage
1 ft. below BFE
-$3,415
-$102,450
At BFE
0
0
1 ft. freeboard
$675(49%)
$20,250
2 ft. freeboard
$911 (69%)
$27,330
3 ft. freeboard
$983 (75%)
$29,490
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Insurance at a Glance
Anyone in a NFIP participating community can get flood
insurance
All properties with federally backed mortgages that are located
in the SFHA must carry flood insurance.
Elevation Certificates are needed for ratings
Non compliant structures will pay more!
Pre FIRM vs Post FIRM
w
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www.floodsmart.gov
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Increased Cost of Compliance - ICC
Property must be insured
through the NFIP
Structure must be in the
Special Flood Hazard Area
(SFHA)
Structure must be
substantially damaged
Eligible for up to $30,000 to
elevate (floodproof if
nonresidential), move or
demolish the structure
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Legal Concerns
What is a regulatory “taking?”
Keep repeating “health, safety and welfare….”
Make sure your ordinance is written clearly and concisely.
Enforce it uniformly and fairly.
In doubt? Get legal advice from your licensed attorney
that works for your community.
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Long Term Recovery
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Roles and Responsibilities
You are the “face” of your community’s floodplain management
program but use a team approach
Ensure permitting, zoning, building inspections are happening
in accordance with your ordinance
Take advantage of training opportunities; E273 at the
Emergency Management Institute (or field deployed
equivalent), Advanced Floodplain Management, CRS, HAZUS,
http://training.fema.gov/EMI/
Third Party Contractors
Intergovernmental agreements or MOU
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Quiz Time!
Why have a Floodplain Ordinance?
Who has to enforce the Floodplain Ordinance?
What is a non-conversion agreement?
Per FEMA’s guidelines how high does the first floor have to be
in a residential home in the SFHA?
What is freeboard?
What is the difference between a Floodway and Floodplain?
Is a “dry stack block” foundation OK in the SFHA?
How long can a RV remain in one spot without being moved?
What is the requirement for an opening?
Who can you call for help?
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Questions?
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