Memo
To: Mayor Jim Wetherington, Members of the Columbus City Council and
City Management Team
From: Michael Burgess, Stormwater Programs Manager
Date: 11/02/07
Re: Windsor Park / Effingham Way area Floodplain Mapping
As you all may or may not be already aware, the Federal Emergency Management
Agency (FEMA) has released new Flood Insurance Rate Maps (FIRMs, a.k.a. Flood
maps) for Columbus-Muscogee County, Georgia. The floodplain area in the
greater Windsor Park and Effingham Way areas has been updated to reflect FEMA?s
Limited Detail Study of the Lindsay Creek East Branch watershed. This newly
mapped area extends from the Heath Lake Dam to Ginger Drive.
On previous FIRMs (1982 and 1993), this Special Flood Hazard Area or
?Floodzone? for this area was shown as a Zone A, with no flood elevation
information provided. FEMA, acting through the Georgia Department of Natural
Resources, asked the City to provide to their engineering contractor, PBS&J,
our most recent county-wide information that included: 2004 aerial photography,
2 foot contour topography, the 1961 Bull Creek Watershed Study and other
related documents and maps. The Columbus Consolidated Government?s Engineering
Department staff provided all of the information requested. It was from this
data that the Limited Detail Study for the Lindsay Creek East Branch watershed
was developed and new maps were drawn.
Several area residents have subsequently been contacted by their mortgage
companies of these changes in the form of a standard 45-day flood insurance
requirement letter. Mortgage companies are required by Federal Law to have
each of their properties within the Special Flood Hazard area covered by Flood
Insurance.
The Department of Engineering?s Stormwater Programs Division has been
communicating with the area residents through two mailings (to approximately
140 parcels) and over the telephone in an effort to inform them of this
situation and help them work towards either obtaining flood insurance for their
structures or obtaining a Letter of Map Amendment, a document from FEMA that
officially removes their structure from the floodplain.
Included in this package are copies of the Department of Engineering?s
correspondence, the newspaper article that appeared in the Ledger on October
19th and the timeline of events that have lead us to where we are today.
Attachments:
Columbus-Muscogee County Floodplain Mapping Fast Facts
Windsor Park/Effingham Way Approx. ?A? Zone ? Timeline
Georgia Map Modernization Program Overview
Letter to Homeowners dated 10/19/07
Letter to Homeowners dated 10/29/07
Flood Coverage Panic Stems from Map Mistake ? Ledger-Enquirer Article ? dated
10/19/07
Windsor Park and Effingham Way Approximate A Zone Timeline ? as of 11/02/2007
October 19, 2004 - Muscogee County Map Modernization Scoping Meeting with GaDNR
and PBS&J
April 10, 2006 ? Received Preliminary Flood Insurance Study (FIS) and Flood
Insurance Rate Maps (FIRMs) from PBS&J
May 23, 2006 ? Public Meeting at the Government Center Annex, GaDNR and PBS&J
in attendance, approximate start of comment period
September 5, 2007 ? FIS and FIRMs are effective
Late September ? Citizens in the area begin receiving 45-notices from their
mortgage companies
Week of October 8th ? Citizens begin calling CCG with questions, CCG assists
citizens by producing custom maps and letters (example attached), assisting
with forms, etc.
October 18, 2007 ? 1st Conference Call with GaDNR, PBS&J and Michael Baker
Corp. to discuss the nature of Limited Detail Study and possible omission of
critical component (Michael Burgess & Donna Newman)
October 19, 2007 ? Newspaper Article in Ledger (Chuck Williams) - attached
October 19, 2007 ? 1st mailing to citizens (approximately 140 letters are
mailed) - attached
October 26, 2007 ? 2nd Conference Call with GaDNR, PBS&J and Michael Baker
Corp. to discuss Limited Detail Study, FEMA policy, etc. (Michael Burgess)
October 29, 2007 ? 2nd mailing to citizens (approximately 140 letters are
mailed) - attached
November 2, 2007 ? 3rd Conference Call with GaDNR, PBS&J and Michael Baker
Corp. to discuss possibly upgrading the Limited Detail Study to a Full Detail
Study (Michael Burgess, Donna Newman, Jeff Griffin & David Arrington)
Columbus-Muscogee County Floodplain Mapping Fast Facts
Columbus-Muscogee County?s new Flood Maps went into effect on September 5, 2007
No significant changes were made to 15 watersheds
Changes were made to 4 watersheds, Heiferhorn Creek, Flat Rock Creek, Roaring
Branch Creek and Lindsay Creek East Branch
2004 2-ft topography provided by CCG was used to redraw the floodplain in three
of those basins. These redelineations used older model information applied to
new topography.
In the Lindsay Creek East Branch Watershed however, GaDNR?s engineering
contractor PBS&J, performed a Limited Detail Study using data provided to them
by the City
Per FEMA standard protocol, PBS&J field-verified road crossings, road widths
and took a limited number of measurements in this watershed.
Entering this data (and other information provided to them by CCG), into a
computer model called HEC-2, a base flood elevation was calculated of 392.4 ft
above sea level for this watershed. The spillway for the Heath Lake Dam was
not included as part of this model.
PBS&J used the 2-ft topography provided to them by the City to draw this
contour and identify a Special Flood Hazard Area, ?Flood Zone?
Residents affected by these new maps have been receiving notices from their
mortgage companies of the mandatory purchase requirement for Flood Insurance.
CCG staff has been working closely with area residents, assisting them with
either obtaining flood insurance or, as applicable, Letters of Map Amendment.
CCG staff has also been working closely with FEMA, the GaDNR and PBS&J to
develop a deeper understanding of how this Study evolved and the steps that CCG
can take to improve the Flood Maps.
PBS&J has projected that it will require approximately $30,000 worth of
additional surveying and engineering work to promote the Limited Detail Study
to a Full Detail Study.
The Full Detail Study will provide area residents with a more accurate
assessment of their flood risk.
Georgia Map Modernization Program Overview
On August 16, 1999, the State of Georgia entered into a Cooperating Technical
Partnership (CTP) with FEMA Region IV. This agreement provides that the Georgia
Department of Natural Resources (DNR) will assume responsibility for the
development and updating of Digital Flood Insurance Rate Maps (DFIRMs) within
all 159 counties in the State. Through this agreement, the DNR is provided
funding by FEMA for the production of DFIRMs, as well as, for the management of
the DFIRM process. The amount of funding provided to the State is determined by
FEMA Region IV each fiscal year, and is a function of the success of the State
in producing DFIRMs, the ability of the State to obtain cost-share
contributions from State or local sources, and the effectiveness of the State
in linking improved floodplain management with improved floodplain mapping. The
State is utilizing both state staff and consulting engineering firms to perform
this work. The State's progress towards its objective is monitored quarterly by
FEMA, and their agent, the National Service Provider (NSP).
The State faces a number of constraints in preparing DFIRMs. These include:
Limited funding: The funding available to the State is limited, and the yearly
competition for funds is significant. There are not enough funds available to
meet all identified flood map update needs. The State must equitably distribute
available funds and utilize the funds for tasks that provide a high benefit at
a modest cost. The State must, at a minimum, digitize the existing paper Flood
Insurance Rate Maps (FIRMs) for each county and create a DFIRM.
Cost- share: The State is obligated to provide a minimum of 20% cost-share to
match the funds received from FEMA. This cost-share can come in the form of
in-kind services or technical data from the State, localities, or Federal
agencies. Digital topographic data, digital aerial photography, and watershed
study data are three of the most highly-credited form of cost-share. It is less
expensive to develop new floodplain mapping in Counties where recent, accurate,
topographic data is already available.
Production goals: FEMA is required to meet certain DFIRM production goals each
fiscal year. The State, in turn, must meet those same goals. FEMA's national
plan for DFIRM production generally depends on funding of a flood study in the
middle of the first fiscal year, producing a preliminary DFIRM late in the next
fiscal year, and legally adopting that map as the effective FIRM late in the
third fiscal year. This constraint means that the community generally cannot
afford to delay a flood map update project while waiting for data to be
provided, or for other studies to be conducted. Once a Project is scoped and
scheduled, production must proceed rapidly, and additional data often cannot be
incorporated into the process after the Memorandum of Agreement is executed.
National technical standards: The DFIRMs produced are for insurance ratings
purposes and must be based on consistent technical standards. Theses standards
specify the accuracy of the topographic data used for the mapping process, the
age and resolution of the aerial photography or other background maps, and the
overall look of the DFIRM. While cost-share in the form of technical data from
communities is highly desirable, not all data provided will meet the strict
technical standards for DFIRM mapping. Specifically, topographic data must be
certified by a professional surveyor or engineer to meet stringent accuracy
standards. Similarly, community flood studies must also be certified by a
registered professional engineer to meet FEMA?s technical standards. The State
cannot utilize data that does not meet the technical standards, and usually
cannot delay production while the data is brought into conformance with the
standards.
Columbus Consolidated Government
Development Resource Center
420 10th Street
Columbus, GA 31901
Phone: (706) 653-4441 Fax: (706)
653-4439
Email: mburgess@columbusga.org
Department of Engineering
Stormwater Management Division
October 19, 2007
Dear Homeowner:
As you may or may not be already aware, the Federal Emergency Management Agency
(FEMA) has released new Flood Insurance Rate Maps (FIRMs) for Columbus-Muscogee
County, Georgia. You are receiving this letter because the floodplain area in
which your property resides, the greater Windsor Park area, has been updated to
reflect FEMA?s Limited Detail Study of the Lindsay Creek East Branch watershed.
On previous FIRMs (1982 and 1993), this Special Flood Hazard Area or
?Floodzone? was shown as a Zone A, with no flood elevation information
provided. FEMA, acting through the Georgia Department of Natural Resources,
asked the City to provide to their engineering contractor, PBS&J, with our most
recent county-wide information that included: 2004 aerial photography, 2 foot
contour topography, the 1961 Bull Creek Watershed Study and other related
documents and maps. It was from this data that the Limited Detail Study was
developed and new maps were drawn.
During a conference call on Thursday October 18th with the Georgia Department
of Natural Resources and two engineering firms, it was discovered that the
spillway on the western side of the Heath Lake Dam was not incorporated into
the flooding model used by FEMA?s engineering contractor. This model is being
rerun to determine whether or not the incorporation of this spillway into the
model will effect the base flood elevation for Heath Lake and Lindsay Creek
East Branch north of the lake. Further information will be provided to you as
soon as possible.
The GA DNR?s engineering contractor will be issuing a letter to the City
explaining this situation that you may (and should) present to your mortgage
company. This letter is expected by October 29th.
You may have already been contacted by your mortgage company of these changes
in the form of a standard 45-day flood insurance requirement letter if you did
not previously have flood insurance on your property. Mortgage companies are
required by Federal Law to have each of their properties within the Special
Flood Hazard area covered by Flood Insurance. Please read the attachment to
this letter concerning Flood Insurance and visit www.floodsmart.gov for more
information.
The Columbus Consolidated Government?s Stormwater Programs Division is willing
to provide you with any assistance you may require during this process. Should
you have any questions, please do not hesitate to contact me at 706-225-3952.
Thank you for your understanding and patience in this matter.
Sincerely,
Michael Burgess CFM, CPESC, CPSWQ
Stormwater Programs Division Chief
Department of Engineering
Columbus Consolidated Government
Columbus Consolidated Government
Development Resource Center
420 10th Street
Columbus, GA 31901
Phone: (706) 653-4441 Fax: (706)
653-4439
Email: mburgess@columbusga.org
Department of Engineering
Stormwater Management Division
October 29, 2007
Dear Homeowner:
As you may or may not be already aware, the Federal Emergency Management Agency
(FEMA) has released new Flood Insurance Rate Maps (FIRMs, a.k.a. Flood maps)
for Columbus-Muscogee County, Georgia. You are receiving this letter because
the floodplain area in which your property resides, the greater Windsor Park
and Effingham Way areas, has been updated to reflect FEMA?s Limited Detail
Study of the Lindsay Creek East Branch watershed.
On previous FIRMs (1982 and 1993), this Special Flood Hazard Area or
?Floodzone? was shown as a Zone A, with no flood elevation information
provided. FEMA, acting through the Georgia Department of Natural Resources,
asked the City to provide to their engineering contractor, PBS&J, our most
recent county-wide information that included: 2004 aerial photography, 2 foot
contour topography, the 1961 Bull Creek Watershed Study and other related
documents and maps. The Columbus Consolidated Government?s Engineering
Department staff provided all of the information requested. It was from this
data that the Limited Detail Study for the Lindsay Creek East Branch watershed
was developed and new maps were drawn.
During a conference call on Thursday October 18th with the Georgia Department
of Natural Resources and their engineering firms, it was discovered that the
spillway on the western side of the Heath Lake Dam was not incorporated into
the flooding model used by FEMA?s engineering contractor. At that time, I was
told that the spillway would be included in the model and the model would be
rerun, possibly producing a new bas flood elevation for this area.
During a conference call on Friday October 25th with the Georgia Department of
Natural Resources, FEMA and their engineering firms, it was stated that despite
the omission of the spillway from the initial engineering model, FEMA and the
Georgia Department of Natural Resources take a very conservative position on
the determination of base flood elevations in Limited Detail Studies. They
further stated that spillways are not included in these types of Limited Detail
Studies and if the spillway were to be incorporated as part of the study, other
factors, for which they have no data, would also have to be taken into
account. They further stated that due to the limited nature of the study and
FEMA guidance regarding the development of Limited Detail Studies, they will
stand by their initial approximate Base Flood Elevation (392.4 ft) and maps as
currently drawn.
You may have already been contacted by your mortgage company of these changes
in the form of a standard 45-day flood insurance requirement letter if you did
not previously have flood insurance on your property. Mortgage companies are
required by Federal Law to have each of their properties within the Special
Flood Hazard area covered by Flood Insurance.
Please be aware that Flood Insurance Premiums with and without an Elevation
Certificate can and will differ greatly.
There are three potential responses each of you has in response to this
mandatory purchase requirement:
If on the effective Flood Map, you have a portion of your parcel shown in the
?Flood Zone?, but your actual structure (home/business) is not, you may apply
for a Letter of Map Amendment (LOMA) ?Out as Shown?. An ?Out as Shown? LOMA is
a letter from FEMA stating that your insurable structure (home) is not in the
Special Flood Hazard Area as drawn on the map. Documents required for this
type if LOMA include:
A copy of the Tax Map identifying your lot
A subdivision Plat and/or deed (available on the 2nd Floor of the Government
Center)
A copy of the Flood Insurance Rate Map (flood map) for your area
A completed MT-EZ form
If the Flood Map shows your structure to be inside the approximate A zone, you
must apply for a normal Letter of Map Amendment. Documents required for this
type of LOMA include:
A copy of the Tax Map identifying your lot
A subdivision Plat and/or deed (available on the 2nd Floor of the Government
Center)
A copy of the Flood Insurance Rate Map for your area
A completed MT-EZ form
An Elevation Certificate (completed by a Registered Land Surveyor or
Professional Engineer)
Allow your Mortgage lender to ?force place? flood insurance on your home. This
traditionally not a good option as without an Elevation Certificate, the
insurer cannot accurately rate the policy.
To determine whether or not your actual structure is in the ?Flood Zone? please
contact me, Michael Burgess at 706-225-3952. At that time I can also print out
a custom flood map with our 2007 aerial photography and print out a copy of the
MT-EZ form at no cost to you. I am also available to help you complete the
LOMA application.
The processing time for a LOMA is 60 days after the completed application
package is received. Until you can get a LOMA back from FEMA, you may have to
insure your property with Flood Insurance. Bear in mind however that if you
acquire flood insurance on your own and later are successful in getting a LOMA
for your property, you are subject to a refund for the premiums you have paid
for the current year.
If your mortgage lender has required you to obtain flood insurance, you will be
better served acquiring this insurance for yourself rather than having it force
placed on your mortgage. The first step in obtaining an accurately rated flood
insurance policy is to have an Elevation Certificate completed for your home by
a registered land surveyor or professional engineer. Given the information
provided on this certificate the insurance provider can accurately rate the
structure and charge a representative premium.
The Columbus Consolidated Government?s Stormwater Programs Division wants to
provide you with any assistance you may require during this process. Should
you have any questions, please do not hesitate to contact me at 706-225-3952.
Sincerely,
Michael G. Burgess CFM, CPESC, CPSWQ
Stormwater Programs Division Chief
Department of Engineering
Columbus Consolidated Government
Attachments
No attachments for this document.