Columbus, Georgia

Georgia's First Consolidated Government

Post Office Box 1340
Columbus, Georgia, 31902-1340
(706) 653-4013
fax (706) 653-4016

Council Members

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









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