Agencies coming to evaluate our flood risk

Beginning next week, officials from the Federal Emergency Management Agency, better known as FEMA, and people from the Department of Ecology and the National Marine Fisheries will be visiting La Conner to evaluate how well we are managing development in the floodplain areas of Town.

Later in the coming year, we will be visited by Community Rating System representatives to evaluate our membership in their program. The Community Rating System program is a voluntary national program in which communities can participate to lower the overall rates for flood insurance by implementing stringent code measures to ensure that development is flood resistance and minimizes loss.

As you may recall from my last article in November, FEMA is under pressure from legislative mandates and litigation to tighten the National Flood Insurance Program to reduce financial losses from development in the 100-year floodplain on one hand and implement species protection measures under the Endangered Species Act on the other.

While FEMA is looking to minimize their costs, homeowners in the floodplain, which is much of the land that is not on the hill in town, should also pursue measures to lower their insurance rates and reduce potential losses.

Within La Conner, the 100-year flood level – the base flood elevation – is marked at 8 feet above the average sea level. The ground level in Town within the floodplain ranges from 3 to 5 feet.

As a part of the Community Rating System program, the Town’s code marks the finished floor level for new development or substantial improvement at one foot above the base flood elevation.

Finished floor levels for new construction are typically 4 to 6 feet above ground level to meet current standards.

There are other provisions relating to utilities and flood vents. But the primary issue is elevation.

Homeowners can reduce flood insurance rates even more by elevating beyond code requirements. However, the maximum reduction stops at 3 feet above the base flood elevation. Therefore, a house raised 6 to 8 feet above ground level will receive the lowest rate.

There is another variable besides the Community Rating System affecting flood insurance rates.

FEMA is currently modifying the Flood Insurance Rating Maps. These maps will determine the base flood elevation for each community. This map modification process is likely to yield a higher flood elevation for the Town.

We don’t expect the maps for another year or so, but they are coming. Homes and businesses that currently comply with the National Flood Insurance Program requirements will be “grandfathered,” but the rate benefit may be reduced depending on the height above the base flood elevation.

When we complete our audits, I will report to the community how we are doing.

Hold on to your wallets, here we go...

The writer is the La Conner Town Administrator and holds federal certification as a Flood Plain Manager.