Flood recovery: Things to know about rebuilding, insurance

Times Record (Fort Smith, AR)

Jun. 21--Fort Smith leadership held the first in a series of community meetings to discuss steps, requirements, concerns and questions about flood recovery.

"This is the start of what will probably be a very long process," said City Administrator Carl Geffken. "We want to help our residents answer questions."

A lot of information was covered and residents asked a lot of questions, some of which could not be answered. A FEMA representative was scheduled to attend, but the city was told shortly before the meeting that would not happen.

Here are the top takeaways from the first meeting.

100-year floodplain meaning

Being within the 100-year floodplain doesn't mean flooding will only reach that area once every century. Instead, it means there is a 1% chance of producing a flood in the specific area each time rain occurs.

Whit Montague, the state's National Flood Insurance Administration coordinator from the Arkansas Natural Resources Commission, said she doesn't like either comparison, though, because they give residents a "false feeling of safety."

She calls the 100-year flood a mortgage flood. Within a 30-year period, the timespan of the average mortgage, there is a 25% chance of being significantly flooded if a building is within the floodplain.

The 500-year floodplain means there's less than a 1% chance of producing a flood in a specific area when rain occurs.

Low-cost flood insurance is available, pending program compliance

Montague said FEMA offers flood insurance, mitigation and recovery grants through the program.

Residents, no matter their location, are allowed to purchase insurance, despite what they may have previously been told.

For a little more than $400 a year, Montague said some residents can receive $250,000 in coverage for structural and content protection. Those who are outside the floodplain or didn't experience as much damage can still purchase insurance for a lower amount of coverage, such as $50,000.

Montague said this is provided "in exchange for local communities protecting their property and people from risks of floods."

There are requirements to receive the low-cost insurance and additional funding, which are based on communities taking active steps to reduce the risk of residents and property from being exposed to flood damage.

Montague said these are mainly focused on residential structures being above the expected flood level, and if a home is significantly damaged, it must both be fixed for livability but to comply with federal floodplain regulations.

Regulations differ based variables such as the area surrounding structures, the location in the floodplain and acceptable structural foundations.

Montague said residents are encouraged to build multiple feet above the base flood elevation, or the expected flood level relative to sea level.

If a city, however, does not enforce the regulations, FEMA may consider the entire community noncompliant and increase premiums for every participating customer. Long-term noncompliance can lead to the inability to purchase insurance and ineligibility for certain federal funds.

Building permits will be discounted

Affected residents must acquire a building permit to begin work.

Geffken said city leadership will soon determine a permit rate reduction for impacted citizens. He doesn't know what the cost will be, and it will require approval from the Fort Smith Board of Directors.

"As city administrator, I do not have the authority to make that adjustment," Geffken said. "But it is something that should be granted for everyone (at the meeting) who is trying to rebuild and that's what's important."

Residents who have paid or may pay for a permit before the board's expected approval will receive a refund, Geffken said.

Citizens are also required to submit a detailed repair estimate from a licensed contractor, architect or engineer. Those within the 100-year floodplain need to obtain a floodplain permit.

Director of Engineering Stan Snodgrass said this is to determine substantial damage, which is defined as the cost of repair costing greater than or equal to 50% of the predamage market value. This must be formally declared, Montague said.

People with substantial damage, are enrolled in the national insurance program and live in the 100-year floodplain can receive up to $30,000 to bring their home into compliance.

Those who received less than 50% of damage are not required to raise their homes, but Montague said that doesn't ensure a low insurance premium.

Floodplain maps will remain the same

Montague said Fort Smith's floodplain maps, which show the locations with the highest risk of flooding, should not change.

This was not a completely natural flood, Montague said. The Arkansas River watershed spans several states, including Colorado, New Mexico, Texas, Missouri and Oklahoma, and holds rainwater and snow from these locations.

Fort Smith's flooding, while it was composed of water, the event was due to the release of water in these places of higher elevation not just storms.

More development creates more stormwater, however, heightening the risk of flooding. This could change the floodplain, but Montague said these adjustments take three to 10 years to evaluate and remap.

Community input is typically requested when remapping occurs, Montague said.

Without a floodplain change, those with insurance shouldn't see any changes to their premiums due to the recent flooding.

Additional meetings will be scheduled to discuss other topics related to flood recovery and may include state representatives, the Army Corps of Engineers and FEMA.

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