With passing the one year since the terrible floods in 2013, we thought it would be appropriate to feature one of our awesome resources for floodplain information: Mark Taylor with the City of Fort Collins. Mark has worked with the city for almost 30 years, and is very knowledgeable. Read below for some Q&A, as well as some very useful PDF downloads on floodplain areas and information in Fort Collins.
1. What is the difference between the City floodplain and FEMA floodplain designation?
In Fort Collins, floodplains are designated by the City as well as by the Federal Emergency Management Agency (FEMA). In the 1970’s, FEMA mapped floodplains in the major drainage ways within the City (The Poudre River, Spring Creek, Dry Creek, Boxelder, and Cooper Slough). In the 1980’s, in order to further identify flood hazards, the City of Fort Collins identified and mapped seven more floodplains (Fossil Creek, Old Town, Canal Importation, McClelland’s Creek, Mail Creek, Foothills Channel, and West Vine).
2. Which one takes precedence?
Generally, the floodplain safety regulations for the two are in alignment. FEMA sets a minimum precedence and the City’s regulations must be the same, or stricter. On the Poudre River, some of the City’s safety regulations are stricter than FEMA’s requirements. On all others, they are the same. When listing a property, our Multiple Listing Service requires we disclose whether the property is in one of the following floodplains: Hazard/Floodway, 100 Year/High Risk, 500 Year/Moderate Risk, or Minimal Risk.
3. What are some of the general implications with floodplains? Remodel implications?
Any structure located in a floodplain that was built prior to adoption of the floodplain is considered non-compliant. If property owners are interested in remodeling a non-compliant structure, as long as the cost of the remodel is less than 50 percent of the market value of the structure, the work can be done without bringing the building into compliance with floodplain safety requirements. If the cost of the remodel equals or exceeds 50 percent of the market value, the entire building must be brought into floodplain compliance. (The project is considered a ‘remodel’ if the footprint of the structure remains the same.)
If property owners are interested in constructing an addition to a non-compliant structure, the addition must meet all floodplain safety requirements.
4. What happens when a portion of a property lot falls in a floodplain, but the other part doesn’t? Ex. One of our clients was looking at purchasing a property on Sherwood and part of the property was in the 100-year floodplain, but the other part wasn’t and this affected their ability to build an addition.
If any portion of a structure is in a floodplain, the entire building is considered to be in the floodplain. If a portion of a lot is in a floodplain, but a building on that lot is not, it is a compliant structure and there are no floodplain restrictions. If a property owner wants to add on to that existing structure, and the addition will be in the floodplain, the addition will bring the entire structure into the floodplain and the entire building (the existing and the addition) will have to meet all floodplain safety requirements.
From time to time, an elevation survey reveals that a building that straddles the floodplain boundaries and has been identified as being in the floodplain is actually out of the floodplain. If a property owner shows us that the elevations along the perimeter of a structure are above the floodplain elevation for that property, we can help obtain a Map Amendment and remove the building from the floodplain. Property owners should contact the City Floodplain Administration if this is something they are interested in pursuing.
5. Are they going to re-do floodplains in Old Town? For all of Fort Collins? How often are they updated? Is it a lengthy and difficult process?
Due to updated technology and new elevation information, we do make changes to the floodplains. However, this doesn’t happen very quickly due to the complexity of making adjustments. Last year, planes flew over Fort Collins using laser technology to obtain a more accurate ground elevation survey. Also, in the last few years, new hydrology models which allow more accurate predictions of flood flows have become available. Based on the updated information and technology, the City can update the basins to more accurately determine which areas may or may not be in a floodplain. We are currently in the process of updating our floodplain models using the new ground elevations and updated flood flow information. This process will take several years due to the number of basins in Fort Collins (12), the complexity of making the changes, and the cost.
6. Do you know anything about the Canal Importation ponds and Outfall project (CIPO)?
CIPO was a project that began in 2007 and was completed in 2012. It greatly reduced flood risk east of the New Mercer and Larimer #2 irrigation ditches (between Elizabeth and Prospect), by removing storm flows from the ditches so that they are not as likely to overtop and spill water into the downstream neighborhoods during flood events.
7. Flood insurance, do you recommend it? Do you have any suggestions or good questions to ask when seeking coverage?
If a structure is located in a FEMA floodplain, and the mortgage for the structure is a federally backed loan, the owner is required to carry flood insurance. While flood insurance is not a requirement if the structure is in a City floodplain, we recommend that those property owners purchase flood insurance. Anyone with flood insurance should be aware however, that while flood insurance protects the structure from flood damage, it does not typically cover possessions inside the structure.
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