This information covers general questions homeowner may have about the Indian Creek Flood Study and the proposed FEMA Flood Insurance Rate Maps.
While it frequently refers to “homes,” most information is equally applicable to condominiums, apartments, office buildings or other commercial and non-residential property.
- What is the Indian Creek Flood Study?
- Why was the study prepared?
- What is the 100-year floodplain?
- What is the FEMA Flood Insurance Rate Map?
- I got a letter from the city saying you think my house will not be in the 100-year floodplain. What does that mean?
- My letter is different. It says I’m in the 100-year floodplain and in the “Special Flood Hazard Area.” What does that mean?
- My letter is still different. On one hand, it says I’m in the 100-year floodplain. On the other hand, it says I’m not in the “Special Flood Hazard Area” on the FEMA Insurance maps. I’m confused.
- Do these letters count as official floodplain determinations?
- When do the new flood maps become effective?
- What about flood insurance?
- Who do I call with more questions?
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What is the Indian Creek Flood Study?
The Indian Creek Flood Study is a major review of flooding along Indian Creek and its tributaries. We are using it to inform people accurately of their flood risk. FEMA also will be using it to update their Flood Insurance Rate Maps.
This study, one of eight conducted county-wide, was a collaborative effort between Johnson County and the cities of Overland Park, Olathe, Leawood, Lenexa and Prairie Village.
The current FEMA maps are based on studies that are almost 20 years old. Experience over those years, including the flood of October 1998, convinced us that more accurate maps were needed. New technologies and 20 years of data allow us to make better flood predictions. The new flood study also provides information on flooding for smaller streams that were not previously analyzed. Similar restudies are being made for all creeks and rivers in Johnson County.
What is the 100-year floodplain?
The 100-year floodplain is a map of land that has a predicted flood risk exceeding 1 percent in any given year. It’s called the “100-year flood” because a 1 percent annual risk is the same as “one in 100.” It’s a common phrase, but often misunderstood. It does not mean it will be 100 years before the next flood or that 100 years must elapse between floods, nor does it imply any one specific storm. The flood of October 1998 came close to being the “100-year storm” in a few areas of the metropolitan area, but even it wasn’t the “100-year flood” for most of us.
Over the life of a standard 30-year mortgage, a 1 percent annual risk translates into a 26 percent chance of having at least one flood.
What is the FEMA Flood Insurance Rate Map?
FEMA, an agency of the federal government, publishes maps that show an estimate of the 100-year floodplains on larger rivers and streams. Those maps are called the “Flood Insurance Rate Maps” and are used for setting flood insurance premium rates. The maps also are used by communities to regulate building in the floodplain.
The Flood Insurance Rate Maps only show the floodplains of larger rivers and streams, which are designated on the map as the “Special Flood Hazard Area."
I got a letter from the city saying you think my house will not be in the 100-year floodplain. What does that mean?
This is good news. It means that we think your house is reasonably safe from flooding up to the 1 percent annual risk level. Hopefully, this information helps provide peace of mind.
It does not mean you are guaranteed to never flood, though. For starters, nearly any home in the city might flood under extreme or unique circumstances. The study focused on flood risk up to the 1 percent annual level.
The study also only looked at flooding that might come from major rivers, creeks or drainage ways in your neighborhood. We didn’t consider localized issues, such as backyard grading, storm sewer pipes, clogged storm drains, sewer backups, groundwater springs or basement seepage. If you have some of those issues, please feel free to contact the city for recommendations.
Lastly, no study is perfect. While we’ve tried to be as accurate as possible, there may be errors in some of the flood predictions. The Indian Creek Flood Study represents our best available estimate, but no more than that. It is subject to revisions and corrections as more information comes to light.
My letter is different. It says I’m in the 100-year floodplain and in the “Special Flood Hazard Area.” What does that mean?
Homes that are in the 100-year floodplain are those that have the higher risk of flooding.
By being in FEMA’s “Special Flood Hazard Area,” you also are subject to certain government rules, including mandatory purchase of flood insurance and restrictions on what you can do to your property.
A separate information sheet has been prepared to answer questions specific to your status.
My letter is still different. On one hand, it says I’m in the 100-year floodplain. On the other hand, it says I’m not in the “Special Flood Hazard Area” on the FEMA Insurance maps. I’m confused.
FEMA’s Flood Insurance Rate Maps only cover larger rivers and streams. The Indian Creek Flood Study examined risks on a number of smaller creeks and ditches. In your case, we believe you do have an annual risk of flooding greater than 1 percent.
However, because that flooding would come from a stream not designated as “Special Flood Hazard Area” on the FEMA insurance map, you can obtain insurance at a lower rate. You are also free of some of the building restrictions imposed by federal rules.
Do these letters count as official floodplain determinations?
No. Only FEMA can officially confirm floodplain designations. What we are sending you is our best available information at this time. For those that might need more formal documentation, we are working with FEMA to provide that.
Any such documentation wouldn’t be issued until the maps are officially published. If at some point we find that the information in your initial letter was incorrect, we will send you a correction.
When do the new flood maps become effective?
New Flood Insurance Rate Maps are pending final FEMA approval. We do not know the planned release date of the final maps, but we do not expect it until early 2009.
Until the new maps are officially released, the previous FEMA maps remain in effect.
If you were in the floodplain before and are being told you are out now, you will have to wait until the maps are officially published to take advantage of the changes.
Regardless of what status your home is in, you can purchase flood insurance to help cover damages should your home ever flood. If you are not in the “Special Flood Hazard Area,” you should be eligible for the lowest premium rates available. If you are in the “Special Flood Hazard Area,” please refer to our specialized fact sheet for more detailed information.
Flood insurance is provided by the National Flood Insurance Program (NFIP), a federal agency. It is sold by most insurance companies. Your local agent can help you get coverage. You specifically should ask for flood insurance since nearly all standard home owner policies exclude flood damage.
For more information on NFIP, visit www.floodsmart.gov.
Who do I call with more questions?
If you'd like more information on the study or your property, please contact Bill Heatherman, stormwater engineer, 913/895-6050.