October 3, 2024 |
Photo – Dam on Hogback Reservoir – Courtesy paddle.com
Rawlins officials are studying the accuracy of the newly finalized FEMA flood zone maps to determine the city’s next action. Action must be taken by the end of the year.
In 2016, the Federal Emergency Management Agency began the process of updating flood plain maps across the country with the end effect of raising additional revenue for the federal government through flood insurance. EMA is ready to put its new maps into effect.
Some municipalities in Carbon County have questioned the methods used by the federal agency to determine which properties are now at risk of a 100-year flood after the maps were redrawn. Last year, former Saratoga Councilman Jon Nelson convinced the governing body to hire an outside engineering firm to double check the federal agency’s work. Nelson pointed out that the flood plain map showed adjacent properties at different risk of flooding, despite being at the same elevation.
After a month of research, the engineering firm informed the Saratoga town council that FEMA’s mapping process was not flawed enough to fight.
In Rawlins, a different conclusion was reached.
The time has come to formally adopt FEMA’s new flood plain maps. Properties now considered at risk of a 100-year flood and having federally backed mortgages will be legally required to purchase flood insurance.
In Rawlins, the updated flood plain maps show a significant portion of the south side of the city at risk of a once in a century flood. During a special work session held before Tuesday’s regular city council meeting, City Manager Tom Sarvey explained that FEMA is demanding the city treat the area around Sugar Creek as a flood hazard zone.
To comply with the federal government’s demands, the Rawlins city council must adopt a 26-page FEMA ordinance by this December. Sarvey said he believes that failing to adopt the regulations may jeopardize the city’s ability to secure federal grants.
City Manager Sarvey said FEMA has determined that Hogback Reservoir, to the west of the city, is within the flood zone. Sarvey said the federal agency believes that the reservoir will overflow during a 100-year flood.
Sarvey said in the past, a dam or retention wall was constructed to prevent the reservoir from overflowing. However, the city manager said he doesn’t know if the structure is still capable of holding back flood water.
Earlier in the year, the city hired an engineering firm to investigate the condition of the retaining structure. The wall is on private property and the city is still waiting for an easement from the landowners to give the engineers access to the structure.
Councilman Chris Weisenburg asked Sarvey what amount of water FEMA considered in its calculations for a once-in-a-century flood. Weisenburg said he believes that Hogback Reservoir can hold a large amount of water before overflowing.
Mayor Terry Weickum agreed with Councilman Weisenburg, saying that he has never seen Hogback Reservoir come close to overflowing.
Sarvey said the engineer will determine the flood mitigation effectiveness of the reservoir. The city manager added that he doesn’t believe that FEMA’s new maps account for culverts and diversion pipes installed by the city specifically to prevent flooding. The engineer will also determine if those flood mitigation efforts are sufficient to change the federal agency’s flood plain map.
The city manager explained that according to FEMA, Hogback Reservoir will flood into Sugar Creek, putting nearly the entire south side of Rawlins at risk of flood damage. Properties in the newly designated flood zone, with federally backed mortgages, must purchase flood insurance.
Homeowners that own their property outright are not legally required to obtain flood insurance.
City Attorney Pinita Maberry-Nave said flood insurance is like car insurance. Companies consider many variables when determining premiums. Because of the differences between each home, Attorney Maberry-Nave said it’s difficult to estimate the potential cost to homeowners.
The City Manager said he spoke to the Wyoming Office of Homeland Security’s National Flood Insurance Program Manager Kim Johnson about the price of flood insurance. Sarvey said he learned that flood insurance premiums can range from several hundred to several thousand dollars a year.
Once the city officially accepts the new flood plain maps, Sarvey said mortgage companies will be responsible for reaching out to homeowners about purchasing flood insurance.
Councilman Weisenburg said the insurance requirement may come as a surprise to residents. Weisenburg asked that the city hold a public meeting to inform affected homeowners about the changes before they go into effect.
City Manager Sarvey said he will work on arranging a public meeting.
In the meantime, the city council will review FEMA’s required ordinance changes. Like all changes to city regulations, the ordinance must be read three times during three separate public meetings. If the council is satisfied with the changes, the ordinance will be read for the first time during the October 15th Rawlins city council meeting. The city has until December 20th to officially adopt the flood plain maps.
Adopting FEMA’s ordinance is necessary for Rawlins to be eligible for emergency funding from the federal agency. Even if the governing body chooses not to adopt the ordinance changes, residents living in the newly expanded flood zone will still be required to purchase flood insurance through their mortgage companies.
The council members said they did not like the idea of forcing residents on the south side of the city to purchase flood insurance. The governing body is hoping that the engineer hired to study the city’s flood mitigation efforts provides evidence that FEMA made a mistake. If that happens, the city will file a letter of map amendment with the federal agency to alter the flood plain map. The date for the engineer to present the finalized report has not been specified.
