A flood of questions over FEMA maps

While engineers and hydrologists deal in cubic feet, flood zones, elevations and regulations, the murky issue of flood map revisions boiled down to dollar and cents last week for about 25 Gardnerville residents.

Gardnerville Town Board members met at the Douglas County Commission Chambers on Sept., 10 so residents could review proposed updates showing changes to areas of the Pinenut Creek/Cottonwood and Martin Slough areas as a result of a technical drainage study by Manhard Consulting.

"Looking at regional flood issues is high on the list of priorities for the town board," Manager Jim Park said Friday.

The board budgeted $80,000-$90,0000 to retain the engineering firm.

Douglas County is facing a January 2010 deadline for implementation of proposed changes in flood insurance rate maps.

Chichester Estates resident David Allen showed up at the meeting with a $650 flood insurance bill from his lender, despite the fact his residence isn't in the 1994 flood map, the most current on record with Federal Emergency Management Administration.

"They sent me that notice last April," Allen said. "I'm curious how that's happening."

Allen's house is included in FEMA's proposed revision, but those maps haven't gone into effect.

"Your lender can ask for anything they like," said Manhard engineer Denny Peters. "They can ask for flood insurance whether you're in it (flood zone) or not."

Allen said he would need an engineering degree or tax attorney to decode the FEMA map.

"How they came to this decision, when FEMA doesn't have me on the flood zone, I don't know," Allen said.

Until the matter is settled, he's paid the $650 to an escrow account.

He was advised to get proof of the location of his residence from Douglas County Community Development and present the evidence to his lender.

Park said he was pleased with the turnout.

"I expected it to be a little more confrontational," he said. "Flood insurance can be a touchy subject. I thought it went well and I hope we answered some questions."

He said the most common thread among residents was, "How does it impact me?"

"One great comment I heard last night was that a resident said, 'I'm not concerned about flood insurance. I am concerned about water in my house,'" Park said.

He said the town board is set to discuss the issue at its Oct. 6 meeting, with final direction in November whether to submit revised maps to Douglas County for a FEMA challenge.

He said Manhard would incorporate comments from last week's meeting into their final documents.

FEMA mapped the flow at 6,564 cubic feet per second while Manhard estimates 3,377 cubic feet per second.

"It's a huge flow," he said. "Our study shows about half of that. All of FEMA's figures are based on the larger flow. We don't think that's right."

Peters defined one cubic foot as eight gallons of water per second.

Douglas County is in the midst of protesting the FEMA maps as inaccurate which placed thousands of property owners in the flood plain, requiring flood insurance for the first time.