During a recent transaction, I became aware of the newly revised flood plain regulations that have been adopted by La Plata County.
In researching these regulations, I had a very informative meeting with Butch Knowlton, director of the Building Department and director of Emergency Management. As it turns out, Butch also wears another hat, that of flood plain administrator of La Plata County.
He informed me that 207 miles of streams, creeks and rivers in La Plata County are affected by the revised flood plain management regulations. These regulations are meant to address all types of development and the cumulative effect of building new structures in flood hazard areas. As more homes have been built in flood plains over the years, the effects of flooding have become more severe.
The increased flood losses are caused, in part, because new construction increases the flood water height and velocity, causing more damage to previously built structures. How you plan to build or remodel in one of these locations will depend on whether the property is in the flood way or flood plain.
New construction or any “substantial improvement” to an existing structure is generally allowed in the 100-year flood plain. A flood plain development permit must be obtained before construction can begin and will require, among other items, a survey showing ground elevations, anticipated elevation of a 100-year flood and elevations of the finished living floor level being 12 inches above the 100-year level.
Engineering for foundations and other structural components will also be required. Flood insurance will be required by any lender involved in the property and the cost will be partly determined by the amount of the structure below and/or above the flood plain level.
Because there is a higher level of damage that can be caused within the flood way, any new development will be unlikely. In fact, new construction or substantial improvements “are prohibited, unless it has been demonstrated” that the proposed improvements will not cause an increase in flood levels.
In order to determine this, engineering studies and reports are required by the Building Department and may require construction methods that include foundations that allow water to flow freely in the event of a flood.
Anyone concerned with these regulations can determine if their property is in the flood plain by checking with the La Plata County Building Department or by visiting the La Plata County GIS website and reviewing the flood plain maps specific to their property.
The website address is http://lpcgis.laplata.co.us/laplatasl/ or search La Plata County government and follow the links to the GIS site. The FEMA 2010 map is the document to be viewed. Questions may also be addressed the Flood Plain Administrator of La Plata County, Butch Knowlton.
Gina Piccoli is a Realtor at Coldwell Banker Heritage House Realtors in Durango. She can be reached at gina@realestatedurango.com.
