Frequently Asked Questions
Q. Why are Johnson County and the 20 cities in the county conducting flood insurance studies and updating the floodplain maps?
A. The Federal Emergency Management Agency (FEMA) initially defined floodplains nearly 30 years ago with only limited and periodic updates since. These maps need a comprehensive update, given the growth and changes that have occurred in the region's infrastructure and environment in the last three decades. Although FEMA has completed limited and periodic updates, the existing FEMA floodplain boundaries aren't current and therefore cannot help Johnson County and the cities provide the level of service and the standard of care citizens expect.
Ultimately, the new floodplain maps will provide information that can help reduce the creation of future problems in areas that are likely to flood. Better floodplain maps are the best means of risk management that the county and the cities have available to protect property owners today and in the future.
The floodplain studies will also help identify issues and goals that address the risks associated with flooding. The maps and proposed projects will focus stormwater management issues on a large scale within watersheds rather than localized flooding problems or erosion issues that can either be addressed by a city or the individual property owner.
Q. What are federally mapped regulatory floodplains?
A. A federally mapped regulatory floodplain is a flood-prone area that has been mapped and accepted by FEMA as a result of a flood insurance study. These are areas adjoining a stream, channel, river or other watercourse that are at risk of being covered by water during a flood event defined by FEMA as the 1 percent chance storm.
Q. Why will my property be in a floodplain according to the new maps when it wasn't under the FEMA maps?
A. Floodplain studies are about measuring the risk of flooding. Generally speaking, properties near streams are more likely to flood than those further away from streams and properties in lower-lying areas are more likely to flood than properties on a hill. Changes in topography and development may have raised the threat of flooding for your property. In addition, your property may have always been at a higher risk of flooding even though the risk was not identified by the FEMA maps. The FEMA maps were defined 30 years ago and do not reflect any development that has taken place since the 1970s. FEMA does not have the resources to keep maps current throughout the United States – that is why Johnson County and the cities have taken on the task and responsibility of generating current floodplain maps and to keep them updated.
Q. Why am I in a floodplain when my property has never flooded?
A. Floods can and do happen in places that have never flooded in the past. In 1998, more than 20 homes in Merriam that had never experienced flooding before were destroyed by floodwaters. It's not about whether or not you have flooded in the past, it's about risk and identifying those properties that are at a higher risk of flooding.
The floodplain maps identify areas of risk where stormwater may create problems and they are a valuable stormwater management tool.
Q. What do I do if water floods my basement?
A. There are many different causes of basement flooding. If you are unable to determine the cause, it may be appropriate to contact your plumber.
Q. How are the floodplain maps created?
A. The new floodplain maps are created from computer models that simulate rainfall and the effect of runoff, the slope of the land, soil types, culverts, bridges and the depth and width of streams. The county and cities used better and more current topography, current development as well as future development in each watershed to update floodplain boundaries for current conditions and those that are likely to occur as development takes place.
Q. Will being in a floodplain hurt my property values?
A. According to the county appraiser, property value is a function of many variables and a matter of perceptions. For some properties, being in a floodplain may have no impact on the value. In some neighborhoods, properties that experience repeated flooding have continued to increase in value because of the location, condition and other market factors. For others, the floodplain designation may be just one more in a list of negative factors that might adversely affect the value.
Q. Are there opportunities for the public to comment on the new maps?
A. Yes. Cities and the county are conducting meetings for the public to view and comment on the floodplain maps. Citizens can also contact their city's floodplain administrator.
Q. Can anything be done to change the floodplain designation?
A. In some cases, a property owner can take actions to mitigate the risk of flooding, such as bringing in a load of dirt to raise the lowest point at which the foundation of the building meets the ground. In other situations, a property owner can work with their city's floodplain administrator and city council to identify projects that might mitigate the risk of flooding on a larger scale.
Q. What do these new floodplain maps mean to property owners?
A. The new maps provide reclassified and designated floodplains that could mean one of four things for the owner of a home or business:
The biggest issue for most property owners will be whether they need flood insurance. Property owners should check with their lenders to determine if they need to purchase or continue to have flood insurance coverage. You are required by federal law to have flood insurance if you have a mortgage from a federally insured lending institution. Regardless of whether you have a loan from a federally insured lending institution, you should consider flood insurance if your property is in or near a floodplain or in an area that has the potential to flood.
Q. Where do I get flood insurance?
A. Contact your homeowners insurance agent for information. Standard homeowners insurance policies do not cover damage from flood events. Only The National Flood Insurance Program (NFIP) insures property against flooding (which you should be able to obtain through your homeowner insurance agent). Property owners with a greater risk of flooding (within the 1 percent chance floodplain) are required to purchase flood insurance if they have a federally-backed loan on their property. However, all property owners can purchase NFIP coverage even if their homes are not in an identified floodplain. NFIP is available through independent insurance companies.
Q. How is the remapping financed?
A. Johnson County and the 20 cities in the county have partnered to update the floodplain maps countywide. The studies are funded through the Johnson County Stormwater Management Program, which is funded by a one-tenth of a cent countywide sales tax.
Q. Where can I find out more information about flood insurance and floodplains?
A. For more information about floods, floodplains and flood insurance, contact FEMA at www.fema.gov or www.floodsmart.gov or call your city's floodplain administrator. To learn more about stormwater in Johnson County , go to stormwater.jocogov.org.
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JOHNSON COUNTY STORMWATER MANAGEMENT PROGRAM
1800 W. 56 Highway
Olathe, KS 66061
Phone: (913) 715-8333
Fax: (913) 715-2453