8/7/2008

By DUANE SCHRAG

Salina Journal

CHAPMAN -- Residents who were told they couldn't have basements because of this city's floodplain were given, at best, only partial information.

Sen. Sam Brownback's office this week suggested that he convinced the Federal Emergency Management Agency to reverse itself and allow an exception for Chapman. In reality, regulatory loopholes that allow for basements always have existed.

What isn't clear is why Chapman residents didn't seem to be aware they existed. The Salina Journal detailed one of the options a month ago.

Most of the 60-plus homes destroyed in the June 11 tornado could be rebuilt -- with a basement -- if the homeowner chooses to follow regulations, said Rich Leonard, chief of the Flood Plain Management and Insurance branch of the Federal Emergency Management Agency's Kansas City office.

FEMA officials were in Chapman on Wednesday to explain the process to city officials and help them file necessary paperwork.

"We're helping the community cross that bridge," Leonard said. Federal approval could come as early as next week.

But building basements under this option won't be cheap. For many residents, an alternative approach -- one available since the day of the disaster -- may be simpler and less expensive.

The confusion over basements arises from the fact that most of the homes destroyed in the tornado were in the Smoky Hill River's floodplain. Local, state and federal regulations restrict development in floodplains.

In the most general terms, the lowest level of a home cannot be built below the floodplain level, commonly referred to as the Base Flood Elevation, or BFE. At first blush, that rules out basements.

However, there are workarounds.

The one being launched Wednesday involves what are called flood-proofed basements. These super-stout, certified basements are acceptable in communities, where FEMA has specifically authorized them. Chapman is applying for this authorization.

"Floodproofing isn't waterproofing," Leonard said. "That's a key point to be realized. It's not a standard basement with add-ons."

The basement design must be approved by a certified architect or licensed professional engineer. These basements are built to survive the considerable pressure -- several hundred pounds a square foot are possible -- created by flood conditions.

Most homeowners are reluctant to spend the extra money for such expensive construction.

There are other issues, as well. The house itself must be above BFE. That means the lot elevation will have to be raised. Once that is done, it creates an alternative that may be more attractive than a flood-proofed basement.

Homeowners who believe their lot is at or above BFE may apply to FEMA to have their property declared to be out of the floodplain. If FEMA certifies that the elevation is indeed at or above BFE, it issues either a Letter of Map Revision or a Letter of Map Amendment (a LOMA or a LOMR; the distinction has to do with whether the elevation was naturally occurring or was achieved with fill dirt).

"If you get a Letter of Map Amendment (or Revision), it declares the property to be outside the flood area," Leonard said.

What that means for the homeowner is none of the floodplain restrictions apply to the property.

n Reporter Duane Schrag can be reached at 822-1422 or by e-mail at dschrag@salina.com.

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