Federal Emergency Management Agency_DIRM Issues_CommentsMasterpiece on the Mississippi
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Issues and Errors - City of Dubuque Preliminary DFIRM
DATE: April 12, 2010
Dubuque
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The Federal Emergency Management Agency (FEMA has provided the City of Dubuque
with a new Digitized Flood Insurance Rate Map (DFIRM). Planning Services Manager
Laura Carstens is transmitting a memorandum of the issues and errors identified by City
staff with the preliminary DFIRM.
It also transmits a compilation of responses to citizen questions at the City's DFIRM
informational meetings, and additional comments received from citizens about the
DFIRM
The new DFIRM was submitted on July 13, 2009 and then four panels were revised and
submitted to the City in January 2010.
Planning Services Manager Laura Carstens recommends the City Council authorize the
Mayor to request that FEMA respond to these comments in writing, to make appropriate
changes to the City of Dubuque's DFIRM, and provide the missing DFIRM panels so
that the City has a complete set of map panels.
It is also recommended that the comments submitted by citizens regarding the DFIRM
be sent to FEMA for a written response.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
MCVM:Iw
Attachment
cc: Barry Lindahl, City Attorney
Cindy Steinhauser, Assistant City Manager
Laura Carstens, Planning Services Manager
Michael C. Van Milligen
Masterpiece on the Mississippi
TO: Michael Van Milligen, City Manager
FROM: Laura Carstens, Planning Services Manager
SUBJECT: Issues and Errors — City of Dubuque Preliminary DFIRM
DATE: April 12, 2010
Dubuque
AIFNnaiaar
11111
2007
INTRODUCTION
The Federal Emergency Management Agency (FEMA) has provided the City of
Dubuque with a new Digitized Flood Insurance Rate Map (DFIRM). This memorandum
transmits the issues and errors identified by City staff with the preliminary DFIRM.
It also transmits a compilation of responses to citizen questions at the City's DFIRM
informational meetings, and additional comments received from citizens about the
DFIRM.
DISCUSSION
The new DFIRM was submitted on July 13, 2009, and then four panels were revised
and submitted to the City in January 2010. The following comments and errors were
found on the preliminary DFIRM submitted to the City of Dubuque on both dates.
1. There are several inaccuracies in terms of the City's corporate limits on the
submitted DFIRM. The correct corporate boundaries were provided to FEMA in a
digital format as part of a letter to Roger Benson, FEMA Region VII, dated August 4,
2009. The following is a summary of the panels that need to be corrected.
a. Wendell Corey Annexation (now owned by Blue Sky Inc.): Panel 238.
b. John Herrig Annexation: Panels 217 and 236.
c. West End Annexations — multiple owners: Panels 215, 330, and 335.
d. In addition to the boundaries not being correct, the City did not receive all of the
panels in which the corporate limits will appear. The additional panels needed
are as follows: 330, 215, 217 and 236.
Issues and Errors — City of Dubuque Preliminary DFIRM Page 2
2. Panel 238:
a. Zone A has been added north of Keystone Drive in an area that has never been
designated as a flood plain before. The City constructed a regional detention
basin on the west side of the Northwest Arterial that actively controls the amount
of storm water entering the community from the City of Asbury. Based on
comments from the property owners on either side of this drainage way, while
their property occasionally in decades past did see water in their yards, it never
had been up to where the houses have been. Since the installation of the City
stormwater detention basin, they have not had any issues regarding storm water
problems.
b. The new A Zone between Keyway Drive and Kennedy Circle has a flood plain
that has an elevation of 814 mean sea level on the east side and 790 mean sea
level on the west side. How can flood water not be shown at the same
elevation?
3. Panel 239: A new Zone A has been added along 32 Street and the upper reaches
of Kaufmann Avenue. Again, along 32 Street, this area has never been
designated as a flood plain before and with the installation of the Carter Road
Detention Basin, the water flowing through this drainage way is significantly reduced.
The south portion of Panel 239 shows the western portion of Kaufmann Avenue as
being in a flood plain. Again, Kaufmann Avenue residents and City history has no
record of any flooding occurring on Kaufmann Avenue.
4. Panel 241: The submitted DFIRM has multiple names for Roosevelt Road in the city
of Dubuque. Panel 241 lists Valley Road, Pedman Road as well Roosevelt Street.
This is all one roadway and should be noted as Roosevelt Road.
5. Panel 243:
a. The Couler Valley's flood plain designation was changed from Zone A to Zone X.
The Couler Valley has been designated as a Zone A since the City has been a
member of the National Flood Insurance Program.
b. The Zone A on Peru Road now stops at a culvert underneath a private drive.
This area was at one time the northern extent of this Zone A that included all of
the Couler Valley. Now the issue has been reversed where the Zone A is shown
north of this culvert, and seemingly just stops at the culvert, which is on a hillside.
c. The North End Neighborhood is now being shown as Zone A. This area also has
no history of flooding other than issues with the storm sewer system that has
been and is continuing to be addressed through the Bee Branch Creek
Restoration Project.
d. Kaufmann Avenue is now shown as being within a Zone A. None of this area
has a history of flooding beyond minor basement flooding caused by saturated
ground and storm water running down the street.
Issues and Errors — City of Dubuque Preliminary DFIRM Page 3
e. Between Marquette Street and Pinard Street, a portion of the new Zone A
extends up the side of a bluff. The designated flood plain is above Pinard Street
and the adjacent property to the west, which is not designated as being in a flood
plain.
f. A new Zone A has been added from 13 Street to 25 Street with portions of
White, Jackson, Washington and Elm Streets included all the way to 30 Street
in the City's North End and Washington Street Neighborhoods. This area does
not have a history of flooding except related to storm sewers.
6. Panel 332:
a. In the Dubuque Industrial Center, the Nordstrom property is shown as being in
the designated flood hazard area; however, the building itself has a first floor
elevation of 807 feet above mean sea level when the 100 -year flood base
elevation is 790 feet above mean sea level.
b. The City of Dubuque previously provided detailed information on the changes
made to the Middle Fork of the Catfish Creek through the Dubuque Industrial
Center West found on Panel 332. That information was attached to a letter
addressed to Rick Nusz, Hydrologic Engineer, FEMA Region VII, dated
December 21, 2009, and included a disc with all the pertinent study data for the
subject area developed by Dennis Waugh, P.E., IIW Engineers & Surveyors,
Dubuque, Iowa.
7. Panel 351: The A. Y. McDonald property at 4800 Chavenelle Drive does not
accurately reflect the existing ground contour southwest of the existing
manufacturing plant. Based on the City's two -foot contours, the 100 -year flood is
mistakenly shown on top of the fill area rather than at the toe of the slope as
indicated by the contours
8. Pane1352:
a. The North Fork of the Catfish Creek does not reflect any changes to this stretch
of stream, even though a detention basin was provided on the west side of the
Northwest Arterial and new culverts were constructed under U.S. 20 that
increase the capacity of flow underneath U.S. 20 and University Avenue. No
changes, however, are reflected on the preliminary DFIRM.
b. A Letter of Map Revision based on Fill (LOMR -F) was submitted by Wartburg
Theological Seminary; however, it is not reflected on the preliminary DFIRM.
9. Panel 360: The Julien Dubuque Monument is shown as being within a 100 -year
floodplain. The monument sits at an elevation of 742 feet above mean sea level.
The Flood Insurance Study indicates the actual 100 -year flood for this area is at
609.2 feet above mean sea level — a difference of approximately 133 feet. This
needs to be changed to reflect reality. This information was provided in
correspondence dated September 9, 2009 to Rick Nusz, Hydrologic Engineer,
FEMA Region VII.
Issues and Errors — City of Dubuque Preliminary DFIRM Page 4
REQUESTED ACTION
The requested action is for the City Council to authorize the Mayor to request that
FEMA respond to these comments, in writing, to make appropriate changes to the City
of Dubuque's DFIRM, and provide the missing DFIRM panels so that the City has a
complete set of map panels.
We also request that the enclosed comments submitted by citizens regarding the
DFIRM be sent to FEMA for a written response.
Prepared by Kyle L. Kritz, Associate Planner
Enclosures
cc: Gus Psihoyos, City Engineer
Deron Muehring, Civil Engineer
Wally Wernimont, Assistant Planner
Masterpiece on the Mississippi
TO: Laura Carstens, Planning Services Manager
FROM: Kyle L. Kritz, Associate Planner
SUBJECT: FEMA Flood Maps — Citizen Questions
DATE: April 6, 2010
INTRODUCTION
Below are answers to several questions that City staff received from citizens at various
meetings regarding FEMA's preliminary digitized flood insurance rate map (DFIRM) for
the city of Dubuque.
DISCUSSION
MEMORANDUM
1. What is the impact on federal funds?
Each program utilizing federal funds is different in terms of their requirements for
application. Whether a flood plain designation impacts an application for a
program utilizing federal funds depends on the specifics of each program. In
general, the designation of a property as being in a flood plain will typically
adversely impact the type and monetary value of federal funds that can be
utilized for a specific project.
2. What is the impact on property value and sale of the home?
The impact on market value and the ability to sell a property will be to some
degree negatively impacted by the designation of a property as being in a flood
plain. Given two equal properties in terms of their size, amenities, and location,
the property being in a designated flood plain will be valued at a lower level than
will the other property.
3. What is the impact on assessed value?
Dubuque
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Planning staff have consulted with Rick Engelken of the City Assessor's Office.
Rick indicated that assessed values are based on the sale of similar properties.
If properties located in a flood plain are selling for a lower price than similarly
FEMA Flood Maps — Citizen Questions
Page 2
situated properties elsewhere, then as properties are re- evaluated for assessed
valuation, this would have a negative impact on the assessed value of a property
in a flood plain.
4. What is the grandfather status if an addition is placed on a home now, which is
not in a designated flood plain, and then in the future, it is placed in a flood plain?
The property would be grandfathered in as it exists on the day it is officially
designated as being in a flood plain. Even though the property owner may have
some idea that their property may be designated as being in a flood plain in the
future, until the new DFIRM becomes official, they are bound by the existing flood
plain maps of the City of Dubuque.
5. Do you have to disclose that a property is in preliminary DFIRM?
Yes. If you are selling a property to a prospective buyer, you are required to
disclose anything that could affect the value of that property. As previously
discussed, the designation of a property as being in a flood plain will have some
negative impact on the value of that property. A property seller could be held
liable by the buyer of the property if they fail to disclose that the property was
included on a preliminary DFIRM.
6. if FEMA amends the map again, do we have the same appeal period?
No. FEMA representatives have indicated that they would re- evaluate all new
Zone A's on the city of Dubuque's preliminary DFIRM based on the City's two -
foot contours. These revised maps would not be available until after the
comment period closes. FEMA indicated there would not be another 30 -day
comment period or 90 -day appeal period.
Please review this information and contact me if you need additional information or
clarification of the comments in this memorandum.
KLK/mkr
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CITY OF DL'0'r"!E E
p1.ANNING SERVICES i:�i . TME '
Mas on the Mississippi
APR -1 2010 L i
Property owner information:
Planning Services Department
City Hall
50 West 13 Street
Dubuque IA 52001 -4805
(563) 589 -4210 phone
(563) 589 -4221 fax
(563) 690 -6678 TDD
planning @cityofdubuque.org
CITY OF DUBUQUE
INFORMATIONAL MEETING
RAL EMERGENCY MANAGEMENT AGENCY (FEMA)
DIGITAL FLOOD INSURANCE RATE MAP (DFIRM)
August 13, 2009
FEMA requires all comments on the preliminary DFIRM to go through the City of
Dubuque. If you have any comments or questions that you would like us to forward to
FEMA, please provide your comments in the space below.
QUESTIONS /COMMENTS:
Eagle Window & Door manufactures windows and doors in a 393,000 square foot facility located on 27
acres of property located in the Kerper Blvd. industrial area. Eagle currently has 548 full -time employees
on their payroll.
We are concerned with the new Zone A Flood zones that FEMA's contractor identified using the NFACT
methodology. NFACT equations were developed to apply only to stream sites in Iowa where flood
discharge is not significantly affected by regulation, diversion, channelization or urbanization. The Kerper
Blvd. industrial area is not the type of property that should be designated in a flood plain based on results of
this methodology.
We have current blueprints from a Civil Engineering company showing detailed elevations of our property.
To the best of our understanding base flood elevations have either not been determined or are at this time
not for public release. These elevations would be helpful to determine to what extend this approximate
study will have on our facility.
A significant impact of having property located in this new estimated flood plain is that new construction,
new additions and even our existing structures may have to be elevated or flood proofed as part of any
substantial improvement to our property. This added cost will definitely need to be taken into
consideration as Eagle looks to further grow its operations at the Dubuque site.
If FEMA cannot perform an accurate engineering study using sophisticated models to produce base flood
elevations, then no flood area should be designated.
Name: Sandra L. Peters, General Mgr. Representing: Eagle Window & Door
Address: 2045 Kerper Blvd. City: Dubuque State: IA Zip: 52001
Phone: 563.556.2270
Own residential property shown in DFIRM. Address:
Email: sande.peters @eaglewindow.com
X Own business property shown in DFIRM. Address: 2045 Kerper Blvd.
Return this form by mail to the Planning Services Department, City Hall, 50 W. 13 St.,
Dubuque, IA 52001 -4805, by email at planning@cityofdubuque.org or by fax at (563)589 -4221.
This form is available electronically on the City's website at www.cityofdubuque.org
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(03/18/2010) Departmental Email Planning - preliminary FEMA flood plain map
Page 1
From: Monty Gilles <tghmonty @yahoo.com>
To: <planning @cityofdubuque.org>
Date: 03/17/2010 11:22 PM
Subject: preliminary FEMA flood plain map
Dear city officials,
Please pass my comments on to FEMA.
MAR 1 8 2010
CITY OF M ,'
PLANNING SE V OES { ±c';;:•TM NT
My property -- 2754 Jackson St. -- is included in the preliminary flood plain map. How much of my
property? About a foot. If this map is adopted as is, it would cause severe hardship on me and other
homeowners and devalue our property. There are good reasons this map should not be adopted -- as I
will describe below -- but especially for my property. Even if there is true cause for concern, which is
doubtful, just a foot of my property is included in that concern. That is not enough to justify the extra cost
for me and the lessor value of my home.
I have had flooding in the basement of my home, severely in 1999 and some a few years later. Hundreds
of Dubuque homes were hit in this time, and not just in my area of town. However, the city has taken
great steps to deal with stormwater drainage, which is what this was, not a river flooding. The city can
better detail all of the steps it has taken to improve the drainage situation, but I know it has been extensive
and has come at a great cost and effort. I believe the problem is fixed. Either way, this was not a problem
with flooding of an existing body of water, hence it's not really a "flood plain."
If this map stands, it will cost me more money. It will be costly to get flood insurance. More importantly, I
was contemplating selling in a few years so I could buy a larger home for my growing family. That idea
would end. Who would want to buy in this area? My home price will take a huge dive. Also, I'm
concerned about the neighborhood. Here and there, there are some homes that are not kept up. If this
goes through, that number could skyrocket because of the devaluing.
Please reconsider this map.
Monty Gilles
2754 Jackson St.
Dubuque, IA
i, Area
Residential
o l o Care
Dubuque • Dyersville • Manchester
March 3, 2010
Laura Carstens
Planning Services Manager
City of Dubuque
50 West 13
Dubuque, IA. 52001 -4805
Dear Ms. Carstens:
S rely
maine
Executive Director
Business Office
1170 Roosevelt St. Ext.
Dubuque, Iowa 52001
[P] 563.556.7560
[F] 563.556.7565
Vocational Services Center
2455 Kerper Blvd.
Dubuque, Iowa 52001
[P] 563.556.7040
[F] 563.556.3849
www.arearesidentialcare.com
CiYOFi
PLAN ^flr'jr.
Delaware County
Vocational Services Center
609 Jasper
Manchester, Iowa 52057
[P] 563.927.2459
[F] 563.927.5054
MAR - 9 2010
Area Residential Care as managing partner in the Kennedy Point apartment project for
low income citizens with disabilities would like to join with the City of Dubuque in protesting
the FEMA flood plain changes as proposed at the February 23 2010 meeting. We believe that
including our apartment building at 3395 Kennedy Circle in this revised flood plain is the
epitome of bureaucratic lack of common sense. Anyone who would stand at ground level of our
property and look down into the creek bed that is supposedly capable of flooding our property
could see that such a flood would inundate all of Kennedy Road before rising to a level that
would touch our apartment building.
We are offering the enclosed photos as evidence of the extreme improbability of flood
waters from this creek ever rising to the level of endangering our apartment building. Hopefully,
they could help convince a reasonably responsible FEMA representative to visit the area and
view for him or her self the actual topography involved.
Please let us know if there is anything further that we can do to assist in getting FEMA to
recognize the extreme inaccuracies involved in this proposed flood plain designation. Knowing
that federal agencies often do not communicate the best with each other, I am not sure if this
information will help or not, but we might want to share with FEMA that our apartment building
was constructed with HUD Low Income Housing Tax Credits and is 100% occupied by persons
who qualify for HUD Section 8 housing assistance.
CARF Accredited for Residential,
Vocational, and Day Programs
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FEMA' S
Flood Map Modernization Program
To Whom
I am writing this letter with great concern of the accuracy of your latest map of the flood zone properties
in Dubuque, Ia.. My property at 923 Peru Rd. is included in this map. I have owned this property for 43
years and have gone thru at least two 100 year floods in this period of time and have never came close to
flooding. The city has informed me that I was still 19 feet above the highest flood water we have had in
this period of time. We have also had many very substantial rain falls in this period of time and the ditch
behind us which is basically a dry run has never even been half full I am not sure that they were 100 year
rain falls but I can remember one that was 4" in 2 hours. In the 43 years that I have owned this property
there has never been any water in my shop nor has there ever been any surface water out of the ditch. I
think with this history you have made a mistake on the water plain at my property and I wish to be
removed from the Flood Plain Map. Please re- evaluate this decision and include me in any appeal process
that you may offer.
Wayne J. Valentine
945 Kelly Lane
Dubuque, Iowa 52003
563 -583 -9555
Owner
ATT. Flood Map: Flood Insurance Rate Map
LENNY VALENTINE & SONS
923 PERU ROAD
DUBUQUE, IOWA 52001
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C! '1 OF DUBUC
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