THIS PAGE IS DESIGNED TO SUPPLY OUR MEMBERS WITH INFORMATION REGARDING THE RECENT RULING BY FEMA DECLARING MANY OF OUR HOMES TO BE IN A FLOOD PLAIN. IF YOU WISH TO ADD ADDITIONAL INFORMATION OR SHARE YOUR EXPERIENCES, PLEASE SEND AN EMAIL TO LCNEIGHBORLINK@COMCAST.NET

TO VIEW MEMBER
COMMENTS CLICK HERE

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Fema Flood Pain Mapping for Lake Columbia became effective May 3, 2010.

Those who want to challenge the floodplain map for their individual property will need to submit a Letter of Map Amendment or LOMA to FEMA. The completion of a LOMA requires a licensed surveyor.

(see a list of surveyors below)

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For more information on filing a LOMA

http://www.fema.gov/plan/prevent/fhm/fmc_loma.shtm 


Select MT_EZ form

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IS YOUR PROPERTY OR HOUSE TOUCHED BY THE FLOODPLAIN?

The Jackson County Geographic Information Systems (GIS) section of the Equalization Department provides the ability to look at your property and clearly see where the floodplain map reaches in relation to your property and house.

Follow these steps to view your property:
  A. Go to  www.co.Jackson.mi.us/CountyGIS/index.htm
  B Click County GIS
  C. Click "I Accept" (this brings up a map of Jackson County)
  D. Click on Columbia Township block on the map. This will zoom in on the Township. Continue clicking on the map in the area between Cement City and Brooklyn until Lake Columbia becomes visible. Then keep clicking on the map in the area where your property is or wherever you want to check out.
  E. Once you have clearly identified your property, click on the "Layer" rectangle at the upper left portion of the options box that runs across the top of the screen. This brings up another options box at the upper right part of the screen.
  F. Click on 2010 Flood Plain, then click on both VIS and ACT, then click on Update. This will overlay the floodplain onto the map.
  G. Next, check Aerial Imagery, check VIS Orthophoto 2007 and then click on update. This will overlay an aerial view and you can see your house in relation to the floodplain. Don't worry if the property boundary lines are not placed accurately. They are not accurate, but the Aerial Imagery accurately places your property/house in the proper relationship to the floodplain.

NOTE: There are already some examples of areas that where the flood plain information is not accurate.

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WHAT ARE YOUR OPTIONS IF YOUR HOUSE OR PROPERTY IS IN THE FLOODPLAIN?

Only those in the floodplain and with federally regulated loans would be required to buy flood insurance. One thing to keep in mind, this is also an issue for anyone who ever plans on selling their home. A prospective purchaser will want to know if they will be required to purchase flood insurance. Even if the sale is for cash, the floodplain status must be disclosed to the buyer. A purchaser of a buildable vacant lot will need proof showing where a house can be built that is one foot above the floodplain. Waiting to file a LOMA until later could cost more if we were to get a group rate now. I could also delay the transaction 6-8 weeks until the LOMA is processed.

A mortgaged house in the flood plain can expect to be contacted by their lender about the requirement  to purchase flood insurance. If a member believes the floodplain is not accurate, the member should file a Letter of Map Amendment (LOMA). Form MT-EZ has to be completed by a licensed surveyor. The surveyor will need information like: a drawing of the property, plat map, deed, sewer plans, and mortgage report. The cost will be around $600 and it will take 4-6 weeks to get a response from FEMA. If FEMA agrees that the house is not in the floodplain, the member may take the LOMA to the lender to have the flood insurance requirement removed (the lender may at its discretion ignore the LOMA and still require flood insurance). If the lender agrees, the LOMA may also be presented to the insurance company to get a possible refund of all the premiums paid.

Depending on how many are interested, it may also be possible to get bids from survey companies on submitting LOMAs for all the members who sign up. If there are enough, it may be possible to get the cost reduced.

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Surveyors

The following survey firms are experienced in completing LOMAs (there are likely other qualified surveyors, but these ae the only companies who have made known there services to the Township). Note Neighborlink has no connection and no experience with any of these surveyors. This is not an endorsement of any of these firms. If you have an surveyor you have had a positive experience with for your flood plain survey and you want to add them to the list please contact Neighborlink.
 
Fleis & Vanderbrink, Engineering Inc.
Max George, Sueveyor Group Manager
821 East Kalamazoo Street, Suite E, Lansing MI 48912
517-485-0555, fax 517-485-0558
http://www.fveng.com/location_lansing.php
email: mgeorge@fveng.com
 
Ripstra & Scheppelman, Inc.
Al Scheppelman, P.C.
2535 Spring Arbor Road, Jackson, MI 49203
517-789-9898, fax 517-789-6065
http://www.ripstra-scheppelman.com
email: alan@ripstra-scheppelman.com
 
Alpine land Surveying, Inc.
Karol Grove, Flood Zone Specialist
4237 Curtis Road, Highland, MI 4837
877-863-3069 (toll free), 248-807-1456 (cell)
http://www.FloodZoneSpecialists.us

email:   AlpineSurv@aol.com


David P. Smith & Associates, Inc.
8615 Richardson Road #100, Commerce Twp., MI 48390-1325
248- 363155
email: AASURVEYOR@aol.com

 

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SPILLWAY CAPACITY AND AFFECT ON FLOODPLAIN DESIGNATION

The height of the spillway where water flows from the lake is 988 feet above sea level. The height of the earthen/rock dam is 996 feet.  Based on an explanation by Donna Cervlli, FEMA Floodplain Engineer for Jackson/Lansing Region, FEMA calculates that in a 100 year flood, the lake water would rise 1.2 feet above the spillway and 372 cubic feet per second (CFS) of water would flow over the spillway. Using 1970 topographical maps, FEMA generated the floodplain map which encircles or touches many lakefront houses. Their calculations are based on 1970 topographical maps and how rain water will flow towards Lake Columbia in the 33 square mile watershed area from Somerset Lake to Lake Columbia.

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LEGISLATION THAT MAY AFFECT REQUIREMENT TO PURCHASE FLOOD INSURANCE

HR5114 has been passed by the House of Representatives and now the Senate needs to work on the bill. To see the bill

http://www.rules.house.gov/SpecialRules_details.aspx?NewsID=4716

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Disclaimer:  Lake Columbia Neighborlink does not guarantee the validity or accuracy of any information published or distributed nor does it imply endorsements of any kind.  

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