The Federal Emergency Management Agency (FEMA) has updated its flood plain maps using digital electronic technology. What it shows is that some areas in Salado that were previously in low or moderate risk areas are now at high risk.
The new maps go into effect Sept. 26. Salado residents affected by the new flood plain should have insurance in place before that date for the best rates.
Bell County Engineer Richard Macchi said his office was the first to bring it to Salado’s attention that there was an issue. He said the digitized maps indicate that a 100-year flood could cover some places previously thought to be high and dry with up to 3 feet of water.
“From the old map from 1984 to the new map the elevations stayed the same,” Macchi said. “But the actual limits of the flood plain expanded beyond the original boundary.”
Macchi said he did not know what led FEMA to believe the flood plain expanded.
He said the engineering firm of Kasberg, Patrick and Associates, which represents Salado, sent a letter to FEMA on March 15, 2007, with a formal protest to the preliminary map. Kasberg also sent documentation with engineering data to back up their appeal, he said.
“In one case it was right in the midst of a very large and nice group of homes,” Macchi said. “They were built up on elevated pads - nothing was excavated out - but according to FEMA they are in the flood plain.”
Engineer John Simcik with Kasberg told village aldermen on Aug. 7 that in order for Salado to maintain its standing in the National Flood Insurance Program they should adopt the revised Flood Insurance Rate Map before Sept. 26.
Simcik said the board would also have to adopt a revised flood plain ordinance for the village.
Additionally, Simcik recommended strengthening requirements for construction of residential and non-residential properties in the flood plain by requiring new construction or substantial improvements of property to have the lowest floor elevated 2 feet to 3 feet above the new base flood elevations.
Salado Mayor Merle Stalcup said it is his understanding that because of satellite capabilities FEMA is able to pinpoint elevations in much more detail than before.
He said three areas of major concern are Winner’s Circle, North Ridge Drive and Stagecoach Circle. Each has homes in danger of a 100-year flood, according to the new map.
“At end of Indian Trail down by Salado Creek all those homes are built above the new flood plain,” Stalcup said. “But the older ones on North Ridge are not. They are 15- to 20-year-old homes and are built into the new flood plain.
“The most important thing Salado residents can do is to come to the village office and look at the new map to see how they are affected,” said Stalcup.
A Web site for the National Flood Insurance Program said that rates for flood insurance vary in each specific case, but the average premium is about $376 a year.
About 25 percent of claims each year are for properties in low risk areas. Homeowners in low risk areas are encouraged to buy insurance and the average rate is $100 per year.
For more information, call the National Flood Insurance Program at 800-427-4661.
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