[StBernard] From nola.com Q &A on the new advisories

[Westley Annis]

I don't know exactly how this will affect most of St. Bernard, but here it
is...
 
Guideline Q & A

Q. Is this good news or bad news for the New Orleans area?

A. It's good news for anyone who owns a raised home that is both above the
base flood elevation and 3 feet or more above the grade, or ground around
it, because such a home already meets the new elevation standard. Federal
officials did not make any changes to the base flood elevations for the
entire New Orleans area inside the levee system, a pleasant surprise to
homeowners who feared Katrina might cause dramatic increases. Not changing
the base flood elevation signals recognition by federal officials that the
devastating flood was a result of problems with the design of the levee
system, particularly flood walls. But the Federal Emergency Management
Agency, which runs the National Flood Insurance Program, did send a message
with its proposed "3 feet above grade" requirement. The rule essentially
means that FEMA is trying to phase out slab homes built at street level,
because they typically are the most flood-prone.

Q. Which homeowners are affected by the new advisories?

A. Theoretically, none, at least until the rules are officially adopted by
local governments, a process that could take up to two years. Under the law,
a homeowner is still eligible for flood insurance provided he meets the
standard in place - currently, the 1984 elevations - the day his building
permit is issued. Federal officials, however, are recommending that
homeowners use the new standard as a guide to rebuilding. And state
officials also have said repeatedly that all homeowners who received
"substantial damage," defined as repairs that will cost at least half the
home's value, will have to build to the new standards to be eligible for
rebuilding grants. In addition, state officials have said that homes that
are less than 50 percent damaged must undergo a cost-benefit analysis to
determine whether they must be elevated before their owners can receive
grants.

Q. How do these elevation standards compare to those on the books now?

A. They are essentially the same, with one major difference: If the
advisories are followed, and become law, all new homes - and heavily damaged
ones that are being renovated - must be built at least 3 feet off the ground
and conform with the 1984 base flood elevations. Previously, new homes
needed to be built only to base flood elevation, meaning slab-on-grade
construction was permissible for homes on high ground.

Q. What if I go ahead and renovate now? Will I be hurt in the future?

A. Homeowners who have enough insurance money to renovate now can, but they
should understand the rules. A homeowner with less than 50 percent damage
can renovate regardless of the home's elevation, but if that elevation is
below the minimum elevation standard, flood insurance premiums can increase
by up to 10 percent annually to account for the additional risk. A homeowner
with more than 50 percent damage cannot renovate unless the home is raised
to meet the base flood elevation. But proceeding now would exempt that
homeowner from having to meet the "3 feet above grade" proposal, even though
officials are recommending it as a smart way to rebuild. The owner of a
badly damaged home also can appeal that assessment. If he or she is
successful and the damage assessment is lowered to less than 50 percent, the
home can be renovated regardless of elevation. Again, officials are
recommending that owners meet the higher standard when possible to prevent
future flooding.

Q. I had no flood damage. Do I have to do anything?

A. No. Even if you live in a flood plain, you would be grandfathered in and
exempt from the "3 feet above grade" rule, once it is adopted. It would
apply only if your home suffered substantial flood damage in the future.

Q. Are there any areas of the metro area more affected than others?

A. Yes. Even within the bowl of New Orleans, for example, some neighborhoods
are lower than others. In any neighborhood where the ground level is
substantially below the base flood elevation, such as parts of Gentilly and
eastern New Orleans, owners of substantially damaged homes could face the
prospect of raising homes several feet to meet the rules. For example, if a
badly damaged home sits 12 feet below sea level and the base flood elevation
is 4 feet below sea level, simply putting the house on 3-foot piers would
not be enough. It would need to be on eight-foot piers to meet the elevation
standards.

Q. Does this plan include money to strengthen the levee system?

A. It depends heavily on a better levee system. The plan calls for an
additional $2.5 billion in improvements to certify the levees protecting 98
percent of the residents in the New Orleans area. It includes plans to
rebuild up to 36 miles of the 56 miles of flood walls in the area, armoring
the levees, flood-proofing pump stations so they are operational during a
storm and moving pump stations to the lake in Orleans Parish. This is in
addition to ongoing projects aimed at repairing levees to pre-Katrina
strength and adding hurricane gates to the 17th Street, Orleans and London
drainage canals.

Q. What effect does this have on lower Plaquemines Parish?

A. While most Plaquemines Parish residents are protected within the levee
system, the plan does not include the $1.6 billion needed to certify the
levees in the lower parts of the parish, home to roughly 2 percent of the
parish's residents. Without levee certification, buildings would have to be
raised on high piers and flood insurance would be expensive. Federal
officials said lower Plaquemines remains under study and no decision has
been made on how to proceed.