THE IMPACT OF FLOODPLAIN REGULATIONS ON RESIDENTIAL LAND VALUES IN OREGON1

ABSTRACT: The impact of floodplain regulations on mean appreciation rates of residential land values was tested at six study areas in five counties in western Oregon. The study hypothesis that such regulations significantly depress appreciation rates of regulated lands relative to those of similar unregulated lands was in most cases rejected. When the hypothesis was accepted circumstances would render conclusions tenuous. The problems and issues facing this type of research are presented in case studies of two of the research study areas. The following factors challenge investigators seeking to resolve questions about the relationship between land use regulations and land values: varying degrees of stringency with which regulations are enforced; unequal assessment procedures between counties; influences external to floodplain regulations that may affect appreciation rates, including denial of permits for septic tanks, flood damages, and amenity values associated with waterfront locations; and the uncertain effect that the availability of flood insurance, which accompanies floodplain regulations, has on land values.     

FLOODPLAIN ANALYSIS,SIMPLIFIED VS. COMPLEX METHODS: A CASE STUDY1

ABSTRACT: The accurate and reliable determination of floodplains, floodway boundaries, and flood water elevations are integral requirements of Flood Insurance Studies. These studies are intended to be used for determining the flood insurance rates. Therefore, the accuracy of the water surface profiles are important. To ensure the high degree of accuracy, the HUD Flood Insurance Administration has developed standards which must be met in the analysis of water surface profiles. A somewhat less accurate study is required for the preparation of Flood Emergency Plans. As part of the flood insurance studies of eight locations in the State of North Dakota, various flood hazard and floodplain information reports were reviewed. The hydrologic and hydraulic analyses, especially the computation of the 100-year water surface profiles, were completed using both simplified and complex hydraulic computation methods. Significant differences were found (1 to 3 feet) between the profiles computed by the SCS simplified method and those computed by HEC-2 computer program. However, the floodplain boundaries determined by both methods were found to be similar. Approximate methods are recommended for rapid determination of the floodplain, floodway boundaries, and inundation area mapping, while sophisticated computer programs (HEC-2) are recommended to be used for developing areas where the 100-year flood elevation has a significant impact on the cost of land development.     

Assessing Effectiveness of National Flood Policy Through Spatiotemporal Monitoring of Socioeconomic Exposure1

Abstract: After a century of evolving flood policies, there has been a steady increase in flood losses, which has partly been driven by development in flood prone areas. National flood policy was revised in 1994 to focus on limiting and reducing the amount of development inside the 100‐year floodplain, with the goal of decreasing flood losses, which can be measured and quantified in terms of population and property value inside the 100‐year floodplain. Monitoring changes in these measurable indicators can inform where and how effective national floodplain management strategies have been. National flood policies are restricted to the spatial extent of the 100‐year floodplain, thus there are no development regulations to protect against flooding adjacent to this boundary. No consistent monitoring has been undertaken to examine the effect of flood policy on development immediately outside the 100‐year floodplain. We developed a standardized methodology, which leveraged national data to quantify changes in population and building tax value (exposure). We applied this approach to counties in North Carolina to assess (1) temporal changes, before and after the 1994 policy and (2) spatial changes, inside and adjacent to the 100‐year floodplain. Temporal results indicate the Piedmont and Mountain Region had limited success at reducing exposure within the 100‐year floodplain, while the Coastal Plain successfully reduced exposure. Spatially, there was a significant increase in exposure immediately outside the 100‐year floodplain throughout North Carolina. The lack of consistent monitoring has resulted in the continuation of this unintended consequence, which could be a significant driver of increased flood losses as any flood even slightly higher than the 100‐year floodplain will have a disproportionately large impact since development is outside the legal boundary of national flood policy.     

DEVELOPMENT OF A GIS‐BASED FLOOD INFORMATION SYSTEM FOR FLOODPLAIN MODELING AND DAMAGE CALCULATION1

ABSTRACT: This work presents a flexible system called GIS‐based Flood Information System (GFIS) for floodplain modeling, flood damages calculation, and flood information support. It includes two major components, namely floodplain modeling and custom designed modules. Model parameters and input data are gathered, reviewed, and compiled using custom designed modules. Through these modules, it is possible for GFIS to control the process of flood‐plain modeling, presentation of simulation results, and calculation of flood damages. Empirical stage‐damage curves are used to calculate the flood damages. These curves were generated from stage‐damage surveys of anthropogenic structures, crops, etc., in the coastal region of a frequently flooded area in Chia‐I County, Taiwan. The average annual flood damages are calculated with exceedance probability and flood damages for the designed rainfalls of 2, 5, 10, 25, 50, 100, and 200 year recurrence intervals with a duration of 24 hours. The average annual flood depth in this study area can also be calculated using the same method. The primary advantages of GFIS are its ability to accurately predict the locations of flood area, depth, and duration; calculate flood damages in the floodplain; and compare the reduction of flood damages for flood mitigation plans.     

A Faster and Economical Approach to Floodplain Mapping Using Soil Information

Flood inundation maps play a key role in assessment and mitigation of potential flood hazards. However, owing to high costs associated with the conventional flood mapping methods, many communities in the United States lack flood inundation maps. The objective of this study is to develop and examine an economical alternative approach to floodplain mapping using widely available soil survey geographic (SSURGO) database. In this study, floodplain maps are developed for the entire state of Indiana, and some counties in Minnesota, Wisconsin, and Washington states by identifying flood‐prone soil map units based on their attributes. For validation, the flood extents obtained from SSURGO database are compared with the extents from other floodplain maps such as the Federal Emergency Management Agency issued flood insurance rate maps (FIRMs), flood extents observed during past floods, and flood maps derived using digital elevation models. In general, SSURGO‐based floodplain maps (SFMs) are largely in agreement with other flood inundation maps. Specifically, the floodplain extents from SFMs cover 78‐95% area compared to FIRMs and observed flood extents. Thus, albeit with a slight loss in accuracy, the SSURGO approach offers an economical and fast alternative for floodplain mapping. In particular, it has potentially high utility in areas where no detailed flood studies have been conducted.     

HARVEST INFLUENCES ON FLOODWATER PROPERTIES IN A FORESTED FLOODPLAIN1

ABSTRACT: Floodplain forests directly influence water quality by serving as sinks, sources, or transformers of nutrients. Increases in the demand for timber raise the question of how silvicultural disturbance may affect this function. The objective of this research was to compare biogeochemical relationships between undisturbed vs. disturbed conditions in a floodplain forest. A randomized complete block design consisting of three blocks and two treatments (partial harvest and undisturbed) was installed on the Flint River floodplain, Georgia. The partial cut was conducted during September-October 1993. Automated water samplers were situated to sample during flood events as sheet flow entered and exited treatment plots during the 1994, 1995 and 1996 flood seasons. Prevs. post-contact comparisons indicated that the undisturbed floodplain has minimal influence on water chemistry at this scale of measurement. Although the partial harvest on an 8-ha scale had minimal effect upon sheetfiow water chemistry for three years following harvest, the data suggest that harvests may stimulate a minor increase in Ca and K sink activity.     

APPLICATION OF THE U.S.G.S. DIFFUSION HYDRODYNAMIC MODEL FOR URBAN FLOODPLAIN ANAYSIS1

ABSTRACT: The two-dimensional Diffusion Hydrodynamic Model, DHM, is applied to the evaluation of floodplain depths resulting from an overflow of a leveed river. The environmental concerns of flood protection and high flow velocities can be better studied with the help of the two-dimensional DHM flow model than by use of the one-dimensional modeling techniques. In the test case, some of the predicted flood depth differences between the DHM and the one-dimensional approach (i.e., HEC-2) are found to be significant. Although the DHM generates considerable information, it is easy to use and does not require expertise beyond that required for use of the one-dimensional approaches.     

Demonstrating Floodplain Uncertainty Using Flood Probability Maps1

Abstract: The U.S. Federal Emergency Management Agency (FEMA) flood maps depict the 100‐year recurrence interval floodplain boundary as a single line. However, because of natural variability and model uncertainty, no floodplain extents can be accurately defined by a single line. This article presents a new approach to floodplain mapping that takes advantage of accepted methodologies in hydrologic and hydraulic analysis while including the effects of uncertainty. In this approach, the extents of computed floodplain boundaries are defined as a continuous map of flood probabilities, rather than as a single line. Engineers and planners can use these flood probability maps for viewing the uncertainty of a floodplain boundary at any recurrence interval. Such a flood probability map is a useful tool for visualizing the uncertainty of a floodplain boundary and represents greater honesty in engineering technologies that are used for flood mapping. While institutional barriers may prevent adoption of such definitions for use in graduated flood insurance rates (as most other insurance industries use to account for relative risks), the methods open the door technically to such a reality.     

FLOODPLAIN MANAGEMENT: SOME OBSERVATIONS ON THE CORPS OF ENGINEERS' ATTITUDES AND APPROACHES1

ABSTRACT: Methods of floodplain management are changing in the United States. There has been a gradual shift in emphasis from “flood control” to “management” of the floodplain. The complexities of multilevel governmental involvement in floodplain management demand an analysis of a new means to coordinate these efforts. It is the intent of this paper to discuss the role of the Corps of Engineers in this area and the problems the Corps has encountered in its endeavors. The occurrence of these problems indicates that there is a need to strengthen the federal role to ensure a comprehensive view of floodplain management.     

Evaluating the effects of local floodplain management policies on property owner behavior

Floodplain management programs have been adopted by more than 85% of local governments in the nation with designated flood hazard areas. Yet, there has been little evaluation of the influence of floodplain policies on private sector decisions. This article examines the degree to which riverine floodplain management affects purchase and mitigation decisions made by owners of developed floodplain property in ten selected cities in the United States. We find that the stringency of such policies does not lessen floodplain property buying because of the overriding importance of site amenity factors. Indeed, flood protection measures incorporated into development projects appear to add to the attractiveness of floodplain location by increasing the perceived safety from the hazard. Property owner responses to the flood hazard after occupancy involve political action more often than individual on-site mitigation. Floodplain programs only minimally encourage on-site mitigation by the owner because most owners have not experienced a flood and many are unaware of the flood threat. It is suggested that floodplain programs will be more effective in meeting their objectives if they are directed at intervention points earlier in the land conversion process.     

FLOODPLAIN DELINEATION: AN ECONOMIC APPROACH1

ABSTRACT: Errors inherent in the conputation of water surface profiles are magnified by the shallow lateral slopes typical of most flood-plains, producing significant floodplain mapping errors. An economic optimization procedure which weighs the cost of overstating the location of a floodplain boundary against the cost of understanding the location provides a means for establishing the boundary location. In most cases the cost of overstating the boundary location exceeds the cost of understating the location by several magnitudes so that the boundary location should coincide with the minimum water surface elevation which would be expected to result from a flood of specified recurrence interval.     

A THEORETICAL FRAMEWORK OF FLOOD INDUCED CHANGES IN URBAN LAND VALUES1

ABSTRACT: By integrating literature from flood hazard research and urban economics a theoretical structure is developed to explain changes in residential land values following flood events. The negative aspects of the flood hazard are shown to be capitalized in the value of the property. It is further suggested that land values (i.e., capitalization) will vary both spatially across the floodplain and temporally depending on the frequency, severity and spatial characteristics of the flood event. Previous work in this area has not addressed the capitalization process explicitly and has not specifically examined the ability of the land market to recover. This may account for the contradictory findings in the published literature.     

NEW DIRECTIONS IN FLOODPLAIN MANAGEMENT1

ABSTRACT: Over the last 30 years, average annual riverine flood damages have exceed $2 billion. Damages associated with the Mississippi River Flood of 1993 exceeded $12 billion and these costs do not include the non-quantifiable, human impacts of this disaster. In a report submitted to the White House in June 1994, a federal interagency floodplain management review committee proposed better ways to manage the nation's floodplains. The committee indicated that the 1993 Mississippi River flood was the result of a significant hydrometeorological event, that federal flood control efforts in the Mississippi basin had prevented nearly $20 billion in potential damages, and that, in spite of federal flood damage reduction efforts, throughout the nation people and property remain at risk to inevitable future flooding. It recommended that the division of decision and cost-sharing responsibilities among federal, state and local governments be more clearly defined, and that the nation adopt a strategy of, sequentially, avoiding inappropriate use of the flood-plain, minimizing vulnerability to damage through both nonstruc-tural and structural means, and mitigating damages as they occur. The report did not call for abandonment of human use of the flood-plain but argued for full consideration of the economic, social and environmental costs and benefits of all future floodplain activity.     

FLOODPLAINS AND HOUSING VALUES: IMPLICATIONS FOR FLOOD MITIGATION PROJECTS1

ABSTRACT: The hedonic valuation method was used to quantify the impact of floodplain location on housing values in Fargo‐Moor‐head. Being located in the 100‐year floodplain lowered the home values by $8,990, and such homes were worth $10,241 less than similar homes located outside the floodplain before the major flood event of 1997. Required flood insurance premiums for these homes were determined to account for approximately 81 percent of this price depreciation. In contrast, homes in the 500‐year floodplain were worth $3,100 more than similar homes not in the floodplain. It was concluded that more disclosure is needed regarding the location of the 500‐year floodplain, and that the hedonic valuation method can be used to calculate the economic gains and losses associated with flood mitigation projects or floodplain remapping efforts that result in the reclassification of the legal floodplain status of individual homes.     

FLOODPLAIN MANAGEMENT NEEDS PECULIAR TO ARID CLIMATES1

ABSTRACT: Many practices followed uniformly nationwide in the federal flood control and floodplain management programs are inappropriate or even counter productive in the arid Utah climate. An analysis of the 130-year Utah flood history, the structural and nonstructural flood programs in the state, and local perceptions obtained by field visits and interviews in 35 Utah communities revealed a number of such inefficiencies. Since flood flows dissipate quickly when they emerge from mountain watersheds onto desert lowlands, risks are concentrated near the apex of alluvial fans, include hazard from mud as well as water flow, and are compounded by canal interception of flood waters. Because of variation in the area flooded from one event to the next, floodplain mapping has tended to show risks too high in mapped areas and too low outside. Traditional channelization carries floods downstream past where they would dissipate naturally. The federal government needs to become more active in developing better flood hazard delineation and structural and nonstructural designs for arid areas. State government can help by providing a forum where communities can exchange experiences, reviewing structural designs prepared by local government, and providing local communities with technical expertise for dealing with federal agencies.     

Assessing the price effects of flood hazard disclosure under the California natural hazard disclosure law (AB 1195)

This study uses hedonic analysis to estimate the effects of flood hazard disclosure under the 1998 California Natural Hazard Disclosure Law (AB 1195) on property values throughout California. It finds that the average floodplain home sold for 4.2% less than a comparable non-floodplain home following AB 1195 while before that law there was no significant price differential. The introduction of interaction terms indicates that the magnitude of the price reduction due to AB 1195 varies positively with Hispanic population share. An average floodplain home in a half-Hispanic neighbourhood saw a $12 324 negative capitalization due to AB 1195, while that amount was only $2191 for a neighbourhood with 10% Hispanic residents. Results suggest that, in particular, homebuyers in Hispanic communities are better disclosed to under AB 1195 than they were under the National Flood Insurance Program (NFIP), which was the primary policy regulating flood disclosure in California prior to passage of AB 1195.     

Spatial Relationships of Levees and Wetland Systems within Floodplains of the Wabash Basin,USA

Given the unique biogeochemical, physical, and hydrologic services provided by floodplain wetlands, proper management of river systems should include an understanding of how floodplain modifications influence wetland ecosystems. The construction of levees can reduce river–floodplain connectivity, yet it is unclear how levees affect wetlands within floodplains, let alone the cumulative impacts within an entire watershed. This paper explores spatial relationships between levee and floodplain wetland systems in the Wabash Basin, United States. We used a hydrogeomorphic floodplain delineation technique to map floodplain extents and identify wetlands that may be hydrologically connected to river networks. We then spatially examined the relationship between levee presence, wetland area, and other river network attributes within discrete subbasins. Our results show that cumulative wetland area is relatively constant in subbasins that contain levees, regardless of maximum stream order within the subbasin. In subbasins that do not contain levees, cumulative wetland area increases with maximum stream order. However, we found that wetland distributions around levees can be complex, and further studies on the influence of levees on wetland habitat may need to consider finer resolution spatial scales.     

NATIONAL FLOOD INSURANCE AND THE COASTAL ZONE: A CASE STUDY OF HURRICANE ELOISE1

ABSTRACT: This paper presents evidence that currently published flood insurance premiums may be insufficient to cover expected losses in coastal areas subject to hurricane. The problems of developing flood premiums in coastal zones are discussed and Federal Insurance Administration (FIA) reaction to these problems analyzed. Flood losses in the coastal zone of Bay County, Florida due to hurricane Eloise are compared with losses which would be predicted by the FIA. This comparison raises important questions concerning the adequacy of flood premiums in coastal zones and the undesirable indirect effects that underpricing flood risk will have on location decisions in the coastal floodplain.     

Hydrological,Physical, and Chemical Functions and Connectivity of Non‐Floodplain Wetlands to Downstream Waters: A Review

We reviewed the scientific literature on non‐floodplain wetlands (NFWs), freshwater wetlands typically located distal to riparian and floodplain systems, to determine hydrological, physical, and chemical functioning and stream and river network connectivity. We assayed the literature for source, sink, lag, and transformation functions, as well as factors affecting connectivity. We determined NFWs are important landscape components, hydrologically, physically, and chemically affecting downstream aquatic systems. NFWs are hydrologic and chemical sources for other waters, hydrologically connecting across long distances and contributing compounds such as methylated mercury and dissolved organic matter. NFWs reduced flood peaks and maintained baseflows in stream and river networks through hydrologic lag and sink functions, and sequestered or assimilated substantial nutrient inputs through chemical sink and transformative functions. Landscape‐scale connectivity of NFWs affects water and material fluxes to downstream river networks, substantially modifying the characteristics and function of downstream waters. Many factors determine the effects of NFW hydrological, physical, and chemical functions on downstream systems, and additional research quantifying these factors and impacts is warranted. We conclude NFWs are hydrologically, chemically, and physically interconnected with stream and river networks though this connectivity varies in frequency, duration, magnitude, and timing.     

Protecting River Corridors in Vermont1

Kline, Michael and Barry Cahoon, 2010. Protecting River Corridors in Vermont. Journal of the American Water Resources Association (JAWRA) 46(2):227-236. DOI: 10.1111/j.1752-1688.2010.00417.x Abstract: The Vermont Agency of Natural Resources’ current strategy for restoring aquatic habitat, water quality, and riparian ecosystem services is the protection of fluvial geomorphic-based river corridors and associated wetland and floodplain attributes and functions. Vermont has assessed over 1,350 miles of stream channels to determine how natural processes have been modified by channel management activities, corridor encroachments, and land use/land cover changes. Nearly three quarters of Vermont field-assessed reaches are incised limiting access to floodplains and thus reducing important ecosystem services such as flood and erosion hazard mitigation, sediment storage, and nutrient uptake. River corridor planning is conducted with geomorphic data to identify opportunities and constraints to mitigating the effects of physical stressors. Corridors are sized based on the meander belt width and assigned a sensitivity rating based on the likelihood of channel adjustment due to stressors. The approach adopted by Vermont is fundamentally based on restoring fluvial processes associated with dynamic equilibrium, and associated habitat features. Managing toward fluvial equilibrium is taking hold across Vermont through adoption of municipal fluvial erosion hazard zoning and purchase of river corridor easements, or local channel and floodplain management rights. These tools signify a shift away from primarily active management approaches of varying success that largely worked against natural river form and process, to a current community-based, primarily passive approach to accommodate floodplain reestablishment through fluvial processes.