August 1, 2012
Dear City of Ephrata Resident:
This letter is being sent to you for informational purposes only because our records show that your property is very likely located in the floodplain. The City is working on ways to improve and increase its circulation of and accessibility to information that pertains to the floodplain, in an effort to better educate and assist its citizens about developing and living in the floodplain. Please take the time to read the information below, and if you have further questions, or would like additional information, a variety of contact information has been supplied at the end of this document.
The City of Ephrata is located in central Grant County. Dry Creek enters Ephrata at the western corporate limits and is then diverted to a ponding area north of the city. Most of the City has been developed. Short, high intensity spring rain showers and snow melt from the Beezley Hills area during quick spring snow melts contributes substantially to the potential flooding. The City has close to 5,000 acres of floodplain and nearly 1,030 individual parcels that are partially or entirely located within the floodplain.
Several floods have occurred on Dry Creek at Ephrata since 1900. The three largest floods occurred in 1901, 1920, and 1948. The 1901 flood was caused by rain combined with snowmelt; the 1920 and 1948 floods were caused by severe thunderstorms. No estimates were made of the peak discharges for the 1901 and 1920 floods. The 1948 flood was reported to be the worst flood in the history of Ephrata, with a peak discharge of 3,080 cfs estimated by slope-area measurements. The estimated recurrence interval is 75 years. This flood was the result of a severe thunderstorm on the evening of May 27. An 8-foot wall of water roared down Dry Creek and broke through the existing diversion dikes at First Avenue Northwest and G Street Northwest, causing extensive damage. A 60-block area of the city was inundated by water and silt. Basements, streets, lawns, and most of the downtown offices at street level were flooded. Storm sewers that were obstructed by silt aggravated the flooding.
Grant County and the City of Ephrata participates in the National Flood Insurance Program (NFIP) that makes available federally backed flood insurance for all structures, whether or not they are located within the floodplain. More than 25 percent of NFIP claims are filed by properties located outside the 100-year floodplain, also known as the Special Flood Hazard Area (SFHA). Homeowner policies do not cover floods. Following the purchase of flood insurance, NFIP imposes a 30-day waiting period, so residents should purchase insurance before the onset of the rainy season to ensure coverage during the flooding season.
Membership within NFIP – and the availability to City residents of flood insurance – requires the City to manage its floodplain in ways that meet or exceed standards set by FEMA. NFIP insures building with two types of coverage: structural and contents. Structural coverage includes walls, floors, insulation, furnace and other items permanently attached to the structure. Contents coverage may be purchased separately to cover the contents of an insurable building. Flood insurance also pays a portion of the costs of actions taken to prevent flood damage.
Since July 1, 1997, all NFIP policies include Increased Cost of Compliance coverage that assists with bringing structures into compliance with current building standards, such as elevating structures 1 foot or more above the height of the 100-year flood. The limit of this coverage is $30,000.
Federal financial assistance requires the purchase of flood insurance for buildings located within the SFHA – a requirement that affects nearly all mortgages financed through commercial lending institutions. This mandatory requirement stipulates that structural coverage be purchased equal to the amount of the loan, or other financial assistance, or for the maximum amount available, which is currently $250,000 for a single family residence. While the mandatory flood insurance purchase requirement has been in effect for many years, not all lending institutions required flood insurance in the past. Today, however, most institutions are now requiring the flood insurance purchase, and some are reviewing all mortgage loans to determine whether flood insurance is required and should have been required in the past. Upon refinancing a loan, nearly all lending institutions will enforce the flood insurance requirement. It is the lender’s responsibility to check the Flood Insurance Rate Map (FIRM) to determine whether a structure is within the SFHA.
The mandatory flood insurance purchase requirement does not apply to loans or financial assistance for items that are not eligible for flood insurance coverage, such as vehicles, business expenses, landscaping and vacant lots. The requirement also does not apply to loans for structures not located in a SFHA, even though a portion of the lot may be within a SFHA. Persons located within SFHAs who received disaster assistance after Sept. 23, 1994 for flood losses to real or personal property must purchase and maintain flood insurance coverage, otherwise future disaster assistance will be denied.
Maintaining the flow capacity in streams that cross City properties requires cooperation and assistance to prevent flooding and bank erosion. Following are some suggestions and information for understanding the ways that floodplains function and how the City regulates the floodplain in order to protect property and lives, while affording citizens the ability to obtain floodplain insurance.
Do not dump or throw anything into ditches or streams:A plugged channel cannot carry water, and when it rains, the excess water must go somewhere. Trash and vegetation dumped into a stream degrades water quality of both the stream itself and its receiving waters, and every piece of trash contributes to flooding. The City has adopted and enforces regulations that prohibit the dumping of material into any natural or manmade component of the stormwater drainage system. Additionally, the City as a whole has adopted and enforces regulations that prohibit the illegal dumping of material, including material dumped into ditches, streams or other drainageways. Please report any observations of the dumping of debris or other objects into drainageways to the City Community Development Department at (509) 754-4601.
Remove debris, trash, loose branches and vegetation:Keep banks clear of brush and debris to help maintain an unobstructed flow of water in drainage channels. Do not, however, remove vegetation that is actively growing on a drainage bank. Streamside vegetation is tightly regulated by local, state and federal regulations. Before undertaking any removal of streamside vegetation, contact the Ephrata Community Development Department at (509) 754-4601 or the Grant County Planning Department at (509) 754-2011. Please report any observations of the clearing of vegetation or trees on drainageways or stream banks to the City of Ephrata at (509)754-4601 or Grant County Planning Department at (509) 754-2011.
Obtain a floodplain development permit and / or building permit, if required:To minimize damage to structures during flood events, the City requires all new construction in the floodplain to be anchored against movement by floodwaters, resistant to flood forces, constructed with flood-resistant materials and flood-proofed or elevated so that the first floor of living space, as well as all mechanical and services, is at least 2 feet above the elevation of the 100-year flood. These standards apply to new structures and to substantial improvements of existing structures. The City defines a Substantial Improvement as any reconstruction, rehabilitation, or addition to an existing structure, the cost of which exceeds 50 percent of the structure’s appraised or market value (whichever the builder chooses to use). Additionally, most other types of development within the floodplain also require a floodplain development permit, such as grading, cut and fill, installation of riprap and other bank stabilization techniques. City staff are available to undertake site visits, if requested, to review flood, drainage and sewer issues. Contact the City of Ephrata Community Development Department at (509) 754-4601 for further information and prior to undertaking any activity within the floodplain.
Recognize the natural and beneficial functions of floodplains to help reduce flooding:Floodplains are a natural component of the Ephrata environment. Understanding and protecting the natural functions of floodplains helps reduce flood damage and protect resources. When flooding spreads out across the floodplain, its energy is dissipated, which results in lower flood flows downstream, reduced erosion of the streambank and channel, deposition of sediments higher in the watershed and improved groundwater recharge. Poorly planned development in floodplains can lead to erosion, loss of valuable property and increased risk of flooding to downstream properties.
Reduce risk of damage to homes: Practical and cost-effective methods for reducing or eliminating the risk of flooding are available to property owners whose homes have experienced damage from flooding in the past, or may experience damage in the future. Such techniques include elevation of the home, relocating the home to higher ground, constructing floodwalls or berms, flood-proofing and protecting utilities. For further information, contact the Ephrata Community Development Department at (509) 754-4601 and the Federal Emergency Management Agency, Region X at (425) 487-4600. During times of flooding, homes that have not been retrofitted can be protected during emergencies by the installation of sandbags. For further information about sandbags and the locations of sites where sandbags are available during flooding, contact the County’s Department of Emergency Management at (509) 762-1462, or visit their Web site at: http://www.co.grant.wa.us/EM/. In case of an emergency, call 911.
City Floodplain Information Services:The City can determine the relationship of a particular property to the floodplain, including: 1) whether the property is located within the Special Flood Hazard Area; 2) Flood Insurance Rate Map (FIRM) Zone for property; 3) Base Flood Elevation for property, if available; and 4) whether the property is located within the Floodway. Contact the Ephrata Community Development Department at (509) 754-4601 for further information.
Following is a list of important considerations that should be followed during times of flooding:
Prepare an evacuation plan: Before the floodwaters hit, develop an evacuation plan among all members of a household that includes a meeting place outside of the house, as well as an escape route out of the floodplain and away from floodwaters.
Do not walk through flowing water: Drowning is the number one cause of flood deaths, mostly during flash floods. Currents can be deceptive; six inches of moving water can knock you off your feet. If you walk in standing water, use a pole or stick to ensure that the ground is still there.
Do not drive through a flooded area: More people drown in their cars than anywhere else. Don’t drive around road barriers; the road or bridge may be washed out.
Stay away from power lines and electrical wires: The number two flood killer after drowning is electrocution. Electrical current can travel through water. Report downed power lines to the Grant County PUD or the County Emergency Management Office.
Shut off gas and electricity and move valuable contents upstairs: Be prepared in advance with a detailed checklist because warning of an impending flood may provide little time for preparation prior to evacuation.
Look out for animals, especially snakes: Small animals that have been flooded out of their homes may seek shelter in yours. Use a pole or stick to poke and turn things over and scare away small animals.
Look before you step: After a flood, the ground and floors are covered with debris including broken bottles and nails. Floors and stairs that have been covered with mud can be very slippery.
Be alert for gas leaks: Use a flashlight to inspect for damage. Don’t smoke or use candles, lanterns or open flames unless you know that the gas has been turned off and the area has been ventilated.
1) City of Ephrata Internet Home Page: http://www.ephrata.org
2) City of Ephrata Internet Floodplain Information: http://www.ephrata.org/223.html
3) Federal Emergency Management Agency (FEMA)
Phone: (425) 487-4600
4) Grant County Planning Department
Phone: (509) 754-2011
5) City of Ephrata Public Works Department
Phone: (509) 754-4601
6) Grant County Department of Emergency Management
Phone: (509) 762-1462
7) Ephrata Public Library (Houses floodplain publications and other floodplain information)
Phone: (509) 754-3971
8) Washington State Department of Fish and Wildlife (WDFW)
Phone: (509) 754-4624
9) National Marine Fisheries Service (NMFS)
Phone: (206) 526-6150
Web: http://www.nmfs.noaa.gov/ (and) http://www.nwr.noaa.gov/
10) U.S.Army Corps of Engineers
Phone: (503) 808-4510