Hall County Public Works is sponsoring an open house from 5:30 to 6:30 p.m. Wednesday at the Gainesville Civic Center to let the public get a first look at the county's new flood plain map.
County engineer Kevin McInturff said the Federal Emergency Management Agency requires updated maps every five years or so, because development changes the flow of runoff, causing water to accumulate in places that previously didn't have a flooding problem.
"There were many areas where the exact elevation was unknown, where it had only been estimated through aerial surveys," McInturff said. "People who wanted to build in those areas had to hire their own surveyors to determine the true elevation."
Those ambiguous areas created headaches for a number of homeowners, who erroneously were told they were in a flood plain and had to provide extensive documentation to FEMA to prove they weren't.
"We can't close on the loan until you get flood insurance," said Mickey C. Hyder Jr., president of Chase Mortgage Corporation in Gainesville. "Before we approve a loan, we always do a flood zone check (based on existing FEMA maps)."
McInturff said there will be a 30-day review period and a 90-day appeal period, during which people can notify FEMA of any inaccuracies. The final draft of the map probably will be approved sometime next summer.
"Everybody is in a flood plain, but if it's a 1,000-year flood plain, you don't need to worry much," he said. "If you're in the 100-year flood plain, you're advised to get insurance."
With its rolling hills and well-drained soils, Hall traditionally hasn't had much of a problem with flooding. But development can overwhelm the ground's capacity to absorb rainwater.
Collis Brown, coordinator of the Georgia Environmental Protection Division's Floodplain Management Office, said no distinction is made between "natural" and "created" flood plains.
"Designation is based on both elevation and topography, as well as hydrological studies," he said. "If an area's density of development changes, the flood plain may widen from 200 feet to 500 feet."
In addition, people can peruse the county's new flood insurance study, which contains detailed information that local officials will use when deciding whether to issue building permits in a flood zone.
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