Getting agricultural land out of flood zone (Dallas, Richardson: sale, insurance)

[PakBrain]

I am looking for land for long term investment (to later sell to builders) and found a 70 acres parcel north of Dallas. FEMA Map shows almost half of the property is in a creek's floodplain (property borders a creek in the back). I am wondering is it possible to get additional acreage out of flood zone?

From my experience I have seen signs on county roads saying dumping was okay, and noticed ditches being filled by companies for a sale later (an example is NE corner of Renner/75 in Richardson; there were literally 100s of truck loads of dirt poured by the owner .. it was later sold as commercial property)

I dont mind using some machinery moving the dirt around but the question is can I 'alter' floodplain? Is it permissible? If I could alter I assume there are always limitations up to what scale I can do so?

PS: I just wanted to know if it is even a possibility at this point ... Cost I'll worry about later :-)

Regards,
PB

[SandyJet]

Originally Posted by PakBrain

I am looking for land for long term investment (to later sell to builders) and found a 70 acres parcel north of Dallas. FEMA Map shows almost half of the property is in a creek's floodplain (property borders a creek in the back). I am wondering is it possible to get additional acreage out of flood zone?

From my experience I have seen signs on county roads saying dumping was okay, and noticed ditches being filled by companies for a sale later (an example is NE corner of Renner/75 in Richardson; there were literally 100s of truck loads of dirt poured by the owner .. it was later sold as commercial property)

I dont mind using some machinery moving the dirt around but the question is can I 'alter' floodplain? Is it permissible? If I could alter I assume there are always limitations up to what scale I can do so?

PS: I just wanted to know if it is even a possibility at this point ... Cost I'll worry about later :-)

Regards,
PB

Depends. My town it is illegal now to raise up your land to get it out of flood zone as it just floods the other properties nearby.

However, new properties built in flood zones are built fema complaint at proper elevations and flood insurance is dirt cheap.

[loves2read]

It is my understanding that all land bordering creeks or waterways, including those that are only wet during rain overflows/drainage--not a natural creek--
are under FEMA oversight and are not allowed to be altered w/o plans submitted and approved by the local authority acting as FEMA rep--

there is area behind our neighborhood in Hurst which backs to overflow creek area--
part of that is in flood plain...someone wanted to develop it into two fast food restaurants and a medical office bldg--not sure that that would be or how big--
but about 7 yrs ago a different developer wanted to build a 3 story senior living residence and some sort of dr office on that site and they pulled out because the city was requiring some expensive flood control infrastructure--

maybe adding two fast food restaurants to the mix makes for higher profit margin and they can afford to do the flood prevention measures...
haven't heard anything since the initial planning/zoning hearing...

[PakBrain]

Thanks all. Finally spoke to someone who knows this stuff, and final verdict I can summarize in a sentence I guess:

"You cannot alter floodplain, period, but you can 'move' dirt from within flood area to another area within flood plain so that the area where you pour dirt comes out of floodplain"

Will need a survey be done and submitted to FEMA after you move the dirt to get lifted piece out of flood plain ...

[Restrain]

Just remember you cannot impact the floodway. Floodplain, yes.