FOR LOCAL GOVERNMENTS

Transcription

1 FLOOD MAP OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS Version 1.1 Georgia Department of Natural Resources March 2010

2 Dear Community Official: Georgia s Department of Natural Resources (DNR) has partnered with the Federal Emergency Management Agency (FEMA) to produce updated flood maps in a digital format and provide users easier access to flood hazard data. The objective of Georgia s Flood Map Modernization Program is to revise/update or issue new countywide - digital flood map for all 159 counties. Because of this mapping effort, local officials will have access to more current flood risk information, thereby resulting in safer communities. To help local officials reach out to their citizens during the mapping project and explain the benefits of the new flood maps as well as their potential affects, the Georgia DNR has created an Outreach Guidebook to provide suggested outreach activities and example materials for each phase of the mapping project. The Guidebook is organized according to the major phases of the State s process associated with the preparation and approval of the flood maps. For each phase, the following information is presented: Overview A description and purpose of each phase, the need for outreach, and typical activities performed by FEMA, the State, and/or the local governments are provided. Map Modernization Activities Information is provided about mapping activities including required procedures and standing practices by the State. Outreach Activities Information is provided about outreach activities performed by the State and FEMA as well as suggested activities that could be performed by the local government during the different phases of the mapping project. Suggested Outreach Materials The Guidebook includes outreach templates and sample materials that can be customized by the local government as it goes through each phase of the flood mapping project. Generic language is included, but other elements such as timelines, contact information, logos, etc., are intended to be added by each county or city as appropriate. In addition, general outreach materials that are currently available and applicable nationwide are included. We trust you will find this Guidebook to be a valuable resource and will make use of it as your community participates in Georgia s Map Modernization Program. Should you have questions regarding Map Modernization or any of the related outreach activities or suggestions to enhance the Guidebook, please contact me. Sincerely, Collis O. Brown, CFM Georgia Floodplain Management Coordinator Department of Natural Resources Seven Martin Luther King Jr., Drive Suite 440 Atlanta, GA fax Collis_Brown@mail.dnr.state.ga.us

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4 TABLE OF CONTENTS GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS INTRODUCTION... 1 Overview of Flood Map Process Phases... 2 COMMUNITY COORDINATION & MAPPING NEEDS ASSESSMENT PHASE... 3 Overview... 3 Map Mod Activities... 3 Outreach Activities... 3 Suggested Outreach Materials... 4 PROJECT SCOPING PHASE... 5 Overview... 5 Map Mod Activities... 5 Outreach Activities... 6 Suggested Outreach Materials... 6 TOPOGRAPHIC DATA ACQUISITION AND H&H MODELING PHASE... 7 Overview... 7 Map Mod Activities... 7 Outreach Activities... 8 Suggested Outreach Materials... 8 DFIRM PRODUCTION PHASE... 9 Overview... 9 Map Mod Activities... 9 Outreach Activities... 9 Suggested Outreach Materials PRELIMINARY DFIRM & COMMUNITY COORDINATION PERIOD PHASE Overview Map Mod Activities Outreach Activities Suggested Outreach Materials POST-PRELIMINARY PROCESSING PHASE Overview Map Mod Activities Outreach Activities Suggested Outreach Material RESOURCES OUTREACH MATERIAL... 23

5 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS ACRONYMS AND ABBREVIATIONS BFE Base Flood Elevation CEO Chief Executive Officer CTP Cooperating Technical Partner DEM Digital Elevation Model DFIRM Digital Flood Insurance Rate Map DNR Department of Natural Resources DTM Digital Terrain Model EPD Environmental Protection Division FEMA Federal Emergency Management Agency FIRM Flood Insurance Rate Map FIS Flood Insurance Study GIS Geographic Information System H&H Hydrologic and Hydraulic LFD Letter of Final Determination LiDAR Light Detection and Ranging LOMA Letter of Map Amendment LOMC Letter of Map Change LOMR-F Letter of Map Revision based on Fill LOMR Letter of Map Revision MAS Mapping Activity Statement MOA Memorandum of Agreement NAVD88 North American Vertical Datum of 1988 NFIP National Flood Insurance Program NGVD29 National Geodetic Vertical Datum of 1929 OPC Outreach Project to the Community OPF Outreach Project to the Floodplain OPS Outreach Project Strategy PDCC Preliminary DFIRM Community Coordination RDC Regional Development Center SFHA Special Flood Hazard Area SOMA Summary of Map Amendments USGS U.S. Geological Survey

6 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS page 1 INTRODUCTION In the United States and in Georgia, flooding is the number one natural disaster. To identify flood hazards, the risks they pose to people and property, and the regulatory boundaries of floodplains, the Federal Emergency Management Agency (FEMA) develops flood hazard maps, officially known as Flood Insurance Rate Maps or FIRMS. In 2003, FEMA working with local governments, states, and other partners embarked on a comprehensive, five-year initiative to update the nation s flood maps to reflect current flood risks, working with local governments, states, and other partners. The new maps are digital, rather than paper-based, are more accurate, simpler to use, and easier to access. Today, Flood Map Modernization (or Map Mod) is transforming the way flood maps are created, viewed and used. As part of a Cooperating Technical Partner (CTP) Agreement with FEMA, the Georgia Environmental Protection Division (EPD), under the Department of Natural Resources (DNR), has accepted delegation and responsibility of the Map Modernization Program for the State of Georgia (State). When this project started, 20% of the State did not have any flood maps; 32% of the State had flood maps which were 15 years or older. Drainage patterns have changed dramatically due to land use, surface erosion, and other natural forces. As a result, the likelihood of riverine, coastal and flash flooding in some areas has increased significantly. Moreover, the technology used to estimate risk has greatly improved. Up-to-date maps more accurately represent the risk of flooding and hence are an important tool in the effort to protect lives and properties in the State of Georgia. At the end of the Map Modernization process, all 159 counties and 531 communities in Georgia will have updated Digital Flood Insurance Rate Maps (DFIRMs) that incorporate new detailed studies, approximate studies, and/or updated base mapping. The new DFIRMs will be in a countywide format. The State is also working with FEMA and affected local governments (in this document, this term refers to county and local communities that participate in the National Flood Insurance Program, or NFIP) to facilitate the approval and adoption process required as part of revising the FIRMs. Local governments that elect to participate in the NFIP must adopt and enforce floodplain management regulations based on data provided by FEMA, which includes revised FIRMs. As will be explained in this guidebook, there are specific requirements when new or updated FIRMs and Flood Insurance Study (FIS) reports are prepared that must be met by FEMA, FEMA s mapping partner the State, and affected local governments. This guidebook is designed to provide guidance to communities that will be affected by the flood map update process in which new, or revised FIRMs, are being created. In some cases, whole communities will be updated with new flood hazard information. In other cases, just specific watersheds may be updated. In instances where hydraulic and hydrologic modeling will identify new or updated flood hazard areas, communities need to make the effort to educate community officials, residents and businesses in order to successfully pass ordinances that adopt the new and/or updated flood hazard data. Flood maps are used by many elements of a local community such as insurance agents, lenders, real estate agents, engineers, land surveyors, builders, emergency managers, community planners, and citizens. For example, it was estimated in 2007 (by the National Flood Determination Association) that flood hazard maps were touched more than 30 million times annually by all users nationwide. As these flood maps impact all of the users previously listed (and others), it is important to have a well designed and implemented outreach program so that the revised flood maps and accompanying engineering studies are understood by those that will be affected by the flood map revisions. In addition, the stronger the outreach, the greater the understanding, and hence the

7 page 2 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS more successful a community is in making it through adoption with limited appeals and/or dissatisfaction from the citizenry. There will always be those that feel the map process impacts them negatively. An effective outreach strategy will help ensure that every effort has been made to allow the process to be as fair and open as possible. The State recognizes that all communities have different levels of resources to perform outreach and that many of the players involved with outreach have varying experience with aspects of the flood map process. The State has created this guidebook to serve as a resource for local officials and staff that will perform outreach and review tasks. OVERVIEW OF FLOOD MAP PROCESS PHASES The National Flood Insurance Act of 1968, as amended, includes mandates for FEMA to identify flood prone areas nationwide and publish and update flood hazard information in support of the NFIP. To satisfy this mandate, FEMA develops new FIRMs for communities without maps and produces updated FIRMs for those communities with maps. The development of the FIRMs has been formalized by FEMA into four general project phases: Mapping Needs Assessment Project Scoping Topographic Data Acquisition and Hydrologic & Hydraulic Modeling/DFIRM Production Preliminary/Post-Preliminary Processing Figure 1.1 depicts a diagram showing the breakdown of FEMA s typical flood map project process. Sections 2 and 3 of this guidebook summarize the Mapping Needs Assessment and Project Scoping phases, respectively. The Topographic Data Acquisition and Hydrologic & Hydraulic Modeling phase is presented in Section 4, while the DFIRM Production phase can be found in Section 5. The Preliminary Processing phase is described in greater detail in Section 6, and the Post-Preliminary Processing phase is presented in Section 7. Outreach and community coordination occurs concurrently with all these phases. Typical time frames to complete each phase are also presented in Figure 1.1, with the overall project lifecycle expected to take from 14 to 33 months. Figure 1.1: FEMA s Flood Map Project Phases

8 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS page 3 COMMUNITY COORDINATION & MAPPING NEEDS ASSESSMENT PHASE OVERVIEW The Mapping Needs Assessment phase establishes needs for initiating and prioritizing flood map projects. For communities with effective FIRMs, how adequate and up-to-date the flood hazard information or maps are to identify and manage floodplains is determined. Where communities do not have effective FIRMs, the purpose of this phase is to determine whether the community is at risk for flooding and if a FIRM is required. Section 575 of the National Flood Insurance Reform Act of 1994 requires that FEMA must assess the need to revise and update all flood hazard information identified, delineated, or established at least once every five years. FEMA utilizes information collected from the communities, local governments, federal and state agencies and FEMA archives to rank and estimate costs to prepare a prioritized list of flood map updates and also to allocate funding. MAP MOD ACTIVITIES As mentioned previously, FEMA is required to assess needs for revising and updating the FIRMs at least once every five years. In the past, this has been performed by issuing surveys to the communities participating in the NFIP to determine if there are any flood data update needs or map maintenance update needs. Flood data needs refer to any need to update or develop new flood hazard information such as base flood elevations (BFEs), rainfallrunoff estimates, floodways, floodplain boundaries, etc. Flood data update needs could refer to new flood hazard information that is available from a local drainage study or an area with known flooding problems that is experiencing development pressure without the benefit of current floodplain information. Map maintenance needs relate to the non-technical features of a FIRM such as political boundaries (to reflect annexations since the maps were last issued) or road locations and names. It is in the State s and local government s interest to document and report these needs so that the FIRMs reflect current conditions. OUTREACH ACTIVITIES This phase is a data gathering and analysis phase, so traditional outreach is minimal. Internal communication with staff that use or are impacted by flood hazard information should take place to ensure all community needs are addressed. FEMA, Georgia DNR, or its mapping contractor, may provide information about the mapping process to those communities unfamiliar to the requirements and phases. This could include technical information such as FEMA s Guidelines and Specifications for Mapping Partners, brochures related to the NFIP, and pamphlets about the mapping process such as Adoption of Flood Insurance Rate Maps by Participating Communities (FEMA 495).

9 page 4 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS SUGGESTED OUTREACH MATERIALS FEMA s Guidelines and Specifications for Mapping Partners (note: while this does have a brief description of outreach, it provides a technical description of the entire mapping process for those wishing to know the details and exact requirements) Why We Map Flood Risks (FEMA I257) Answers to Questions about the NFIP (FEMA F-084) Joining the NFIP (FEMA 496) Adoption of Flood Insurance Rate Maps by Participating Communities (FEMA 495) Georgia DNR s What Do You Need For Each Type of Study? Georgia DNR s Map Modernization Process Georgia DNR s Flood Map Production Process

10 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS page 5 PROJECT SCOPING PHASE OVERVIEW Once FEMA allocates funding for a flood map project, the details of the project scope are determined. Under Project Scoping, research and coordination with stakeholders (including the local community) are performed to determine what effective data may still be carried over to the new study, best available data that may be used for the project, priority areas within the community, the proposed methods for identifying flood areas (e.g., detailed hydrologic and hydraulic analyses, redelineation of existing floodplain boundaries using newer topographic information, etc.), map format decisions, schedules and cost estimates for completing the remaining phases, and the project partners and their respective responsibilities. In addition, participating communities and the county are reminded to begin to review their local ordinances to determine how they may need to be revised to allow adoption of the new DFIRMs before they become effective. Typically, a community-based meeting is held and a scoping report is prepared summarizing the results of the research and coordination, and the agreed upon approach for the remaining phases. At the Scoping Meeting, participating communities and stakeholders review and prioritize the areas to be studied, discuss the study methodologies for identifying the high risk flood areas, determine available data to support the watershed modeling and flood map production, and review the mapping format and layout. MAP MOD ACTIVITIES To initiate the flood map project, the State enters into a Mapping Activity Statement (MAS) with FEMA that serves as the formal agreement between the two parties. The MAS identifies the activities to be performed by the State, the deliverables to be provided to FEMA, the project schedule, and the funding provided. Upon execution of the MAS, the State begins to build upon the information collected during the mapping needs assessment, make initial contact with the community (or communities) to inform them that a flood map project has been initiated, and to research available data (including aerial orthophotography, and hydrologic and hydraulic data). Once preliminary data collection has been completed, the State will distribute invitation letters to community representatives, State representatives, and other relevant organizations/agencies that may assist the project (e.g., U.S. Geological Survey (USGS), Georgia s Regional Development Center s (RDCs), applicable engineering firms) for a Scoping Meeting. Ideally, community officials responsible for floodplain management, development review, planning and zoning, stormwater infrastructure, hazard mitigation, and emergency management, will participate along with County/City Managers and the jurisdiction s elected officials. The State will conduct the Scoping Meeting with the affected communities and other stakeholders to review and finalize the prioritization of needs, determine the areas to be studied and the methodologies to be used based on the available budget, discuss available data to support the project, and review FIRM format and layout schemes. Local governments are expected to participate in the Scoping Meeting, identify available data, and provide copies of their current floodplain ordinance(s). Community officials will be provided with a Scoping Package. This package would include an introduction, Scoping Process Overview booklet (including a suggested list of whom to invite and what to bring to the Scoping meeting), and information about the FIRM update effort. At the

11 page 6 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS Scoping Meeting, additional fact sheets (such as described in the previous phase, along with more information about the NFIP) are provided in hard copy, as well as electronic format, to allow posting on a community s web site. Once activities for map production have been assigned and documented in the Scoping Report, the community may use the Project Scoping materials included in this guidebook to provide an overview of the plan to stakeholder groups, media, and the public. These materials include talking points for internal communications ( in-reach ) with other local public officials and staff, as well as with the media, a suggested outreach timetable, and facts about the process. The State will record meeting attendance, available GIS information, local floodplain ordinance(s), the proposed scope of project, and the final scope of project in the Scoping Report submitted to FEMA. Once approved by FEMA, the final Scoping Report serves as an amendment to the MAS. The State will also provide a copy of a Memorandum of Agreement (MOA) for the county and participating communities to review and execute. The MOA is a tri-party agreement between the local government, State, and FEMA recognizing that all are participating in the flood map update and stating that the community will be cooperative with both the State and with FEMA. OUTREACH ACTIVITIES Once activities for map production have been assigned and documented in the Scoping Report, the community may use the Project Scoping materials included in this guidebook to provide an overview of the plan to stakeholder groups, media, and the public. These materials include talking points for internal communications ( in-reach ) with other local public officials and staff, as well as with the media, a suggested outreach timetable, and facts about the process. SUGGESTED OUTREACH MATERIALS Template talking points Template Brochure on Map Modernization Georgia DNR s What are Your Options in Map Modernization Georgia DNR s How to Adopt a Floodplain Management Ordinance Georgia DNR s Flood Map Production Process Georgia DNR s Flood Insurance and the Georgia Flood Map Modernization Project Georgia DNR s Georgia Flood Map Modernization Program Website Georgia DNR s Your Community s Floodplain Management Ordinance Georgia DNR s Georgia Map Modernization Overview

12 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS page 7 TOPOGRAPHIC DATA ACQUISITION AND H&H MODELING PHASE OVERVIEW With an approved flood map project scope, the project proceeds into the Topographic Data Acquisition and Hydrologic & Hydraulic Modeling phase. Typically, the following activities are performed: Collect or develop topographic data required for performing hydrologic & hydraulic analyses and delineating floodplain boundaries, Determine hydrologic & hydraulic (H&H) characteristic of the flood source(s), Perform H&H simulations, and Delineate preliminary floodplain boundaries. These tasks are performed by engineering and mapping consultants that the State has prequalified. MAP MOD ACTIVITIES Topographic information is the foundation for watershed modeling and floodplain analysis. The State has and will continue to invest in developing digital topographic information to the detail necessary to identify the flood risk. Ideally, LiDAR technology will be used to collect digital topographic information prior to the anticipated FEMA flood map project being initiated. The LiDAR data will support hydrologic and hydraulic modeling, floodplain analysis, and redelineation of older flood studies, as necessary, to update the FEMA flood hazard areas for watersheds that cannot be studied in detail due to funding constraints. LiDAR is not available throughout the State and must be supplemented with other available topographic information, such as the Digital Elevation Model (DEM) from USGS (five and ten foot contour interval). For each watershed to be studied, the best available topographic information is collected and integrated into a geospatial database. FEMA and the State are migrating from the older, less accurate, National Geodetic Vertical Datum (NGVD) 1929 as the reference for measuring elevations to the North American Vertical Datum (NAVD) A vertical datum is the base measurement point(s) from which all elevations are determined and ensures consistency in the elevations reported for the same location. All flood elevations mapped on new or updated FIRMs and reported in the associated FIS report are to be referenced to the NAVD 88 datum. Building upon the topographic data, detailed analyses are completed that include: field evaluation of the watershed and its intermediate conveyance system, inventory of water resources and stormwater management infrastructure, data development and GIS processing of watershed parameters, and an immediate maintenance evaluation of the existing stormwater infrastructure.

13 page 8 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS It also includes survey, data management and development of watershed parameters, GIS processing, computer modeling, floodplain analysis, and floodplain mapping. For watersheds not studied in detail, older flood study results may be remapped against newer topographic data, or approximate flood hazard areas may be defined using limits of wetland areas or hydric soils. OUTREACH ACTIVITIES During this phase, external outreach is typically minimal, as the focus is on collecting and analyzing data, as well as modeling. The local government representative overseeing this process should keep the respective local government officials and relevant staff informed. The talking points created during the Project Scoping phase can be used and just updated with the latest information regarding the current progress that the project is making, current resources available, updated timetable, etc. Community staff should also communicate to engineers and developers seeking permits for new development about hydrologic and hydraulic modeling being developed, where applicable. Additionally, since topographic data and floodplain results will be referenced to the NAVD 88 vertical datum, it is important to communicate to relevant staff and the development community that a new datum is being used, what the differences are between the two vertical datums, and implications from migrating to the NAVD 88 datum. The use of a different datum does not change the relationship of the flood level to the ground surface, but it does change the value that is reported on the map or associated documents. The difference between the two vertical datums (NGVD 29 versus NAVD 88) could mean an elevation reported for the same location could have a difference of up to a foot depending on where the point is in the State. A fact sheet about the vertical datum migration will help facilitate these discussions. SUGGESTED OUTREACH MATERIALS Vertical datum fact sheet Talking Points from the Scoping Phase Georgia DNR s Flood Map Production Process Georgia DNR s Flood Insurance and the Georgia Flood Map Modernization Project

14 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS page 9 DFIRM PRODUCTION PHASE OVERVIEW Following the development, review, and approval of the floodplain results, production of the preliminary DFIRMs will commence. The State will have one of its pre-qualified consultants complete the DFIRM Production phase. The DFIRM format and paneling scheme presented and agreed upon at the Scoping Meeting will be used. Since the maps will be developed in a digital form, the State will prepare the DFIRM database according to FEMA's Guidelines and Specifications. MAP MOD ACTIVITIES The State s consultant will be responsible for creating the preliminary DFIRM, assembling the preliminary FIS report and preparing the Summary of Map Actions (SOMA). The SOMA lists Letters of Map Amendment (LOMAs), Letters of Map Revision based on fill (LOMR-Fs) and Letters of Map Revision (LOMRs) that will be revalidated, incorporated, superseded, or reevaluated when the new/revised FIRMs become effective. These summaries are provided to the county and participating communities several times throughout the Preliminary and Post- Preliminary Processing of the FIRMs (Sections 6 and 7). Existing LOMAs, LOMR-Fs, and LOMRs are categorized into one of the following: 1. Incorporated onto the revised FIRM panel(s); 2. Not incorporated onto the revised FIRM panel(s) due to scale limitations (but are still valid) or the area(s) were determined to be outside of the Special Flood Hazard Area (SFHA) currently shown on the effective FIRM; 3. Not shown on the revised FIRM panel(s) because they are being superseded by the new floodplain results (therefore are decommissioned); and 4. New determinations must be made after the revised FIRM becomes effective. During this phase, the State will also draft a Public Notice for publication in the local paper(s) that lists all new or revised base flood elevations (BFEs) that will appear on the FIRM (if any). This legal notice will be published under the next phase (Preliminary DFIRM & Community Coordination Period) and must be in accordance with Section 67.3 of the NFIP Regulations. OUTREACH ACTIVITIES During this phase, the State and FEMA are preparing the necessary The DFIRM Production Phase is the critical maps, reports, and other materials to begin the statutory public approval time when a process that begins with the next phase. community must start The DFIRM production itself may take up to three months, but it is an its stakeholder outreach as well as its important three months for outreach. While there are no required internal in-reach. outreach or Federal regulation-related activities, it is recommended that the different key stakeholders are met with and serious consideration is given to creating a stakeholder advisory group in larger counties and/ or areas where there are going to be significant map changes. This group could include a member from each of the following: realty, lender, insurance, and builder industries; a homeowner and/or mobile homeowner association; and participating community and county staff that are involved in this process. In addition, if there is a county (or community) public information office or communications department, a staff person from that office or department is recommended to participate in these meetings as well.

15 page 10 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS In addition to these stakeholders, internal outreach ( inreach ) should begin if it hasn t already, especially as the time grows closer for the release of the preliminary DFIRMs. Elected public officials (i.e., mayors, county commissioners, and city council members), the county and city managers and their staff should be met with one-onone to explain the mapping process and any related issues. This is to ensure they understand why this project is being done, the effects the maps have on building and insurance requirements, what options the property owners have, the benefits of the flood map updates for the different parties, who the partners are, etc. It is very important that a strong QUESTIONS TO ADDRESS Why new flood maps? Who is involved with creating them? What are the effects of the new flood maps? What options are there? When will they become effective? What are their benefits? Where do I go to get more information and to see the new flood maps? understanding of the mapping process is built. Any concerns they have should be addressed now, before the preliminary maps arrive for their formal review/presentation. Besides elected officials, departments that may have some responsibility with emergency management, building codes, engineering, real estate, storm water management and floodplain management should also be met with and provided this information. During these stakeholder and internal meetings, consistent messages and information need to be provided. PowerPoint presentations, whether presented via a projector and/or via hardcopy are an excellent method for disseminating information, along with fact sheets. In addition, a section of the local government web site should be created to explain this process, the effects of the map changes, options available, and additional resources. A very visible link should be included on the local government s home page(s) to the section about the map modernization effort. At a minimum, a description of the mapping project should be created and a link to the Georgia Floodplain Mapping Program web site ( included for further information. If the county or local community has a general central number that citizens call in to, the staff answering the phones should be informed about this project and given basic information about where the caller can go for more details. Those resources include the local floodplain administrator, the State, the FEMA Map Assistance Center, as well as FEMA s and Georgia s web site. The templated fact sheets and talking points should be used as well as previous outreach material. When holding these meetings, it is important that each meeting is documented by the community(s) holding it (e.g., who attended, what was presented, what was distributed, where and when it was held) and keep this log updated and handy. There will be times when local government officials or the media will ask what has been done to inform the public, and this updated log will allow for a quick and accurate response. SUGGESTED OUTREACH MATERIALS Georgia DNR s Georgia Map Modernization Overview Georgia DNR s Timeline for DFIRM Adoption Georgia DNR s Flood Insurance and the Georgia Flood Map Modernization Project Template fact sheets for lending, realty and insurance industries Template fact sheet for builders/engineers/ developers Suggested web page format and wording for local government s web sites Template talking points for internal communications

16 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS page 11 PRELIMINARY DFIRM & COMMUNITY COORDINATION PERIOD PHASE OVERVIEW Upon approva l from FEMA, the preliminary DFIRMs, FIS report, and a preliminary SOMA are submitted to the appropriate local governments by the State for review. The State typically provides about a 30-day Community Comment Period for local governmen t officials to review and provide commen ts. Comments from the county and local participating communities about the maps, FIS report, or SOMA are to be forwarded to the State. During this tim e, the State will initiate the scheduling of a Preliminary DFIRM Community Coordination (PDCC) Meeting discussed further under Section 7. The local With preliminary DFIRMs soon to be released to the governments will help determine the public, now is the time to ensure that the stakeholders are totally informed, internal departments and location and timing of the PDCC meet ings. government officials are completely educated and the If there are changes in the BFEs or they media is made fully aware of the remapping project and are added for the first time, the State will its benefits. This will help ensure that the public hears a also coordinate with the local governments consistent and accurate message from all groups. and FEMA about the start of the 90-day Appeal Period that occurs under the final phase, Post-Preliminary Processing (see Section 7). In addition, planning for an Open House to allow the public to review the maps and ask questions also occurs during this period. MAP MOD ACTIVITIES The State will distribute c opies of the preliminary FIRMs, FIS report and SOMA to the Chief Executive Officer (CEO) and floodplain administrator of each affected community at a minimu m. Since the FIRMs will be produced in a countywide format, each jurisdiction can expect to receive a copy of the FIRM Index, the draft FIS report, and those FIRM panels upon which their jurisdiction is mapped. They will be given approximately 30 days to review the new preliminary flood maps. Any corrections or issues are sent to the State and FEMA Shortly after the preliminary FIRMs and FIS have been issu ed, the State will work with the local governments involved to plan the location, date and time of the PDCC meeting and the subsequent Open House. The meetings are typically held in a county location; e.g. commissioners chambers, county auditorium. The State will also prepare a meeting notice in accordance with FEMA guidance. The State will invite local and county CEOs, county and community managers, floodplain managers, and other staff related to this process (e.g. stormwater managers, planners). Community officials are urged to invite any additional personnel who may not have been invited via letter. OUTREACH ACTIVITIES As the PDCC meeting is being established, the time and place to hold at least one Open House for the public to view and discuss the maps should be scheduled. The location will typically be in the

17 page 12 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS same place as the PDCC meeting, if the meeting space is large enough. The State will provide suggested wording for an ad to be placed by the county and local participating communities in a local newspaper. It is recommended that local radio stations be provided the ad and even have a Press Release issued. This will help promote attendance and provide the correct message about the purpose of the maps and the meeting. During this time, it is also important for the local governments to continue to keep the stakeholders informed on what is happening. This will help them (the stakeholders) be better prepared to answer questions they may receive from their clients once the maps are released. You may wish to offer to present at a civic organization s or other local stakeholder s meeting (e.g., monthly luncheon meeting; but plan ahead as some associations plan speakers several months in advance) or provide articles to be printed in their local electronic newsletters (or enews blasts to members); e.g., Chambers of Commerce s newsletters, local real estate association newsletter; Homeowner Association newsletters). NEVER SAY... You don t live in a flood zone. You are mapped out of (or into) a flood zone. We ALL live in a flood zone; it is the level of risk that is different or changing. The new, more accurate flood maps help residents and business owners to be more informed about their property s current level of risk! You don t need flood insurance. When a property is mapped into a moderate- or low-risk area, flood insurance is no longer federally required by lenders. It does not mean they don t need it, as the risk has been only reduced, not removed. Internally, the local government officials and their staff should Let the property owner s insurance be given an update in person so that they have the agent help determine the right amount of coverage needed. opportunity to ask questions and hear what has transpired and will happen going forward; talking points are provided with this guidebook. It is important to remind them that they will have to have an ordinance in place that use the new DFIRMs for building permits and floodplain management when they become effective. Also, the local government web sites should show the information about the upcoming Open House meeting and keep its map modernization page updated (if there is not a specific page, it should then, at least, link to the state s map mod web site for more information). Planning for the Open House occurs during this time. The typical format of the Open House in Georgia is to hold it in a location where stations (i.e., tables) can be set up for different topics and then serviced by local participating community, county, State and FEMA staff. This would include a: Welcome Station to provide visitors with information about how the Open House works and to document (by sign-in sheet) those in attendance Flood Map Station to look up a property s location on the flood map, Flood Insurance Station to discuss the effects of map changes on flood insurance requirements and needs, Local Floodplain Management station serviced by local participating community and county staff to answer questions specific to a community (e.g., building requirements), Appeals & Protest Station where property owners can learn more about what their options are if they disagree with the flood maps or FIS, and General Information Station where general facts sheets and information not specific to any particular station can be placed. Appropriate fact sheets and resources related to each respective station to help inform the public should be assembled. Suggested outreach material is listed at the end of this section. The paper maps, and in most instances, digital copies of the maps and any tools to help facilitate property

18 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS page 13 OPEN HOUSE QUESTIONS The most often asked questions in an Open House are around flood insurance: How am I affected? How do I get out of it (when they find out they are mapped into a high-risk zone)? What s the cheapest cost (when they find out they can t)? Review the grandfathering rules and you will be ready to help them find the best, least expensive option. look up, should be available for use at the Flood Map Station to assist the public with locating their property and determining how they will be affected by the new maps. Note that if there are new or modified BFEs, the 90-Day Appeal Period (discussed in Section 7) will typically begin after the Open House. If there are BFE changes, information about the appeal and protest process will need to be prepared for the Open House meetings. Since there will be a change in vertical datums used, information about this should be made available. Likewise, information about how the local governments will handle building permits from this period on through to the adoption of the DFIRMs or the issuance of the Letter of Final Determination (LFD) should be created. As the time draws near for the PDCC meeting, a meeting with the local media (e.g., newspaper, TV, radio) is recommended. An informal meeting could be held and fact sheets about the mapping effort, its effects on building and insurance requirements, the timetable, its benefits, etc. could be provided. To help in the presentation, talking points are provided below. If there is a large newspaper in the area, an alternative would be to meet with the editors and perhaps provide a more formal presentation and leave the material behind. The local participating communities and the county may wish to coordinate these efforts as well as then prepare a Press Release to announce the release of the preliminary DFIRMs the day of the Open House. SUGGESTED OUTREACH MATERIALS Georgia DNR s Reviewing Your Preliminary DFIRM Panels and FIS Report Georgia DNR s Homeowners Frequently Asked Questions Georgia DNR s Appeals and Protests Processes Georgia DNR s How to Adopt a Floodplain Management Ordinance Georgia DNR s Flood Insurance and the Georgia Flood Map Modernization Project FEMA Guide to Flood Maps; How to Use a Flood Map to Determine Flood Risk for a Property Template press release Template Open House ad Generic materials for the open house or ongoing use Template brochure about the map mod process Template fact sheet for the public Template talking points public and media Template bookmarks for the county libraries Template letters to property owners being mapped into/out of SFHA

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20 page 15 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS POST-PRELIMINARY PROCESSING PHASE OVERVIEW Once the preliminary FIRMs are released to the affected jurisdiction(s), the Poster-Preliminary Processing phase begins. As mentioned in the previous section, the PDCC meeting will generally be held approximately 30 days after issuance of the preliminary DFIRMs to the local governments. This allows time for the community to review the preliminary DFIRMs and FIS report and for the State to address minor revisions accordingly. Major revisions will not be made without prior FEMA approval. The Open House is then typically held after the PDCC meeting and is a time for the public to view the maps and see how they may be affected. If there are changes in existing BFEs or there are new BFEs presented on the preliminary DFIRM, then a 90-day Appeal Period is held. Once all information is received from either comment period, it will be evaluated and a final DFIRM will be created. It will then go through several quality control checks, which could take up to 10 weeks. Once completed, a Letter of Final Determination (LFD) will be issued to the county and local participating communities. The LFD states that the new flood maps are final and will become effective in six months. The county and local participating communities will have that same amount of time to pass an ordinance to adopt these new maps into their floodplain regulations, if they have not already. MAP MOD ACTIVITIES Preliminary DFIRM Community Coordination (PDCC) Meeting The start of the Post-Preliminary Process is the holding of the PDCC meeting. The State and FEMA will meet with and present information to local participating communities and county officials about the study and the new maps, including (but not limited to): An overview of the FIRM update process, An introduction on the function of floodplains, and associated management responsibilities, How new and revised flood hazard information was developed, How to apply the vertical datum conversion, Benefits of the NFIP, Potential impacts to homeowner s flood insurance requirements, The revised floodplain delineations, Updated or new BFEs (if present), Use of the preliminary DFIRM and FIS as Best Available Data for floodplain development permitting An explanation of the appeal/protest process (if there are new or updated BFEs), A review of the adoption process and ordinances, and A timeline of events from now until the new DFIRMs become effective. A FEMA representative will also discuss and provide a copy of NFIP regulations, a model floodplain ordinance and a point of contact for assistance in the development or revision of an ordinance. The FEMA representative will discuss flood insurance implications for both existing and yet to be built structures. The State will present the revised and new floodplain information, and the basis behind the findings. Additionally, the State will confirm with the county and local

21 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS page 16 participating communities the current contact information for the CEOs and floodplain administrators, the local newspaper(s) where notices on new or modified BFEs will appear (if applicable), and the address of where they each will make their respective preliminary DFIRM and FIS available for public review. Open House As mentioned in Section 6, an Open House is typically held right after the PDCC meeting to allow the public and stakeholders a close look at the new flood maps and see how they may be affected. They also will learn about how and why the maps were created and learn what the timeline is for the remainder of the process. Local and county staffs are strongly encouraged to participate along with State and FEMA staff that will be there to answer the public s questions. In addition, there will be outreach material that they can take back to their home or office to review. 90-Day Appeal Period/Review Period Counties without new or modified BFEs If there are no changes in existing BFEs or no new BFEs added, then the State typically provides an informal 30-day review period after the Open House to give the public and local officials more time to review the maps. Any suggested changes identified during the local participating communities and county s review as well as what might have been identified before or after the PDCC meeting and Open House should be forwarded to the State for their review. Once all comments are resolved, the flood maps are then finalized. Counties with new or modified BFEs - Community Comment (Appeal) Period When new or revised BFEs are determined for a community, a 90-day Appeal Period must be provided in accordance with Section 110 of the Flood Disaster Protection Act of 1973 (Public Law ). FEMA will initiate this period by: notifying the local participating communities and county by letter about the start date and proposed BFE determination, publishing a proposed BFE determination notice in the Federal Register, and announcing the start of the formal 90-day appeal period in the community s local Legal Notices section of the newspaper twice during the ten day period following the notification letter. The announcements will indicate that a detailed listing of the proposed BFEs and information on the statutory period provided for appeals is posted on FEMA s website ( These announcements inform the public of the following: Preliminary FIRMs have been prepared and are available for review and comment, New and/or revised BFEs have been determined (if applicable), Where these preliminary maps can be viewed by the public, What the process is to appeal or protest the information shown on the maps, and Who to contact for assistance. The 90-day Appeal Period begins on the day the second announcement is published in the community s local paper.

22 page 17 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS There are very specific definitions to what constitutes an appeal and a protest. An appeal is an objection to the new or changed BFEs shown on the FIRMs or the supporting topographic data or hydrologic and hydraulic analyses. All appeals must be supported by technical data that proves that the proposed BFEs are scientifically or technically incorrect. A protest is an objection to information shown on the FIRMs other than a BFE, such as floodplain boundaries, base map information or street names. Depending upon the type of information being challenged, protests may require similar documentation as an appeal. APPEALS & PROTESTS PLUS LOMCs Property owners have two opportunities to submit evidence on why they believe their property has been improperly mapped. If a 90-day public comment period is held, they can file: An Appeal which requires technical and/or scientific evidence concerning a BFE, or A Protest which is an objection to any other information related to the new map that is not about a BFE. Appeals/protests will be submitted to the local government s CEO or representative for their initial review. They should send to the State any appeals/protests soon after they are received and reviewed, rather than waiting until the end of the appeal period to send all of them at once. This will help both the State and FEMA process the protests and appeals in as timely of a manner as possible. Along with the appeal/protest and support data, the local government should include a transmittal letter stating whether they support the objection. The State will prepare and send an But if property owners cannot submit their appeal within the 90-day period, they still can submit a Letter of Map Change (LOMC) any time after the new flood maps become effective. acknowledgement to the local jurisdiction s CEO that appeals and/or protests have been received and are being reviewed. The State will work directly with FEMA Region IV to address any and all appeals/protests. All appeals and protests received during the statutory 90-day appeal period will be reviewed by the State and forwarded to FEMA along with the State s written opinion as to the validity of the appeals and/or protests. During its review, the State will evaluate submitted data, request additional data as necessary, and recommend resolutions to FEMA. Once FEMA issues the appeal resolution, the State will transmit the signed FEMA appeal resolution letter to the associated community and all appellants and make revisions as appropriate. A 30-day period is provided for review and comment on successful appeals/protests. Once all of the appeals/protests and comments have been resolved, the flood map is ready to be finalized. Letter of Final Determination (LFD) Once the maps are finalized, they will go through several detailed quality control/quality assurance steps; this may take around ten weeks. Once this process is complete, a Letter of Final Determination (LFD) will be sent by FEMA to each affected jurisdiction along with a final SOMA; a posting is also made by FEMA in the Federal Register if there are changes to the BFE. The LFD provides the date when the flood hazard information (i.e., DFIRMs and FIS report) will become effective and also gives guidance on action that might need to be taken to adopt, update, or revise local Flood Damage Prevention Ordinance(s) to comply with NFIP regulations (Section 60.2 and 60.3).

23 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS page 18 START ADOPTION PROCESS EARLY When the new DFIRMs go effective, all participating communities must have an ordinance in effect that recognizes these as the new flood hazard maps that will be used for floodplain management and building requirements. If a community fails to adopt the new maps, then they will be suspended from the National Flood Insurance Program. This will have negative consequences on the availability of flood insurance for property owners and the availability of certain federal disaster assistance. The LFD is a six-month warning bell to remind communities that they need to ensure this happens before the maps become effective. The county and participating communities have six months from the date the LFD is issued to adopt or amend their Flood Damage Reduction Ordinance(s) and submit them to the Georgia Floodplain Management Office for review and approval. If compliant ordinance(s) have not been submitted to FEMA within the first 90 days of the compliance period, then FEMA will deliver a 90-day suspension reminder letter to the community. If the community has still not provided compliant floodplain ordinance(s) within 30 days of the effective date of the DFIRMs, a 30-day suspension reminder letter will be delivered by FEMA. If the county or local participating community fails to submit compliant ordinance(s) by the DFIRM effective date, it shall be suspended from participation in the NFIP until it does so. If a community is not participating in the NFIP, federal flood insurance is not available to its citizens. Properties located within Special Flood Hazard Areas (SFHAs) that have federally regulated or insured loans will be in default of their mandatory flood insurance requirements, unless the borrowers are able to secure coverage in the private market. In addition, no federal grants or loans will be issued for acquisition or construction of structures that are located in a flood hazard area; and federal disaster assistance will not be available for structures damaged by a flood in a Special Flood Hazard Area. Final paper copies of the effective FIRMs and the FIS report will be delivered to the affected communities along with a DVD containing the DFIRM database. Revalidation letter for Letter of Map Changes (LOMCs) that are still valid, but could not be reflected on the new maps will also be provided. When the new flood maps become effective, the new flood insurance requirements do too. OUTREACH ACTIVITIES Preliminary DFIRM Community Coordination (PDCC) Meeting & Open House The State will organize the PDCC meeting and provide all of the necessary outreach material. The Open House that follows will be set up jointly by the State and local governments. As mentioned in Section 6, it is important that the local governments promote this Open House to the media, stakeholders and public, as this is their opportunity to meet one-on-one with local, county, State and FEMA officials and ask questions about the new maps. While the State and FEMA will provide some staffing and subject matter experts for the meeting, local governments should be prepared to have staff attend to answer questions specific to their building codes and other local requirements.

24 page 19 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS 90-Day Appeal Period/Review Period Whether there is an official 90-day Appeal Period or an additional 30-day comment period after the Open House, the outreach effort should continue to be strong. Meetings with organizations (e.g., stakeholder, civic) and the public (e.g., homeowner associations, Chambers of Commerce) should continue, especially if there are significant changes. Articles about the mapping (e.g., its timing, effects, options, and benefits) should be provided to these organizations to be placed in local publications and newsletters. Information about the FIS and DFIRMs should also be made available at the local governments offices as well as public places like community centers and county and local libraries. At the libraries, additional information about how to access the maps via the county library computers should be made available, along with any creative take-aways such as bookmarks, stickers, etc. If there is a 90-day Appeal Period and newspaper notices do not coincide with the Open House(s), the county and participating communities may wish to issue another Press Release announcing the start of New Maps = Changes in Flood Risk With new the flood maps, property owners may find themselves mapped into/out of a high-risk flood zone, or their BFE may change These changes can affect their cost of flood insurance and what lenders require. In some instances, there may be no change The NFIP provides options that can help lower the cost of flood insurance and still keep them protected. By purchasing flood insurance (and then maintaining continuous coverage) before a map change places a property into a higher risk zone or higher BFE, the lower risk zone or BFE can be used for future rating of the flood insurance policy. Being mapped out of a high-risk area does not remove the risk of flooding, it is only reduced. The current policy may be able to be converted to a lower-cost Preferred Risk Policy, where premiums start as low as $119 for building and contents coverage. Be prepared to explain the options. the public comment period, what it means and where to go to view the maps and obtain more information on submitting an appeal or protest. A meeting with the newspapers and local radio or TV stations in conjunction with the issuance of the Press Release will also help in getting the correct information out. In areas of significant changes and where county/community resources are available, sending a written notification to property owners who may be affected by the maps (i.e., by being mapped into/out of the high-risk Special Flood Hazard Area, or by increases in Base Flood Elevations) should be considered. The county s and local communities web sites should be kept up-to-date with the latest information including key dates (e.g., Open House, 90-day Appeal Period dates, targeted effective date) and copies of all outreach material for the public to access. Likewise, any call centers (whether specific or general for the local government) should be provided general information about the mapping change and where the caller can go for more information about their question(s). Letter of Final Determination (LFD) This portion of the mapping lifecycle often receives one of the least amount of outreach efforts, which is opposite of what is needed! It is during this six-month time period before the new maps go effective (and the communities and county are busily passing ordinances to adopt the new maps), that property owners need to be reviewing their flood insurance options, depending upon how the new DFIRMs will affect them. To succeed in communicating this (as well as any new building requirements) to the public a focused outreach effort is needed. Local public officials (e.g., county commissioners, county manager, city council, mayor) and other community department staff need to be met with and

25 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS page 20 Pre-FIRM Buildings Have One Chance Property owners of pre-firm buildings have one chance to lock in their current flood zone and use the grandfathering rating rule to keep their premium down; and that is now, before the maps become effective. Post-FIRM buildings rates can be grandfathered after the DFIRMs effective date, but pre-firm buildings cannot. Consequently, it is important during this last six months that residents and businessowners with pre-firm buildings that will be mapped into a high-risk zone be contacted and informed of their last chance to save money on flood insurance. Get the word out! updated; arm them with fact sheets and talking points. Stakeholders, especially the insurance agents, need to be kept informed (e.g., presenting at local meetings; providing newsletter articles). The local media should be met with and explained this final process, what it means and what options property owners have. Fact sheets can be left with them to help explain the process, as well as a Press Release. The county s and local communities web sites should be updated with the latest information. Residents and business owners need to be reminded that the new maps are imminent. Examples of public reminders include meeting with (mobile) homeowner associations and Chambers of Commerces, or sending them a letter. Sending at least a letter to all pre-firm building owners that are being mapped into a high-risk area should be seriously considered. They have until the day before the maps become effective to purchase flood insurance using the existing lower-risk zone in the rating of the policy. This is known as grandfathering and they have that one chance to lock in that lower zone for future rating (post-firm properties can grandfather afterwards; however, it is easier and starts providing protection to grandfather before the new maps become effective). As the new DFIRM effective date finally approaches, a final outreach effort should be performed to inform all parties of the impending effective dates. The messaging and materials are very similar to those provided for the LFD (i.e., what should be done by whom and by when), except that there is no real time left. This information also can be basically used for a period after the new effective date, should questions and inquiries continue (note that the grandfathering message would change, as pre-firm buildings can no longer grandfather the old flood zone). SUGGESTED OUTREACH MATERIAL Template press release about the LFD phase regarding actions to take before the maps become effective (last chance for grandfathering under the old maps, good news, safer community, etc.) Template talking points for communication to the general public regarding actions to take before the maps become effective Template news article, fact sheet Georgia DNR s Homeowners Frequently Asked Questions Georgia DNR s Appeals and Protests Processes Georgia DNR s How to Adopt a Floodplain Management Ordinance Georgia DNR s Revalidations Georgia DNR s Flood Insurance and the Georgia Flood Map Modernization Project FEMA s Understanding Flood Map Modernization; Flood Insurance and The Grandfathering Rule

26 page 21 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS RESOURCES During the mapping lifecycle, specific questions will arise concerning the mapping process, regulations, etc. Your first contact should be the NFIP State Coordinator/Georgia Floodplain Management Coordinator. This person is: Collis Brown, CFM Georgia Floodplain Mgmt Coordinator Georgia Dept of Natural Resources Environmental Protection Division Seven Martin Luther King Jr., Drive Suite 440 Atlanta, GA fax You can also visit for more information about the Georgia Flood Map Modernization Project. For more information about FEMA s Map Modernization effort visit and visit to learn more about Risk MAP and how it is going to build upon the successes of Map Modernization as it winds down. General questions about the mapping process, Letters of Map Change (LOMC), affects of map changes on flood insurance requirements, etc. can be answered by the FEMA Map Assistance Center. They can be reached at 877-FEMA-MAP ( ). Their hours of operation are 8:00 am 6:30 pm Eastern Time. This is also a good resource to refer local property owners to who have similar questions. For more information about the flood insurance program and for the public to also locate an agent in their area who writes flood insurance, visit

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28 page 23 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS OUTREACH MATERIAL AND TEMPLATES The following examples of outreach material, including templates, are for use in developing and implementing a local outreach plan. There are many pieces from which to choose and not every piece will fit the needs of your community. You are encouraged to read and review the different pieces and use the ones that will convey the best message to the citizens. The outreach material has been organized according to the major Phases that occur during the production and approval of the flood maps. In some instances, you will notice that the same piece appears in more than one Phase. Regarding the template material, the words in red are the places where you can customize the piece to reflect your specific community. For assistance in entering the correct information, contact Collis Brown at collis.brown@dnr.state.ga.us. Also, please read over the piece and if there are certain sections that, for whatever reason, do not apply, then please delete that section. There is no requirement to use all of these pieces. Please visit the Community Officials section of for the latest updates, revisions and listing of new outreach material. This guidebook along with outreach material was created to help formulate and implement the best outreach plan for your community. The information that you disseminate should be consistent and accurate so that stakeholders, media, public officials and especially, property owners understand how flood maps are changing, how they may be affected, and the options they have in making more informed decisions about protecting their property against the risk of flooding.

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30 GEORGIA OUTREACH PLANNING GUIDEBOOK FOR LOCAL GOVERNMENTS APPENDICES TABLE OF CONTENTS 1. What Do You Need For Each Type of Study Georgia Flood Map Modernization Program Overview Georgia Flood Map Production Phases Internal Talking Points-Pre-Preliminary Release of Maps (Template) Map Modernization Brochure (Template) What Are Your Options of Studies How to Adopt a Floodplain Management Ordinance Flood Insurance and the GA Map Mod Project Information about Your Community's Floodplain Management Ordinance Georgia Vertical Datum Shifts Timeline to DFIRM Adoption Insurance Professional Fact Sheet (Template) Georgia Grandfathering Fact Sheet for Insurance Agents Lender Fact Sheet (Template) Realty Professionals Fact Sheet (Template) Building Professionals Fact Sheet (Template Homeowner FAQ - The Effect of Revised Flood Maps Example Map Mod Web pages (Templates) Public Fact Sheet - Preliminary Release of Maps (Template) Reviewing Preliminary DFRIM Panels Appeals and Protests Process Public Talking Points Preliminary Release of Maps (Template) Ad for Open House-Preliminary Map Release (Template) Press Release-Preliminary Release of Maps (Template) Georgia DFIRM Bookmark (Template) Sample letter to Property Owners Mapped into SFHA (Template) Sample letter to Property Owners Mapped out of SFHA (Template) Short News Article Post-LFD (Template) Public Talking Points Post-LFD (Template) LOMC Revalidations and SOMAs Post Preliminary Fact Sheet (Template) Press Release-Post LFD (Template)

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32 WHAT DO YOU NEED FOR EACH TYPE OF STUDY? Topographic data development is needed to performing flood study analyses, including: Arial topography survey; Cross sections survey; Hydraulic Structures survey; and Establishment of vertical control and location of qualifying benchmarks. Accurate, up-to-date topographic data is required when performing detailed, approximate or limited-detail studies and/or redelineation. Further, ground survey of channel cross-sections, underwater elevations, and hydraulic structures geometry (e.g., bridges, culverts, or dams) is required for detailed study. Less extensive survey of cross sections (no underwater points) may be required for limited-detail studies and some approximate studies (requirements is provided below and specifications is provided in further documents). The Georgia Map Modernization project will result in digital FIRMs and will require acquisition of digital base maps that reflects reference features (i.e., roads, streets, hydrographic features, political jurisdiction boundaries) needed by users to locate properties on the produced DFIRMs. Road and railroad names may be derived from community-supplied files or hardcopy sources, effective FIRM panels, and/or U.S. Bureau of Census Topologically Integrated Geographic Encoding and Reference System (TIGER) files. Road names are needed regardless of which base map source is chosen for digital FIRM production. Base map data to be used in producing a digital FIRM are prioritized as follows: 1. Base map data that are supplied by communities or other non-federal sources (e.g., State or regional agencies) that meets FEMA criteria (Minimum Standards) are the first choice for digital FIRM production. These map files may be in either vector or raster format. If both are available vector data are preferable due to the ease of their use, their file size, and lower printing costs. 2. USGS DOQs are second choice and the default base map if suitable community data are not available. Georgia Clearinghouse statewide coverage of the 1999 color infrared digital ortho quarter quads (DOQQs) is available. The Department of Natural Resources has acquired the complete data set (1-meter pixel) along with some 2002, true color, and high- resolution data (1-foot pixel), with coverage of metro Atlanta (full or partial coverage of metro Atlanta eleven counties). MINIMUM STANDARDS FOR COMMUNITY-SUPPLIED DATA To use community-supplied base maps instead of USGS DOQs for new DFIRMs production, minimum standards for resolution, horizontal accuracy, vertical accuracy, horizontal reference system, data source, currency, coverage, availability, restrictions on use must be met. 2

33 page 2 RESOLUTION The minimum resolution requirement for raster data files is 1-meter ground distance. Higher resolution data are also acceptable. HORIZONTAL ACCURACY The National Standard for Spatial Data Accuracy (NSSDA) is used to report the horizontal accuracy (Accuracyr). It is defined as the radius of a circle of uncertainty, such that the true or theoretical location of a point falls within that circle 95 percent of the time. The minimum horizontal positional accuracy for new FIRM base map data is that of the default base map which is the USGS DOQs, which have an NSSDA radial accuracy of 38 feet. Data that meet higher accuracy standards are also acceptable. Accuracyr of 38 feet is the same as radial root mean square error (RMSEr) of 22 feet. According to NSSDA, RMSEr for a DFIRM is defined as the cumulative result of all errors including those introduced by ground surveys, aerial triangulation, map compilation, and digitization activities. Typically for a base map, RMSEr equals square root of (RMSEx² + RMSYz²). VERTICAL ACCURACY The term Accuracyz defines vertical accuracy at the 95 percent confidence level. This means that the true or theoretical location of a point falls within linear uncertainty (vertical line of points of uncertainty) 95 percent of the time. The following provide guidance for contour interval preferences: For hilly terrain, 4-foot contours are acceptable for hydraulic modeling and the digital elevation must have vertical accuracy of (Accuracyz) of 2.4 feet (vertical root mean square error [RMSEz] of 1.2 feet). In moderate to flat terrain, 2-foot contours are required to accurately determine the 100-year flood elevations and flood plain boundaries; the digital elevation data must have Accuracyz of 1.2 feet [RMSEz of 0.6]. HORIZONTAL REFERENCE SYSTEM The files must be georeferenced to a known projection and datum and be accompanied by information that describes those parameters. DATA SOURCES Community-supplied data may be in the form of digital orthophotos or vector data files. Locally produced digital orthophotos may be at larger scales and higher resolution than USGS DOQs, but they must meet USGS DOQ at a minimum. Aerial images that are not ortho rectified are not acceptable. Vector files may be photogrammetrically compiled or digitized from orthophotos. Unacceptable vector file source include TIGER files or other compiled at scales smaller than 1:20,000. CURRENCY The data must have been created or reviewed for update needs within the last 7 years. COVERAGE Complete and integrated data for an entire county are preferred. If only portions of a county are available, the default USGS DOQ may be chosen. AVAILABILITY The data needs to be available or prepared for timely production of the DFIRM. 3

34 page 3 DATA REQUIREMENTS Requirements for topographic, cross sections, and hydraulic structure survey will vary from Flood Map project to another depending on the following: The flood hazard being addressed: riverine, coastal, or alluvial fan. The option that is selected for generating these studies: Detailed study, limited-detailed or approximate study, and redelineation of floodplain boundaries from the effective FIRM using more up-to-date topographic information. The requirements for each analysis option are summarized below: REQUIREMENTS FOR DETAILED FLOOD HAZARD ANALYSES This type of study will generally include a detailed hydraulic analysis, digital topographic data, surveying of cross sections (including underwater elevations), and of hydraulic structures. The mapping partner shall not establish dimensions and elevations of hydraulic structures by aerial survey methods (i.e., photogrammetry or LIDAR). REQUIREMENTS FOR LIMITED-DETAIL ANALYSES For this type of study, ground survey of non-critical cross sections may be interpolated from photogrammetric or LIDAR sources. Underwater elevations of non-critical sections may be interpolated from upstream or downstream surveyed cross sections, when no significant changes are anticipated in the channel geometry. Limited hydraulic structures survey may be needed (e.g., culverts invert elevations, bridges cords, and dams elevations) depending on the quality and availability of other sources (LIDAR or photogrammetry). REQUIREMENTS FOR APPROXIMATE ANALYSES Cross sections may be interpolated from contours on topographic maps, and underwater elevations may be interpolated from upstream/downstream data, assuming the channel bottom information has not changed significantly. Hydraulic structures survey is not required. REQUIREMENTS FOR REDELINEATION OF FLOODPLAIN BOUNDARIES More updated or current topographic data is required to redelineate the floodplain boundaries to reflect actual floodplain conditions. No new surveying of cross sections or hydraulic structures is required. The requirements summarized above are based on the assumption that suitable data do not exist from alternative sources (e.g., USACE, NRCS, DOT) and that new ground/aerial surveys will be required as described. 4

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36 GEORGIA MAP MODERNIZATION OVERVIEW INTRODUCTION The Federal Emergency Management Agency s (FEMA s) flood hazard maps are one of the essential tools for flood mitigation in the United States. Unfortunately, many of these maps in Georgia have become outdated, especially in high growth and development areas. FEMA has established a broad goal of modernizing flood hazard maps nationwide. As part of a Cooperating Technical Partner (CTP) Agreement with FEMA, the Georgia Environmental Protection Division (EPD) under the Department of Natural Resources (DNR) has accepted delegation and responsibility of the Map Modernization Program for the State of Georgia. This includes 159 counties and 531 communities throughout the State of Georgia. How the Map Modernization Program Will Be Managed The EPD will facilitate the implementation of FEMA s Map Modernization Program through direct management and support of all regulatory, engineering, and mapping activities within the State of Georgia. EPD is committed to developing a fully integrated floodplain management program that incorporates: Mapping needs assessments, Project scoping, Hydrologic and hydraulic modeling, Floodplain delineation, An internal Quality Assurance/Quality Control (QA/QC) process for all aspects of the program, Digital Flood Insurance Rate Map (DFIRM) production, Post preliminary DFIRM processing, and Long-term map maintenance. For its management plan to be effectively implemented, the State will need the full support and involvement of user communities. To ensure the full engagement of its partners, the State will commit a significant amount of resources to manage stakeholder expectations through up-front coordination, outreach, and customer service. The EPD vision for the Map Modernization initiative is to develop a statewide program that provides more accurate and complete flood hazard information for counties and communities within the state. At the end of the Map Modernization process, all 159 counties and 531 communities in Georgia will have updated Digital Flood Insurance Rate Maps (DFIRMs) that incorporate new detailed studies, approximate studies, and/or updated base mapping. The new DFIRMs will be in a countywide format. 5

37 page 2 HOW GEORGIA COMMUNITIES AND CITIZENS WILL BENEFIT FROM THIS PROGRAM: The updated flood hazard data will provide more accurate information for Georgia communities to help with design decisions when rebuilding after flood disasters, building new structures and infrastructure, and when retrofitting existing structures. DFIRMs will be updated more quickly and at a lower cost in the future. Current, updated base maps and the digital format of the DFIRMs will allow users to make more precise flood risk determinations allow online access ( to all maps 24 hours a day. Builders and developers can use the updated map data to determine where and how to build structures more safely and how high to build to reduce the risk of flood damage. Real estate agents will be better able to inform clients of the risk factors that may affect the property they are buying or selling as well as any flood insurance requirements. Insurance agents will know their clients current flood risk and can provide more informed recommendations regarding flood insurance coverage options. Residents and business owners will understand their current flood risk and be able to make better decisions about insuring and protecting their property against floods. The use of updated flood hazard data by communities for floodplain management will result in a safer Georgia by dramatically reducing long-term flood losses in the state. FOR MORE INFORMATION CONTACT: Collis Brown, CFM Georgia Floodplain Mgmt Coordinator Georgia Dept of Natural Resources Environmental Protection Division Seven Martin Luther King Jr., Drive Suite 440 Atlanta, GA fax Collis_Brown@mail.dnr.state.ga.us 6

38 FLOOD MAP PRODUCTION PROCESS BACKGROUND In support of the National Flood Insurance Program (NFIP), the Federal Emergency Management Agency (FEMA) and the State of Georgia have undertaken a massive effort of flood hazard identification and mapping to update Flood Insurance Rate Maps (FIRMs) for much of the State. These maps are created to more accurately reflect the current flood risks in Georgia flood maps. These new flood maps will help business and home owners make better financial decisions about protecting their property and will assist community officials, engineers, builders and others in making important determinations about where and how new structures and developments should be built. FLOOD MAP PRODUCTION PHASES Mapping Needs Assessment: Mapping needs are identified and reported to the State Floodplain Management Office for updating FEMA s Mapping Needs Update Support System (MNUSS). Additional data are collected including future file information, Letters of Map Change, other historical flooding data, Geographic Information System (GIS) data, aerial photos, digital orthophoto data, and topographic maps/data. (Note: In Georgia, all flood map updates will be produced with digital technology for ease of use and future update and maintenance.) FEMA and the State hold a Preliminary Mapping Needs Assessment Meeting. Initial Scoping Meeting: Held by the State, meeting will include local officials of impacted communities, mapping contractors, and regional agencies. Discuss study scope of work, identify resources available and needed, establish priority levels, and define format and content. All aspects of the project are discussed and outlined. Additional Scoping Meetings and Teleconferences: Additional meetings may be necessary to address comments and concerns following the initial scoping meeting, select study methods, identify topographic data needs and resources, and evaluate existing data. Develop a schedule. Memorandum of Agreement (MOA) is sent and signed by the community and the State detailing the scope of work to be studied. Map Production: All aerial photos, topography, field survey, and engineering data are gathered and processed to prepare a preliminary Flood Insurance Study (FIS) and FIRM. All engineering data are submitted for Quality Control assessments and assurances. 7

39 page 2 Community Preliminary Review Period: Preliminary FIS and FIRM are issued to all impacted communities. Community officials complete a 30-day Review Period of the preliminary DFIRM and FIS. Public Participation: Community officials host a public Preliminary DFIRM Community Coordination Meeting. FEMA and State officials explain to community officials the new maps, the changes in building and flood insurance requirements, and the review and comment process. An Open House is then held for the public to view the new flood maps, to see how they may be affected, and to ask questions of local and State officials as well as FEMA. If there are modified Base Flood Elevations (BFEs), two notices of BFE changes are published in local newspapers. The second notice begins a 90-day appeal period. Any property owner or lessee within an impacted community can file an appeal or protest. An appeal disputes a new or revised BFE and must be based on technical and/or scientific information. A protest disputes new or revised data other than BFEs. Appeals and/or protests are resolved. (An additional 30-day comment period may occur depending upon appeal or protest resolutions.) Letter of Final Determination (LFD): LFD issued by the State of Georgia and FEMA to communities and county. Dates of the effective DFIRM and FIS are published in the Federal Register. Within six months of the LFD date, County and communities must pass an ordinance adopting the new flood maps (or face suspension from the NFIP). Final FIS and FIRM Effective: FIS report and FIRM panels are published and become effective. Maps are distributed to all impacted communities and many other users by FEMA s Map Service Center. Changes in federal requirements for flood insurance become effective. Data may be submitted at any time, and if warranted, update the maps through a Letter of Map Change process. For more information regarding the flood map production process, please visit or contact your Georgia Floodplain Management Office at: Collis Brown, CFM Georgia Floodplain Mgmt Coordinator Georgia Dept of Natural Resources Environmental Protection Division Seven Martin Luther King Jr., Drive Suite 440 Atlanta, GA fax Collis_Brown@mail.dnr.state.ga.us 8

40 INTERNAL TALKING POINTS - SCOPING PHASE [NAME OF COUNTY/COMMUNITY] FLOOD RISKS HAVE CHANGED Flood hazard maps, also known as Flood Insurance Rate Maps (FIRMs), are important tools in the effort to protect lives and properties in [county/community name]. The maps currently in use in [county/community name] are out of date. Some formerly rural areas were never mapped in detail [include if applicable], and other areas haven t been re-mapped in more than [number] years. The flood hazard maps were last updated in [year]. Since then, drainage patterns have changed, new land development has occurred, and mapping and modeling technology has improved. The likelihood of [inland, riverine and coastal] flooding in certain areas has changed along with these factors. [include example of recent local flooding, citing % of NFSHA properties flooded and/or total damage caused] Through a joint effort between the Georgia Department of Natural Resources (GA DNR), [community/county name], and the Federal Emergency Management Agency (FEMA), a multi-year project to re-examine [county s/community s] flood risks and develop detailed, digital flood hazard maps will soon start. Residents and business owners will soon have up-to-date, reliable, Internet-accessible information about their flood risk on a property-by-property basis. UPDATED MAPS = A SAFER PUBLIC Based on the latest digital mapping technology, the new flood maps will show the extent to which areas of the county are currently at a high risk for flooding as well as moderate- and low-risk. When the preliminary results are introduced, residents and business owners in many parts of the county may find that their flood risk is higher, or lower, than they thought. The new flood maps will help home and business owners understand their current flood risk and make more informed financial decisions about protecting their property. These maps will also allow community planners, local officials, engineers, builders and others to make important determinations about where and how new structures and developments should be built to maximize safety. THE MAPPING PROCESS New flood maps will not happen overnight. GA DNR goes through multiple phases as it gathers the most current data, creates the new maps, shares and receives feedback from the public and stakeholders, revises them where necessary, all before issuing the new digital flood hazard maps. At a high level, here are the phases this mapping project will go through:» Scoping Phase Data acquisition and modeling to show flood risks» Release of preliminary maps to county and communities» Open House and a 30 or 90-day public comment period» Letter of Final Determination issued by FEMA indicating the maps will be effective in 6 months» New Digital Flood Insurance Rate Maps are issued This entire process can take from 19 months to 36 months, depending upon the complexity of the study. 9

41 page 2 This federal mapping update project is currently at the Scoping Phase where FEMA and GA DNR meet with all of the respective communities and county being studied and gather information, identify areas needing new studies, define roles and provide an estimated timeline for completion. [NAME OF COUNTY/COMMUNITY S] ROLE Community officials will be provided with a Scoping Package. This package will include an introduction, Scoping Process Overview booklet (including a suggested list of whom to invite and what to bring to the Scoping meeting), and information about the FIRM update effort. GA DNR will conduct the Scoping Meeting with the affected communities and other stakeholders to review and finalize the prioritization of needs, determine the areas to be studied and the methodologies to be used based on the available budget, discuss available data to support the project, and review FIRM format and layout schemes. [County/Community name] is expected to participate in the Scoping Meeting, identify available data, and provide copies of their current floodplain ordinances. At the Scoping Meeting, additional fact sheets will be provided in hard copy as well as electronic format to allow posting on [county/community name] web site. Once activities for map production have been assigned and documented in the Scoping Report, [county/community name] may use the Project Scoping materials to provide an overview of the plan to stakeholder groups, media, and public. GA DNR will also provide a copy of a Memorandum of Agreement (MOA) for the [county/community name] to review and execute. The MOA is a tri-party agreement between the local government, GA DNR, and FEMA recognizing all are participating in the flood map update and stating the community will be cooperative with both the GA DNR and FEMA. When the new maps are finalized, FEMA will issue to [county/community name] an official letter (called the Letter of Final Determination) informing them that the new flood maps are ready and will be effective in six months. [County/community name] must have or put in place an ordinance that accepts these new maps and detail how construction will be managed in high flood risk areas before they become effective. If an ordinance that meets FEMA s minimum requirements is not in place once the map become effective, [county/community name] will be suspended from the National Flood Insurance Program and flood insurance and disaster aid for flooding will not be available in the future for us or our citizens. THE RESULT: MORE ACCURATE MAPS AND A SAFER [COUNTY/COMMUNITY NAME] The process of developing these maps will be complex, time consuming, but thorough. The result will be worth the effort: accurate, up-to-date maps in an easy-to-use digital format. Planners, builders, and developers will be able to use the maps to make decisions on how and where to build And home and business owners will have the information they need to decide how best to protect themselves and their properties from the devastation caused by flooding. [County/community name] will benefit over time by having a much safer community to work and live in. 10

42 LEARN YOUR PROPERTY S FLOOD RISK Hurricanes, tropical storms and slow moving storms can create serious runoff and coastal flooding problems in south-central Georgia. The result is frequent and costly flooding, not only in high-risk areas but in moderate- to lowrisk areas as well. About 25 percent of all flood insurance claims come from lower-risk areas. The [county s/community s] new digital flood maps show flood risks property-by-property. Your level of risk helps determine minimum building requirements and your cost of flood insurance. So, learn your risk. Go to [enter URL] to view the maps. [Include if applicable: You can pull up the map that shows your property. Just enter your address]. Questions about Georgia s Flood Map Modernization Program? Visit Questions about flood insurance? Visit or speak with your insurance agent. Flooding occurs in all 50 states and is the nation s most costly natural disaster FROM RELEASE TO FINAL ADOPTION New flood maps are targeted to become effective in [month/ season e.g. the fall of 2010]. At that time, any related flood insurance requirements will also take effect. The map adoption process includes a round of community meetings, and a review of citizen concerns. Some property owners may feel that even though part of the property is in a high-risk area, the house or commercial structure itself sits high enough to warrant a lower flood insurance rate. An owner who wishes to challenge the new designation will need to prove that the structure is sufficiently above the elevation that a major flood would reach (known as the base flood elevation). For more details on the appeals and protest process, visit MAPPING MILESTONES Summer 2009 Preliminary flood maps released [DATE] Open House Held; Public Review [DATE] Start of [90-day] Public Comment Period [(for filing of appeals and protests)] [Target Date, Month or Season e.g. Fall 2010]* New flood maps take effect; new flood insurance requirements also take effect Visit to learn more about the mapping process and where and when meetings may be held For General Information Call The [name of local call center or contact number] at [phone #]. Open [enter hours of operation]. * Date subject to change pending completion of review process MAPPING THE RISK New Flood Hazard Maps for [county/community name] What property owners should know. 11

43 MAPPING THE RISK Flood risks vary from neighborhood to neighborhood and even property to property, and they can change over time. The likelihood of flooding in some areas has increased due to new development and environmental changes. New detailed, digital flood hazard maps have been developed to show current risk levels for [community name]. The new maps, known as Digital Flood Insurance Rate Maps (DFIRMs) replace maps that are very outdated.. Planners, local officials, engineers and builders will use the maps to determine where and how to build new structures and developments. Residents and business owners can use the maps to learn their flood risk, and decide the financial and physical steps they need to take to protect against damage and loss. FLOOD MAPS AND FLOOD INSURANCE With the release of the new flood hazard maps, some property owners will learn that their risk is higher, or lower, than they thought. Others may find out that their Base Flood Elevation (BFE) 1 has changed. A change in risk level can affect what you pay for flood insurance. Flood insurance is a federally underwritten program that helps homeowners, business owners, and renters repair or replace structures and belongings after a flood. If you have a loan through a federally regulated or insured lender and are in a high-risk area (flood zones labeled with letters beginning with A or V), the federal government requires you to carry flood insurance as a condition of your loan. However, if you already have a flood insurance policy in place when you are mapped into a high-risk area, your premium can be calculated using the lower risk zone shown on the earlier map. This type of rating is called grandfathering. So, having a policy in advance not only will protect you, but can save you money. The chart below helps explain your options. If New Maps Show Change from low or moderate flood risk to high risk (flood zone B, C, or X to zone A, AE, AH, AO, A99, AR, V or VE) Change from high flood risk to low or moderate risk (e.g., flood zone A, AE, AH, AO, A99, AR to X or shaded X) These Requirements, Options And Savings Apply Flood insurance is mandatory. Flood insurance will be federally required for most mortgage holders. Insurance costs may rise to reflect the true (high) risk. Grandfathering can offer savings. The National Flood Insurance Program has grandfathering rules to recognize policyholders who built in compliance with the flood map in effect at the time of construction or who maintain continuous coverage. Sometimes, though, using the new flood maps can actually result in a lower premium, especially if the home is high enough above the BFE. Flood insurance is optional but recommended. The risk has only been reduced, not removed. Flood insurance can still be obtained, and at lower rates. About 25 percent of all flood insurance claims come from moderate-to-low-risk areas. Conversion offers savings. An existing policy can be easily converted to a lower-cost Preferred Risk Policy, if the building qualifies. Note that lenders always have the option to require flood insurance in these areas. FEMA Photo/Liz Roll 1 A BFE is the level that flood waters have a onepercent chance of reaching in any given year Increase in the Base Flood Elevation (BFE) No change in risk level An increase in BFE can result in higher premiums; however, grandfathering can offer savings. The National Flood Insurance Program grandfathering rules allow policyholders who have built in compliance with the flood map in effect at the time of construction to keep the earlier base flood elevation to calculate their insurance rate. This could result in significant savings. No change in insurance rates. However, this is a good time to review your coverages and ensure that your building and contents are adequately protected. 12

44 WHAT ARE YOUR OPTIONS IN MAP MODERNIZATION? As a community, you have different study options in the floodplain mapping and the Map Modernization implementation. These choices should be based on your local community needs and wanted returns, your available leverage, and the Federal Emergency Management Agency s (FEMA s) provided funding. These options are as follows: DETAILED STUDY This type of study involves conducting extensive ground surveying and precise hydrology and hydraulics analyses that meet the most stringent requirements established by FEMA in terms of base maps accuracy and survey requirements for streams and structures located on the studied streams (e.g., bridges, culverts, dams, roads and railroads crossing the streams) to provide for the parameters needed for the engineering analyses. A detailed study results in establishing Base Flood Elevations (BFEs) for the one-percent annual chance flood for identified flood prone streams. The BFEs will be included in the Flood Insurance Study (FIS) Report, and illustrated on the Digital Flood Insurance Rate Maps (DFIRMs). Because BFEs will be established and the risk of flooding will be assessed where a detailed study is conducted, the possible advantages of choosing this study for your community are some of the following: 1. Reduced flood insurance premium rates. 2. Reduced community flood damages. 3. Enhanced community development planning. This study method is most suitable for highly developed and urbanized watersheds. APPROXIMATE STUDY To perform an approximate study, extensive ground surveying may not be required. Topography or orthophoto maps may be used to estimate the streams and structures parameters needed for the engineering analyses. This type of study may be chosen for rural or relatively undeveloped areas or where flooding is predicted but is not known to have been occurred. No BFEs are to be established based on this study. LIMITED-DETAIL STUDY This type of study was suggested by practice as the map modernization process started to advance. Local standards for obtaining streams and structures parameters are being developed and discussed with FEMA on individual bases to be suitable for this study. A combination of ground survey, and geometry obtained from topo/ortho maps, or from Light Detection and Ranging (LiDAR) surveying has been experienced in conducting this type of study. BFEs may be estimated and provided on Flood Profiles in association with the FIS reports, but may not be published on the final DFIRMs. This may qualify the community, when the ordinances are adopted, for reduced flood insurance rates and provide better development planning and expectations. 13

45 page 2 REDELINEATION: This option is primarily a data update method. It involves no new analyses. The method uses effective information (previously established floodplain studies and maps; Flood Profiles and data tables from the FIS report, BFEs from the FIRMs, and supporting hydrologic and hydraulics analyses). This information is applied to new topographic maps that are more up-to-date and/or detailed than those used to produce the floodplain boundaries on the effective FIRMs. Redelineation of the effective 100-year flood floodplain boundaries that were based on a detailed study is appropriate when: discharges and BFEs are determined to be appropriate, the floodplain boundary delineation is inadequate, and updated topographic data is available. DIGITIZATION This method results in digitizing information available on the effective FIRMs. The new digital FIRMs will reflect previously determined information without conducting any new flood studies or redelineation of flood boundaries. This method is the least preferred because it may result in transferring to digital format inaccurate flood information, if recent development or other conditions occurred in the watershed that may have changed what has been previously estimated. For more information: Collis Brown, CFM Georgia Floodplain Mgmt Coordinator Georgia Dept of Natural Resources Environmental Protection Division Seven Martin Luther King Jr., Drive Suite 440 Atlanta, GA fax Collis_Brown@mail.dnr.state.ga.us 14

46 HOW TO ADOPT A FLOODPLAIN MANAGEMENT ORDINANCE FOR FIRST-TIME PARTICIPANTS The State of Georgia shares a responsibility with local officials to protect the lives and property of its citizens and visitors from the effects of natural disasters, including flooding. The Federal Emergency Management Agency s (FEMA s) National Flood Insurance Program (NFIP), based on an agreement between the Federal government and participating communities, makes flood insurance available to residents of participating communities provided that the community adopts and enforces adequate floodplain management regulations. These include minimum building design and construction standards for buildings located in Special Flood Hazard Areas (SFHAs) identified on the Flood Insurance Rate Maps (FIRMs). The NFIP is a voluntary program; however, a benefit to participation is that many types of State and Federal assistance grants are then available for local governments and residents economic recovery from flooding disasters. Currently, there are more than 500 communities and 150 counties in Georgia that participate in the NFIP and more than 21,000 communities nationally. One of the goals of the Georgia Floodplain Management Office is to have all 159 county governments and the vast majority of the nonparticipating municipalities join the NFIP. BASICS OF NFIP PARTICIPATION Georgia Department of Natural Resources in partnership with FEMA is producing updated Flood Insurance Study (FIS) and Digital Flood Insurance Rate Map (DFIRM) data. Identifying and updating flood hazard areas creates a current awareness of the hazard and provides communities with valuable information needed for emergency management and land use planning. Wise floodplain management is a continuous decision-making process that aims to protect citizens and property from flooding disasters. Floodplain management is accomplished by various methods, beginning with the adoption of local floodplain management regulations. Any community participating in the NFIP has the responsibility to review development proposals, issue permits, and ensure compliance with the Flood Damage Prevention Ordinance it adopted. Regulated development includes the construction or improvement of building structures, as well as roads, bridges, and other land disturbing activities in the floodplain. Ultimately, the responsibility for managing floodplain development lies with local officials to advise local property owners of the risk of flooding and provide guidance to build flood-resistant structures. The State of Georgia has delegated responsibility to local government units to adopt regulations designed to promote the public health, safety, and general welfare of its citizens. ADOPTION PROCESS 1. The community may have federally-identified floodplains for the first time. The community should carefully review these maps and determine whether flood insurance and floodplain management would benefit the community and its citizens. If floodplains have previously been identified in your community, the amount of floodplain areas may have increased with the new flood maps and/or public support may motivate a community to participate in the NFIP. Even if no floodplains have been identified in your jurisdiction, your community may still join the NFIP so that local property owners may purchase flood insurance. 15

47 page 2 EFFECTS OF NONPARTICIPATION IN THE NATIONAL FLOOD INSURANCE PROGRAM FOR FLOOD-PRONE IDENTIFIED COMMUNITIES: Flood insurance is not available to local property owners. Remember: Most homeowners insurance does not cover flood damages. No Federal grants or loans for buildings or Federal disaster assistance may be provided for construction, repair, or reconstruction of buildings in identified flood hazard areas. No Fannie Mae, Freddie Mac, and GNMA purchase of mortgages in the secondary market may be made if the properties are located in identified flood hazard areas. Lenders of conventional loans must notify property owners that the property is located in a high-risk flood hazard area and the property is not eligible for Federal disaster relief in a declared Presidential Disaster. Some lenders may not make loans or may require flood insurance from non-nfip sources, which are prohibitively expensive. If flooding occurs, it is possible that the local government could be held liable by residents and/or business that could not get flood insurance because of the local government s decision not to participate in the NFIP. Possible liability caused by allowing construction that adversely increased floodwater depths and velocities by increasing flood damages may be incurred. Construction, which was allowed in identified flood hazard areas, will be subject to prohibitively expensive flood insurance rates when the community does enter the program. 2. Georgia Floodplain Management Office invites the community to participate in the NFIP and provides a State model ordinance to use as the foundation for the local floodplain management ordinance. The floodplain management ordinance, called the Flood Damage Prevention Ordinance, is based on minimum Federal requirements of Title 44 Code of Federal Regulations (CFR) Section The community identifies appropriate parties involved in the ordinance adoption process such as the community attorney, planning department, building and zoning board/department, local governing body, and other interested parties. Proposed regulations and procedures are discussed and finalized. The community is encouraged to set higher regulatory standards. Georgia Floodplain Management Office is available for assistance and presentation at local public or planning meetings to answer questions and provide summaries of the program. 4. The community implements its procedures for ordinance adoption (publishes the public notice, holds public hearings, etc). The community submits an application package that includes the following information: Application for Participation in the NFIP (FEMA Form 81-64). This one-page form asks for the following types of information: Community name; name of the Chief Executive Officer of the community; name of the person responsible for administering the community s floodplain management program; address of the community repository for public inspection of flood maps; and estimates of land area, population, and number of structures in and outside of the floodplain. Resolution of Intent: The community must adopt a Resolution of Intent, which indicates an explicit desire to participate in the NFIP, and a commitment to recognize flood hazards and carry out the objectives of the program. Floodplain Management Regulations: The community must adopt and submit floodplain management regulations that meets or exceeds Title 44 CFR, Section 60.3 utilizing the State s model ordinance. The application and the signed and dated copies of the resolution and ordinance must be sent to the State Floodplain Management Office for review. The documents are forwarded to FEMA for approval. FEMA will advise the community of acceptance into the National Flood Insurance Program. There is no charge to a community for participation in the NFIP. For more information, contact: Collis Brown, CFM Georgia Floodplain Mgmt Coordinator Georgia Dept of Natural Resources Environmental Protection Division Seven Martin Luther King Jr., Drive Suite 440 Atlanta, GA / fax Collis_Brown@mail.dnr.state.ga.us 16

48 FLOOD INSURANCE AND FLOOD MAPS BACKGROUND When the State of Georgia embarked on its Flood Map Modernization Program, 20% of the State did not have flood maps and 32% of the State have flood maps 15 years or older. Nationwide, about 70% of the flood maps were ten years or older. The Federal Emergency Management Agency (FEMA) embarked on an aggressive 5-year initiative to update the Nation s flood hazard maps and continues that today with its Risk MAP effort. Infused with funds provided by the President and Congress, FEMA has been transforming the way flood maps are created and accessed. Map Modernization entails providing flood maps and data for communities nationwide that are more accurate, easier-to-use, and readily available. The State of Georgia has teamed with FEMA to produce updated flood maps more quickly, in a digital format, and provide users easier access to the flood hazard data. The objective of the Georgia Flood Map Modernization Project is an updated digital flood map for all 159 counties in the State. As a result, community and county officials will have more current flood risk information to work with, resulting in a safer state to live and work in. NEW MAPS MEAN A SAFER STATE By showing the extent to which areas of each county and individual property are at risk for flooding, the new maps will help guide financial protection, planning, investment, building, development and renovation decisions. Residents and business owners will understand their current flood risk and be able to make better decisions about insuring and protecting their property against floods. Builders and developers can use the updated map data to determine where and how to build structures more safely and how high to build to reduce the risk of flood damage. Real estate agents will be better able to inform clients of the risk factors that may affect the property they are buying or selling as well as any flood insurance requirements. Insurance agents will know their clients current flood risk and can provide more informed recommendations regarding flood insurance coverage options. HOW RESIDENTS AND BUSINESS ARE AFFECTED With the release of the new flood maps, some property owners will learn that their risk is higher, or lower, than they thought or that the current base flood elevation1 by their building will change. Some property owners with mortgages will then face new flood insurance requirements while others may find that the requirement has been lifted. Flood insurance is a federally underwritten program that can help property owners repair or replace their structure and belongings after a flood. 1 The Base Flood Elevation (BFE) is the level, in feet above sea level, that flood waters have a 1% annual chance of reaching or exceeding in any given year. In order to meet federal standards for protection from a major flood, a property s first floor should be at or above the base flood elevation. 17

49 page 2 To help reduce the cost to property owners affected by map changes, the National Flood Insurance Program (NFIP) provides different rating options. For buildings being mapped into a high-risk zone, the NFIP grandfather rating rules could offer savings compared to what may result from rating based upon the new maps. For buildings being mapped into a moderate- or lowrisk zone, the NFIP s rule of converting an existing policy to a lower-cost Preferred Risk Policy will provide continued protection and a refund to the property owner. An insurance agent can help determine the best option. If New Maps Show These Requirements, Options And Savings Apply Change from low or moderate flood risk to high risk (flood zone B, C, or X to zone A, AE, AH, AO, A99, AR, V or VE) Change from high flood risk to low or moderate risk (e.g., flood zone A, AE, AH, AO, A99, AR to X or shaded X) Increase in the Base Flood Elevation (BFE) No change in risk level Flood insurance is mandatory. Flood insurance will be federally required for most mortgage holders. Insurance costs may rise to reflect the true (high) risk. Grandfathering can offer savings. The National Flood Insurance Program has grandfathering rules to recognize policyholders who built in compliance with the flood map in effect at the time of construction or who maintain continuous coverage. Sometimes, though, using the new flood maps can actually result in a lower premium, especially if the home is high enough above the BFE. Flood insurance is optional but recommended. The risk has only been reduced, not removed. Flood insurance can still be obtained, and at lower rates. About 25 percent of all flood insurance claims come from moderate-to-low-risk areas. Conversion offers savings. An existing policy can be easily converted to a lower-cost Preferred Risk Policy, if the building qualifies. Note that lenders always have the option to require flood insurance in these areas. An increase in BFE can result in higher premiums; however, grandfathering can offer savings. The National Flood Insurance Program grandfathering rules allow policyholders who have built in compliance with the flood map in effect at the time of construction to keep the earlier base flood elevation to calculate their insurance rate. This could result in significant savings. No change in insurance rates. However, this is a good time to review your coverages and ensure that your building and contents are adequately protected. WHERE CAN I GET FURTHER INFORMATION? If you have any questions regarding the effects of map changes on insurance requirements, please contact the FEMA Map Assistance Center at FEMA MAP ( ). For more information about flood insurance or to find an insurance agent, visit To learn more about FEMA s Map Modernization effort and Risk MAP, visit To learn more about Georgia s Map Modernization Project, visit 18

50 YOUR COMMUNITY S FLOODPLAIN MANAGEMENT ORDINANCE BACKGROUND The National Flood Insurance Program (NFIP) is based on an agreement between the Federal government and participating communities that if the community adopts and enforces adequate floodplain management regulations, the Federal government makes flood insurance available to residents. These include minimum building design and construction standards for structures located in Special Flood Hazard Areas (SFHAs). Through their floodplain management ordinances, communities adopt the NFIP design performance standards for buildings located in floodprone areas identified on the Flood Insurance Rate Maps (FIRMs). Floodplain regulations are found in local flood damage prevention ordinances. Related regulations are found in zoning codes, building codes, subdivision regulations, and stand alone ordinances. IMPORTANCE OF UPDATING / ENFORCING FLOODPLAIN MANAGEMENT ORDINANCES Successful partnerships between FEMA and communities require that communities update and enforce their ordinances when appropriate. If a community does not fulfill its NFIP obligations to the Federal government and allows construction in violation of its regulations, repercussions may include: New buildings will be built subject to flood damage. Insurance on an improperly constructed building may be very expensive. FEMA can impose sanctions on the community to encourage it to correct its floodplain management program. These sanctions can include probation or suspension from the Program. (In these cases, flood insurance may not be available, existing policies may not be renewed, Federal grants or loans may not be given for development within the SFHA, Federal disaster assistance may not be available to repair buildings located in SFHAs, and federal mortgage insurances or loans may not be guaranteed in SFHAs). GEORGIA SPECIFICS The NFIP encourages communities to adopt floodplain management ordinances that exceed the minimum NFIP criteria. In some instances, the State of Georgia has exceeded these minimum requirements. The State of Georgia has available both Coastal and Riverine model floodplain ordinances. If your community used older models in the drafting of its ordinance, it is likely that amendments will be needed with the issuance of new effective Digital Flood Insurance Rate Maps (DFIRMs). APPLICABLE REGULATIONS: WHEN TO UPDATE YOUR COMMUNITY S ORDINANCE Ordinance requirements are found under Title 44 of the Code of Federal Regulations. Specifically, you are required to review and, if needed, amend your community s floodplain management ordinances under the following circumstances: 19

51 page 2 If you are given new flood data/maps by FEMA, you have six months to update your ordinance to adopt the data and the regulatory requirements appropriate for that level of data. The requirements read: 44 CFR 60.2 (a) A floodprone community will be given a period of six months from the date the Administrator provides the data set forth in 60.3 (b), (c), (d), (e), or (f), in which to meet the requirements of the applicable paragraph. If your community is notified of changes in the Federal or State laws and/or regulations that require changing the floodplain management ordinance, revisions must be completed within six months. 44 CFR 60.7 From time to time, Part 60 may be revised as experience is acquired under the Program and new information becomes available. Communities will be given 6 months from the effective date of any new regulation to revise their floodplain management regulations to comply with any such changes. Periodically, the NFIP regulations are revised to incorporate new requirements or clarify old ones and require local ordinance amendments. These changes are published in the Federal Register. Your community may or may not have made the amendments needed to stay updated. Check with your NFIP coordinator or FEMA Regional Office to verify that your ordinance is currently in full compliance with the latest NFIP regulations. FOR MORE INFORMATION CONTACT: For more information regarding updating your local floodplain ordinance please contact your Georgia Floodplain Management Office: Collis Brown, CFM Georgia Floodplain Mgmt Coordinator Georgia Dept of Natural Resources Environmental Protection Division Seven Martin Luther King Jr., Drive Suite 440 Atlanta, GA fax Collis_Brown@mail.dnr.state.ga.us 20

52 VERTICAL DATUM SHIFTS BACKGROUND In an effort to lessen the impact of flooding, Congress created the National Flood Insurance Program (NFIP) in In partnership with the NFIP, the Georgia Flood Map Modernization Program was created to update the Flood Insurance Rate Maps (FIRMs) for the entire state and present them in a digital format (resulting in Digital FIRMs, or DFIRMs). One of the main goals of this effort has been to more accurately identify the boundaries of the different flood hazard areas. The limits of these flood hazard areas are based on elevation data. To ensure that all of the elevations used are based on a common reference system, a DFIRM must reference a single vertical datum. Q What is a Vertical Datum? A vertical datum is a set of constants that defines a system of comparison of elevations. A vertical datum is important because all elevations need to be referenced to the same system. Otherwise, surveys using different datums would have different elevations for the same point. Historically, the FIRMs have referenced the National Geodetic Vertical Datum of 1929 (NGVD). As the flood maps are updated in Georgia, they will be based upon the newer North American Vertical Datum of 1988 (NAVD 88). Q Why is the Vertical Datum Changing? A datum needs to be updated periodically because geologic changes to the surface of the earth occur; these changes are due to subsidence and uplift or gradual changes in seal level. In addition, the older vertical datum (NGVD 29) was flawed because of erroneous assumptions that mean sea level at different tidal stations represented the same elevation (zero). With the outdated vertical datum, points at 0.0 NGVD 29 have, in fact, different elevations for a variety of reasons. We can now more accurately measure these elevation differences with an expanded geodetic network, further warranting the use of the new vertical datum. The statewide mapping effort provides an opportunity to produce new maps using NAVD 88 and expedite the State s use of the new vertical datum. Q Why is the Vertical Datum Changing? Elevations in NAVD 88 should be used for floodplain management and flood insurance purposes (e.g., elevation certificates, rating using grandfathering rules) the day a new DFIRM using the new datum becomes effective for a county. Q Who Will be Impacted by the Vertical Datum Change? This change will be noted by anyone who uses a DFIRM in Georgia, particularly when comparing elevation data on the new DFIRM with data from an old FIRM that was produced using NGVD 29. This applies to insurance agents who may be comparing Base Flood Elevations (BFEs) and Lowest Floor Elevations (LFEs) on older and or newer elevation certificates and comparing them to the previous FIRM or the new DFIRM. The vertical datum changes can impact other stakeholders that work with elevation data, such as engineers and surveyors as well as floodplain administrators across the State. 21

53 page 2 Q How are the NGVD 29 Elevations Converted to NAVD88? The difference between the two datums varies from location to location. The exact conversion used will be listed in your Flood Insurance Study test. A datum conversion example is shown. The offset will be applied to the NGVD 29 elevations that are not revised during the creation of a new DFIRM. Where a county boundary and a flooding source with unrevised NGVD29 flood elevations coincide, an individual offset will be calculated and applied during the creation of a DFIRM. The Flood Insurance Study report that supports the new DFIRM will contain information on the conversion of the elevations between NAVD 88 and NGVD 29. Q Where Can I Get Further Information? If you have any questions regarding vertical datums changes or mapping changes in general, please contact the FEMA Map Assistance Center at FEMA MAP ( ). FEMA also has additional information regarding the implementation of using NAVD 88 at and an additional fact sheet with more details at To obtain current elevation, description, or location information for bench marks in Georgia, visit the National Geodetic Survey s website at Contact information for additional details about Georgia s Map Modernization Program is below. For assistance or more information, please contact: Collis Brown, CFM Georgia Floodplain Mgmt Coordinator Georgia Dept of Natural Resources Environmental Protection Division Seven Martin Luther King Jr., Drive Suite 440 Atlanta, GA fax Collis_Brown@mail.dnr.state.ga.us 22

54 TIMELINE FOR DFIRM ADOPTION Community s 30-Day Review Period (Non Technical Review) Preliminary DFIRM Community Coordination (PDCC) Meeting 90-Day Appeal and Protest Period Appeals and Protests Resolved Final Determination Letter Floodplain Management Ordinance Adoption or Revision, Adoption of DFIRM Final FIS and DFIRM Effective COMMUNITY S 30-DAY REVIEW PERIOD OF PRELIMINARY FLOOD MAP Your community has 30 days to review the preliminary Digital Flood Insurance Rate Map (DFIRM) panels and Flood Insurance Study (FIS) report. Please send corrections or additions of all non-technical information to Collis Brown, Georgia Department of Natural Resources, Georgia Floodplain Management Office, 7 Martin Luther King, Jr. Drive, Suite 440, Atlanta, Georgia Examples of non-technical information include corporate limits, road names, and stream labels. PRELIMINARY DFIRM COMMUNITY COORDINATION (PDCC) MEETING After the community s 30-day review, the community is encouraged to notify local residents of the initial PDCC Meeting, which is the first opportunity for the public to review the preliminary flood maps. Notification of the PDCC Meeting should include the date, location, time, length of the meeting (usually 2 to 2½ hours), and who should attend. Meeting notices may be placed on your local government s website, published in local newspapers, and announced on radio and television stations, as appropriate. It is also suggested the public be advised of the site for public viewing during the 90-day review period following the PDCC Meeting. The local Floodplain Administrator or another knowledgeable local official should be available to answer questions about the preliminary DFIRM panels and FIS report. Please provide the State Floodplain Management Office with a copy of the newspaper notices for the PDCC Meeting. WHO SHOULD COMMUNITIES INFORM THAT A PRELIMINARY DIGITAL FLOOD MAP WAS ISSUED? THE PUBLIC! The primary concern should be to inform your residents that a DFIRM was issued that may affect their property and make it necessary for them to purchase flood insurance once the DFIRM becomes effective. INSURANCE AGENTS, LENDERS, REALTORS AND BUILDERS are also affected by changes to FIRMs. We encourage you to contact the local chapters of the groups below along with other local organizations and inform them that FEMA in partnership with the State of Georgia has issued a Preliminary DFIRM affecting your community. Independent Insurance Agents of Georgia, Professional Insurance Agents of Georgia, Home Builders Association of Georgia, Georgia Association of Mortgage Brokers, Georgia Equity Lenders Association, Mortgage Bankers Association of Georgia, Georgia Association of Mortgage Bankers, Community Bankers Association of Georgia, Georgia Real Estate Investors Association, Georgia Association of Realtors, 23

55 page 2 THE 90-DAY APPEAL AND PROTEST PROCESS FEMA will publish the proposed Base Flood Elevations (BFEs) twice in the legal advertisements of the local newspapers usually within one week of each other. The notice is also published in the Federal Register. After the second publication of the notice in the local newspaper, the 90-day appeal period begins. By statute, FEMA provides a formal 90-day appeal period whenever BFEs are proposed for a community. The document, Reviewing your Preliminary DFIRM Panels and FIS Report: A Guide for Community Officials, provides comprehensive review guidance. There are two procedures that the community or other interested parties may use to refute the data shown on the Preliminary DFIRM and FIS report after their review. It is then the community s responsibility to forward the appeal or protest petitions, all supporting documentation, and the community s statement of support or non-support for the appeal or protest to the State Floodplain Management Office. If an appeal or protest is received, three different letters may be sent to the community: 1. An Acknowledgement Letter, notifying the community that the State received an appeal or protest. 2. An Appeal Resolution Letter, containing the decision of the appeal. 3. A Revised Preliminary Transmittal Letter, disseminating a revised preliminary DFIRM when necessary. THE APPEAL PROCESS Technical and/or scientific data to support an appeal of the proposed BFEs may be submitted to show the data is scientifically or technically incorrect. Types of scientific or technical errors include: Methodology used was inappropriate, Assumption within the analysis is inappropriate or incorrect, Error in the analysis, Data incorrect, Errors in the application of the analysis. The BFE should be recalculated and justification for the new methodology and/or change in assumptions should be provided. All appeals are submitted to the Chief Executive Officer of the community during the 90-day appeal/protest period. THE PROTEST PROCESS Non-technical data proposed changes are submitted to the Chief Executive Officer of the community during the 90-day appeal/protest period. Non-technical data include: Floodplain boundary delineations Floodway limits Corporate limits Road locations and names Topographic maps or other ground elevation data of greater detail than those used by FEMA to show more recent topographic conditions may be submitted. All maps and other supporting data submitted must be certified by a registered professional engineer or licensed land surveyor and must reflect existing conditions. LETTER OF FINAL DETERMINATION AND SIX-MONTH COMPLIANCE PERIOD After all appeals and protests are resolved, a Letter of Final Determination (LFD) is sent to the community stating that the new DFIRM and FIS report will be effective approximately six (6) months later. This initiates the Six-(6) Month Compliance Period during which the community must adopt, update, or revise its Flood Damage Prevention Ordinance. Georgia Floodplain Management Office will provide the State s model ordinance for review and guidance, and assist in the community s adoption process. After adoption of the Flood Damage Prevention Ordinance or its revisions, as appropriate, the ordinance must be submitted for approval to the Georgia Floodplain Management Office. Collis Brown, State Floodplain Management Coordinator, will notify FEMA that the community is compliant. If FEMA does not receive compliance notification, the community will receive the following letters: A 90-day Suspension Letter, sent approximately three (3) months before the Preliminary DFIRM becomes effective A 30-day Suspension Letter, sent approximately one (1) month before the Preliminary DFIRM becomes effective If appropriate action is not completed to adopt a new or revised Flood Damage Prevention Ordinance including the adoption of the DFIRM and FIS report, the community will be suspended from the National Flood Insurance Program (NFIP). Suspension of a participating community occurs when the community fails to solve its compliance problems or fails to adopt an adequate ordinance. If suspended, no new flood insurance policies can be written, existing flood insurance policies cannot be renewed, and the community will not be a participant in the NFIP. NOTE: IT IS VERY IMPORTANT FOR THE COMMUNITY TO MAINTAIN ONE OR MORE SETS OF THE OLDER FIRM AND FIS REPORTS FOR FUTURE REFERENCE. 24

56 WHAT INSURANCE PROFESSIONALS NEED TO KNOW Important changes to the [Community Name] flood hazard maps are underway. As floodplain boundaries change, your clients will likely turn to you to help them with decisions about protecting their property and other assets. The changes may also affect your own business, so be sure to stay informed. [COMMUNITY NAME] FLOOD MAPS ARE CHANGING In [month, year], the Georgia Environmental Protection Division (EPD), under the Department of Natural Resources, and the Federal Emergency Management Agency (FEMA) will be releasing new preliminary flood hazard maps, known as Digital Flood Insurance Rate Maps (DFIRMs), for all of [Name] County. The new DFIRMs will show the extent to which areas of the county are currently at risk for flooding. The remapping effort part of FEMA s nationwide flood map modernization effort was necessary because the flood hazard and risk information shown on the flood maps was outdated. The maps now in force were developed over [number] years ago. Since then, the drainage patterns have changed, new land development has occurred, and mapping and modeling technology has significantly improved. KNOW THE EFFECTS AND THE FLOOD INSURANCE OPTIONS While the DFIRMs may not become effective for another [number] months or more, it is important for insurance professionals to understand the effects that these map changes have on flood insurance requirements and what options are available for their clients. Properties may be mapped into higher risk zones, have changes in their Base Flood Elevation (BFE), be mapped into lower risk zones, or remain in the same zone. Insurance professionals need to properly educate property owners about these map changes, how they affect the flood insurance requirements, and the insurance options available. GRANDFATHERING COULD SAVE YOUR CLIENTS MONEY If a building is mapped into a high-risk zone (noted on the flood maps with the letter beginning with the letter A or V ) and there is a mortgage on the property through a federally regulated or insured lender, flood insurance will be federally required. If a property is already in a high-risk area, its base flood elevation may change. Either of these changes could result in higher flood insurance premiums. The National Flood Insurance Program (NFIP) provides a lower-cost flood insurance option known as grandfathering. Grandfathering is available for property owners who: have a flood insurance policy in effect when the new DFIRMs become effective and then maintain continuous coverage, or built in compliance with the FIRM in effect at the time of construction. Because these grandfathered insurance rates may be less than the rates for the zone shown on the new DFIRM, it is important to compare both when discussing insurance options. CONVERSION KEEPS CLIENTS PROTECTED Some properties may be mapped into a low- or moderate-risk zone (shown on the new DFIRM as an X or shaded X zone). Federal requirements for the mandatory purchase of insurance are lifted, though some lenders may continue to require coverage. Property owners should be reminded that the risk has only been reduced, not removed. They can maintain coverage by converting their current policy to the lower-cost Preferred Risk Policy (PRP). This conversion is backdated to the current policy s effective date and then the cost of the PRP is deducted from the original premium paid. So, no additional funding is required from the insured and it typically results in a refund of premium. The NFIP also allows agents to keep the commission on both policies. With premiums starting as low as $119 a year, a PRP offers significant cost savings while still providing coverage and the benefit of protection. 25

57 page 2 If Maps Show Change from low or moderate flood risk to high risk (flood zone B, C, or X to zone A, AE, AH, AO, V or VE) Change from high flood risk to low or moderate risk (e.g., flood zone A, AE, AH, AO to X or shaded X) Increase in the Base Flood Elevation (BFE) No change in risk level These Requirements, Options And Savings Apply Flood insurance is mandatory. Flood insurance will be federally required for most mortgage holders. Insurance costs may rise to reflect the true (high) risk. Grandfathering can offer savings. The National Flood Insurance Program has grandfathering rules to recognize policyholders who built in compliance with the flood map in effect at the time of construction or who maintain continuous coverage. Sometimes, though, using the new flood maps can actually result in a lower premium, especially if the home is high enough above the BFE. Flood insurance is optional but recommended. The risk has only been reduced, not removed. Flood insurance can still be obtained, and at lower rates. About 25 percent of all flood insurance claims come from moderate-to-low-risk areas. Conversion offers savings. An existing policy can be easily converted to a lower-cost Preferred Risk Policy, if the building qualifies. Note that lenders always have the option to require flood insurance in these areas. An increase in BFE can result in higher premiums; however, grandfathering can offer savings. The National Flood Insurance Program grandfathering rules allow policyholders who have built in compliance with the flood map in effect at the time of construction to keep the earlier base flood elevation to calculate their insurance rate. This could result in significant savings. No change in insurance rates. However, this is a good time to review your coverages and ensure that your building and contents are adequately protected. A NEW VERTICAL DATUM IS BEING USED As part of the nationwide Map Modernization effort, the new DFIRMs are using a new vertical datum as the base for all elevations (NAVD88). This datum is a much more accurate one than the 80-year old one used for the previous flood maps (NGVD29). As a result, a building s base flood elevation could show one measurement on the old map (i.e., 25 ) and another measurement on the new map (i.e., 26 ) and its actual elevation will not have changed. So, before grandfathering a property where elevation is involved, make sure the elevation on the elevation certificate and the base flood elevation (BFE) on the FIRM both use the same vertical datum. If you have to use two different datums, conversion factors can be obtained from [community name] and are reflected on the new DFIRMs and in the Flood Insurance Study (FIS). STAY INFORMED Knowing when and where map changes are occurring allows insurance professionals to properly educate their clients on the insurance options available. Prepare by staying in contact with local officials and periodically visiting the [community or county name] web site at [web link]. The preliminary maps can be viewed at when they are released. The maps will also be available for viewing at [put location and times it is open]. Questions can be directed to the [identify where] by calling [phone number] during business hours [days and times]. For an insurance agent or company to learn more about flood insurance visit For specific rating information about grandfathering, review pages RATE in the NFIP Producer s Manual at: For specific information about converting a standard rated policy to a PRP, review Section XII (page PRP 6) of the PRP chapter of the NFIP Producer s Manual at: /09prp.p MAPPING MILESTONES Summer 2009 Preliminary flood maps released [DATE] Open House Held; Public Review [DATE] Start of [90-day] Public Comment Period [(for filing of appeals and protests)] [Target Date, Month or Season e.g. Fall 2010]* New flood maps take effect; new flood insurance requirements also take effect Visit to learn more about the mapping process and where and when meetings may be held For General Information Call The [name of local call center or contact number] at [phone #]. Open [enter hours of operation]. * Date subject to change pending completion of review process 26

58 GRANDFATHERING RULES FOR INSURANCE AGENTS INTRODUCTION Flood risks can change over time. Water flow and drainage patterns can change dramatically because of surface erosion, land use, and natural forces. Likewise, the ability of levees and dams to provide the necessary protection can change. As a result, the flood maps for those areas may no longer accurately portray the current flood risks. To reflect the most current flood risks, the Federal Emergency Management Agency (FEMA) is updating and modernizing the nation s flood maps using the latest data gathering and mapping technology. New flood maps (known as Digital Flood Insurance Rate Maps, or DFIRMs) are being issued nationwide. When the new flood maps become effective, some residents and business owners will find that their property s flood risk has changed. Some will find that their building is mapped into a highrisk flood zone (noted on the flood maps with the letter beginning with A or V ); and if there is a mortgage on the property through a federally regulated or insured lender, they will be required to purchase flood insurance. Others will find that their Base Flood Elevation (BFE) for the property has increased. Either of these changes could result in higher flood insurance premiums. WHAT IS THE GRANDFATHER RULE? When flood map changes occur, the National Flood Insurance Program (NFIP) provides a lower-cost flood insurance option known as grandfathering. Grandfathering is available for property owners who: have a flood insurance policy in effect when the new flood map becomes effective and then maintain continuous coverage, or have built in compliance with the FIRM in effect at the time of construction The results of grandfathering can provide cost savings to a property owner when the new map takes effect. However, there will be cases when using elevation rating with the new flood map may result in lower premiums than grandfathering. So, both options should always be evaluated. Timing is also important as most pre-firm buildings have only one chance to grandfather and lock in the existing zone for future rating, and that is before the new flood map becomes effective. It is important to remember that if a building has been substantially damaged or improved, it is not eligible to be grandfathered to the flood map that was in effect at the time of the building s original construction date. The map in effect at the time of the last substantial improvement or damage must be used. The following are conditions and examples of applying grandfather rules and some important facts about Preferred Risk Policies: 27

59 page 2 Pre-FIRM (construction prior to the date of the community's initial FIRM OR PRIOR TO January 1, 1975) 1. If a policy was obtained prior to the effective date of a map change, the policyholder is eligible to maintain the prior zone and Base Flood Elevation as long as continuous coverage is maintained. The policy can be assigned to a new owner at the option of the policyholder. Example: A house was built in 1974 and the community s first FIRM was When the insured s policy was written, the structure was in an A flood zone. As a result of a 2009 map revision, the new flood zone is a VE zone. As long as there was no interruption in coverage, and there has been no substantial improvements or damage, the customer s policy can continue to be rated using Pre-FIRM A zone rates. 2. If a policy was obtained prior to a map revision, but then the building was substantially improved, the building must be re-rated using the FIRM that was in effect at the time that the substantial improvement occurred. Example: A house was built in 1968 and the community s first FIRM was When the insured s policy was written, the structure was in an AE flood zone. As a result of a 1986 map revision, the new flood zone is a VE zone. In 1993, the property owner completely renovated the building. As a result of the substantial improvement, grandfathering will not be an option for this policyholder. The property owner will now be required to use the VE flood zone rates, and the year of construction will change to The building now must be rated as Post-FIRM. Pre-FIRM Exception: If the community s first FIRM was effective prior to January 1, 1975, and a building has not been substantially damaged or improved since its original construction, the rates can be based on the FIRM zone and/or the BFE on the FIRM in effect at the time of construction (i.e., it can be treated like a post-firm structure). In this case, proper documentation must be provided. In all other instances, new policies for pre-firm buildings must use the FIRM in effect when the coverage is applied for. Example: An office building is built in 1974; the community s first FIRM was It is located in a B zone, behind a levee. In 2009, a new FIRM becomes effective showing the levee as no longer providing the required protection ( deaccredited ), placing the structure into an AE zone. The property owner is notified 3 months after the new FIRM is effective that flood insurance is now required. Even though the building is technically classified as a pre-firm structure, the B zone can be grandfathered for rating as there was a FIRM in effect at the time of construction. Post-FIRM (construction on or after the date of the community's initial FIRM) 1. If a policy was obtained prior to the effective date of a map change, the policyholder is eligible to maintain the prior zone and base flood elevation as long as continuous coverage is maintained. The policy can be assigned to a new owner at the option of the policyholder. Example: A house was built in 1994 and the community s first FIRM was When the insured s policy was written, the structure was in an A06 flood zone. As a result of a 2009 map revision, its new flood zone is AE. As long as there was no interruption in coverage and no substantial improvements or damage, the customer s policy can continue to be rated in the A06 zone. However, if an elevation certificate is available, the premium using the AE flood zone information should be compared to that of the A06 to see which provides the lowest premium. 28

60 page 3 2. If a building was constructed in compliance related to a specific FIRM, the property owner is always eligible to obtain a policy using the zone and Base Flood Elevation (BFE) for that particular map, provided that proof is submitted to the insurance company (refer to the Rating Section of the Flood Insurance Manual, Rating section for acceptable documentation). Continuous coverage is not required. Example: A small restaurant was built in 2001 in an AE zone; the community s first FIRM was The BFE was 10 feet and the lowest floor elevation (LFE) was 11 feet, resulting in a +1 elevation difference for rating. A new FIRM for the community became effective in The building remained in an AE zone, but the BFE became 12 feet, resulting in an elevation difference of -1 foot. Since the building has not been altered, and was in compliance when constructed, it can remain being rated using +1 elevation difference. Preferred Risk Policies Buildings written on Preferred Risk Policies are required to be located in zones B, C, or X on the FIRM in effect when a policy is obtained and following every renewal. A building, which becomes ineligible for a Preferred Risk Policy due to a map change to a Special Flood Hazard Area, can be rewritten on the renewal date to a standard rated policy using the B, C, or X zone. For information about and help in determining the eligibility requirements for this policy, refer to the PRP Section of the Flood Insurance Manual. Summary When a map change is approaching, it is important to remember that most pre-firm structures have but one chance to lock in the current flood zone for future rating and that policy needs to be renewed each year. The benefits of the grandfathered zone can always be transferred to the new owner if the building is sold. Post-FIRM buildings have two chances to lock in the BFE and/or flood zone at the time of construction. Continuous coverage is not required. If, however, a building is substantially damaged or improved, grandfathering of previous zones or BFEs can no longer can be applied. GRANDFATHERING PREMIUM SAVINGS EXAMPLES 1 The NFIP s grandfathering provision does offer a premium savings to property owners. The examples below will show how an agent can utilize a variety of cost saving options available through the NFIP. Example 1: A home was constructed in The first (and current) FIRM became effective in The new DFIRM will soon become effective and the property will be mapped into Zone AE. It is considered a pre-firm building and if they do not grandfather, an AE zone rate will be used and the premium will be $2,171 for flood insurance the first year. However, if a Preferred Risk Policy (PRP) is purchased before the maps become effective 2, they will pay only $326 for the first year. Upon renewal, the PRP will have to be converted to a standard-rated policy and will continue to be rated that way following every renewal. The premium on renewal would be $1,307 (assuming no general rate increases). If continuous coverage was maintained over three years (and again, not applying any rate increases), this would result in a savings of over $3,500. Example 2: A home was built in an AE zone in 1995; the community s first FIRM was issued in The difference between BFE and LFE was +1 foot. When the new DFIRMs became effective, the BFE increased 2 feet, so that the elevation difference was now a -1 foot. The property received 1 All calculations are based upon $200,000 in building coverage and $80,000 in contents using October 2009 rates. 2 When grandfathering, a policy can be purchased up to the day before the maps become effective, even though it may become effective after the new FIRM s effective date. 29

61 page 4 a notice requiring flood insurance. The premium calculated out to be $5,615. However, because it was a post-firm structure, it could be grandfathered using the previous BFE. This resulted in a premium of $777 or a savings of over $13,700 over the next 3 years. Example 3: A community s first FIRM was issued 6 years ago. A home was built a year later in an X zone. Now, new DFIRMs are being issued that will place it in an AE zone. The property owner has an elevation certificate that places the lowest floor 2 feet above the BFE. If the property is grandfathered, a PRP would be purchased first ($326) and then a policy using a standard X zone rate would be used for subsequent years ($1,307). So, over a two year period, the total premium would be $1,633. However, using the new maps for year two onward would actually provide additional savings, as the rate for an elevation difference of +2 is only $548. So the first two year s worth of premium would be just $874, or almost half of the grandfathered rate. ADDITIONAL RESOURCES The following are resources regarding map changes and grandfathering: NFIP Help Desk Rating using the Grandfather Rule: Information about effects of mapping changes and a status of mapping projects nationwide: Agents.FloodSmart.gov FEMA s consumer site about flood insurance: View and print current and past (historic) flood maps for grandfathering: msc.fema.gov For answers to most flood hazard mapping questions, contact a FEMA Map Specialist at the FEMA Map Assistance Center at Information about FEMA s latest efforts in modernizing the flood maps: For more information on substantial improvements: For more information about the Georgia Map Modernization Program: 30

62 WHAT LENDERS NEED TO KNOW Important changes to the [Community Name] flood hazard maps are underway. As floodplain boundaries change, your clients will likely turn to you to help them with decisions about protecting their property and other assets. The changes may also affect your own business, so be sure to stay informed. [COMMUNITY NAME] FLOOD MAPS ARE CHANGING In [month, year], the Georgia Department of Natural Resources and the Federal Emergency Management Agency (FEMA) will be releasing new preliminary flood hazard maps, known as Digital Flood Insurance Rate Maps (DFIRMs), for all of [Name] County. The new DFIRMs will show the extent to which areas of the county are currently at risk for flooding. The remapping effort part of FEMA s nationwide flood map modernization effort was necessary because the flood hazard and risk information shown on the current flood maps is outdated. The maps now in force were developed over [number] years ago. Since then, the drainage patterns have changed, new land development has occurred, and mapping and modeling technology has significantly improved. These new flood maps will provide lenders and property owners with up-todate, reliable, Internet-accessible information about [community s] flood risk on a property-byproperty basis. UNDERSTANDING THE EFFECTS While the DFIRMs may not become effective for another [number] months or more, it is important for lenders to understand the effects that these map changes have on flood insurance requirements and what options are available for their clients. Properties may be mapped into higher risk zones, have changes in their Base Flood Elevation (BFE), be mapped into lower risk zones, or remain in the same zone. These changes may affect closings and existing loans for both residents and business owners throughout the area, so lenders need to be prepared. Notifying Borrowers in a High-Risk Flood Zone When a real estate secured loan is applied for through a federally regulated or insured lender, the lender must use the effective DFIRM to determine the property s flood risk 1. If the property is located in a high-risk area (known as a Special Flood Hazard Area [SFHA] and shown on the flood maps with letters beginning with A or V"), flood insurance is required prior to or at closing. Before the new DFIRMs become effective, originating lenders and borrowers should stay informed about any impending map changes. Lenders or borrowers must determine, prior to closing, what possible changes to the flood risk and Federal flood insurance requirement will occur and when the changes will take effect. This will help ensure that any changes in flood insurance requirements are known in advance and provide for a smoother closing. If flood insurance is required at closing and the insurance agent has determined that the property qualifies to be grandfathered per the National Flood Insurance Program s (NFIP s) underwriting rules, the Borrower can provide a policy that is not rated in an A or V zone. Notifying Borrowers Mapped into a Moderateor Low- Risk Zone When the DFIRMs become effective, some properties may be mapped into a lower risk flood zone where flood insurance is not required 2. While the requirement has been removed, the risk has not; it has only been reduced. When lenders notify the borrower of this change, they are encouraged to urge the borrower to consider maintaining coverage. Many borrowers, through their insurance agent, can easily convert their existing coverage to a lower-cost Preferred Risk Policy. 1 This requirement also applies when increasing, renewing, or extending a loan. 2 Lenders have the right to continue to require flood insurance, even if it is not federally required. 31

63 page 2 STAY INFORMED Knowing when and where map changes are occurring allows lender to be properly prepared to educate current and prospective borrowers on what the flood risk is (or what the changes may be), the related insurance requirements, and that there are insurance options (an insurance agent can always provide greater detail on coverages and costs). This information will allow both parties to be better prepared at closing and avoid delays. To stay informed about local map changes, local lenders should stay in contact with community officials as the [community or county name] goes through the remapping process. Prepare by staying in contact with local officials and periodically visiting the [community or county name] web site at [web link]. The preliminary maps can be viewed at [URL] when they are released. The maps will also be available for viewing at [put location and times it is open] once they are released. Questions can be directed to the [identify where] by calling [phone number] during business hours (days and times). MAPPING MILESTONES Summer 2009 Preliminary flood maps released [DATE] Open House Held; Public Review [DATE] Start of [90-day] Public Comment Period [(for filing of appeals and protests)] [Target Date, Month or Season e.g. Fall 2010]* New flood maps take effect; new flood insurance requirements also take effect Visit to learn more about the mapping process and where and when meetings may be held For General Information Call The [name of local call center or contact number] at [phone #]. Open [enter hours of operation]. * Date subject to change pending completion of review process To learn more about flood insurance, visit For National Flood Insurance Program information specifically for lenders, including information about the mandatory purchase of flood insurance guidelines, go to: A copy of the mandatory purchase flood insurance guidelines can be obtained by visiting: 32

64 WHAT REALTY PROFESSIONALS NEED TO KNOW Important changes to the [Community Name] flood hazard maps are underway. As floodplain boundaries change, your clients will likely turn to you to help them with decisions about protecting their property and other assets. The changes may also affect your own business, so be sure to stay informed. [COMMUNITY NAME] FLOOD MAPS ARE CHANGING In [month, year], the Georgia Department of Natural Resources and the Federal Emergency Management Agency (FEMA) will be releasing new preliminary flood hazard maps, known as Digital Flood Insurance Rate Maps (DFIRMs), for all of [Name] County. The new DFIRMs will show the extent to which areas of the county are currently at risk for flooding. The remapping effort part of FEMA s nationwide flood map modernization effort was necessary because the flood hazard and risk information shown on the current flood maps is outdated. The maps now in force were developed over [number] years ago. Since then, the drainage patterns have changed, new land development has occurred, and mapping and modeling technology has significantly improved. These new flood maps will provide real estate professionals and their clients with up-to-date, reliable, Internet-accessible information about [community s] flood risk on a property-by-property basis. UNDERSTANDING THE EFFECTS While the DFIRMs may not become effective for another [number] months or more, it is important for real estate professionals to understand the changes in the new maps to properly communicate to their client a property s flood risk and any implications to the federal flood insurance requirements. Properties Already Mapped in a High-Risk Flood Zone Home and business owners should disclose whether a property is or will be mapped into a high-risk flood zone (known as a Special Flood Hazard Area [SFHA] and shown on the flood maps with letters beginning with A or V") when selling their property. Buildings in these areas are required to carry flood insurance for loans taken through federally regulated or insured lenders. To determine a property s existing flood risk, the real estate professional can locate the property on the [community name] current effective FIRM. Current effective flood maps can be viewed on-line at FEMA s Map Service Center by visiting or at [location in community/county or web site]. FLOOD RISKS ARE CHANGING: KNOW THE INSURANCE OPTIONS Some properties will be mapped into high-risk zones where flood insurance is required by most lenders. Flood insurance costs may increase when the map changes reflect this higher risk. The National Flood Insurance Program (NFIP) provides grandfathering rules as a potential lower cost option and it allows for transferring of a policy to a new owner. Real estate professionals should refer clients to an insurance agent for a full explanation of insurance options, such as grandfathering and the Preferred Risk Policy. Other properties will be mapped into low- or moderate-risk zones where flood insurance is optional but recommended. While the risk may be reduced, it is not eliminated. About 25% of all flood claims occur in these zones. The NFIP provides for an easy conversion of an existing policy to a lowercost Preferred Risk Policy. Properties Being Mapped into a High-Risk Flood Zone It is crucial for both real estate professionals and property owners to know if the property is currently in a low- or moderate-risk area (shown on the flood maps as a B, C, or X zone) and will be mapped into a high-risk zone. As FEMA releases [community name s] preliminary flood maps (DFIRMs) for public review, real estate professionals should review them to determine if 33

65 page 2 there will be a change in their clients property flood risk and when the change will become effective. Knowing in advance if a property is being mapped into a high-risk flood zone will help avoid possible delays caused when flood insurance is suddenly required at closing. If the buyer is aware of these upcoming changes, they can take advantage of the National Flood Insurance Program s (NFIP s) grandfathering insurance rule as a lower-cost flood insurance option. Transferring flood insurance policies from current homeowners to new owners at the time of purchase can also keep insurance costs down in some instances. Properties Being Mapped out of a High-Risk Flood Zone Some properties will be mapped out of a high-risk zone and into a moderate or low-risk zone (shown on the new maps as an X or shaded X zone). Although the federal regulation for the mandatory purchase of insurance may be lifted, it is at the lender's discretion to continue to require coverage. Property owners should be reminded that the risk of flooding is reduced not eliminated in these zones. Lower-cost flood insurance is available through the NFIP's Preferred Risk Policy. This impending change in zones could be a key selling point, so it is important for real estate professionals to stay informed about these changes. STAY INFORMED Knowing when and where map changes are occurring allows real estate professionals to properly prepare explanations about the map changes and what insurance options are available to their clients. Real estate professionals should prepare for closings by staying in contact with local officials as [community/county name] goes through the mapping process. They should proactively inform clients about their options based on the impending flood zone changes. Detailed explanations can be provided by their insurance agent. Additional information can be obtained by periodically visiting the [community or county name] web site at [web link]. The preliminary maps can be viewed at [URL] when they are released. The maps will also be available for viewing at [put location and times it is open] once they are released. Questions can be directed to the [identify where] by calling [phone number] during business hours (days and times). To learn more about flood insurance, visit MAPPING MILESTONES Summer 2009 Preliminary flood maps released [DATE] Open House Held; Public Review [DATE] Start of [90-day] Public Comment Period [(for filing of appeals and protests)] [Target Date, Month or Season e.g. Fall 2010]* New flood maps take effect; new flood insurance requirements also take effect Visit to learn more about the mapping process and where and when meetings may be held For General Information Call The [name of local call center or contact number] at [phone #]. Open [enter hours of operation]. * Date subject to change pending completion of review process 34

66 WHAT BUILDING PROFESSIONALS NEED TO KNOW Important changes to the [Community Name] flood hazard maps are underway. As floodplain boundaries, regulatory flood elevations and vertical datums change, so may how you design and construct your buildings and develop your property, now and in the future. So be sure to stay informed. [COMMUNITY NAME] FLOOD MAPS ARE CHANGING In [month, year], the Georgia Department of Natural Resources (GA DNR) and the Federal Emergency Management Agency (FEMA) will be releasing new preliminary flood hazard maps, known as Digital Flood Insurance Rate Maps (DFIRMs), for all of [Name] County. The new DFIRMs will show the extent to which areas of the county are currently at risk for flooding and they reflect new flood hazard information developed GA DNR, as part of its Map Modernization Program. The remapping effort part of FEMA s nationwide flood map modernization effort was necessary because the flood hazard and risk information shown on the current flood maps is outdated. The maps now in force were developed over [number] years ago. Since then, the drainage patterns have changed, new land development has occurred, and mapping and modeling technology has significantly improved. These new flood maps will provide builders, developers, engineers, and others with up-to-date, reliable, Internetaccessible information about [community s] flood risk on a property-by-property basis. UNDERSTANDING THE EFFECTS While the DFIRMs may not become effective for another [number] months or more, it is important for professionals in the building industry to understand what the changes in the new maps are and what they mean. These changes may not only affect how and where they can build but there may be implications to the federal flood insurance requirements. CHANGES IN FLOOD ZONE AND ELEVATION It is crucial for both building professionals and their clients to know if the property being remodeled, built on or planned to be built on is currently in a low- or moderate-risk area (shown on the flood maps as a B, C, or X zone) and will be mapped into a higher risk zone, or if there is a planned increase in the Base Flood Elevation (BFE). As FEMA releases [community name s] preliminary flood maps (DFIRMs) for public review, building professionals should review them to see what changes are occurring where and when the changes will become effective. Knowing in advance if a property is being mapped into a higher risk flood zone or a higher BFE will help ensure that the building is built to the newer, safer federal standard when the maps become effective. [Note that in community/county name, the more restrictive BFE is used as best available data when the preliminary maps are released/the final new maps are adopted.] Knowing the changes in BFE and flood zone in advance can also allow for the building to be constructed high enough above the BFE to provide savings in flood insurance premiums to the ultimate owner. 35

67 page 2 CHANGES IN VERTICAL DATUM A FEMA requirement for all of the new DFIRMs is that they be based on the vertical datum of NAVD88. Consequently, it is important that when surveys are being performed, that the [community/county s name] new benchmarks and measurements from vertical datum NAVD88 are used and not NGVD29 when making any site improvements. If you are working with older plans based on NGVD29, the Flood Insurance Study and DFIRMs will provide conversion factors to make it into an equivalent NAVD88 measurement. CHANGES IN FLOOD INSURANCE REQUIREMENTS Map changes will prompt residents and business owners to re-examine the status of their properties, so that they have proper insurance coverage and can save on costs. Some properties may be mapped into a higher risk zone or experience an increase in the BFE and the property owners will want to take advantage of the National Flood Insurance Program s grandfathering rule to keep their costs down. As a result, this may generate an increase in requests for new elevation certificates. Make sure to use the latest elevation certificate form (FEMA Form 81-31) and to use the new vertical datum (NAVD88). STAY INFORMED Knowing when and where map changes are occurring allows professionals in the building industry to understand what the changes in the new maps are and what they mean. This knowledge will allow for safer construction to lower the risk of flooding and allow building to occur that will result in lower flood insurance premiums for the building s owner. Building professionals should stay in contact with local officials as [community/county name] goes through the mapping process and know when changes in requirements for building permits will occur. Additional information can be obtained by periodically visiting the [community or county name] web site at [web link]. The preliminary maps can be viewed at [URL] when they are released. The maps will also be available for viewing at [put location and times it is open] once they are released. Questions can be directed to the [identify where] by calling [phone number] during business hours (days and times). To learn more about the Georgia Map Modernization Program, visit To learn more about flood insurance, visit MAPPING MILESTONES Summer 2009 Preliminary flood maps released [DATE] Open House Held; Public Review [DATE] Start of [90-day] Public Comment Period [(for filing of appeals and protests)] [Target Date, Month or Season e.g. Fall 2010]* New flood maps take effect; new flood insurance requirements also take effect Visit to learn more about the mapping process and where and when meetings may be held For General Information Call The [name of local call center or contact number] at [phone #]. Open [enter hours of operation]. * Date subject to change pending completion of review process 36

68 HOMEOWNERS FREQUENTLY ASKED QUESTIONS: THE EFFECT REVISED FLOOD MAPS HAVE ON EXISTING STRUCTURES When new flood maps are proposed, there is usually a period of at least six months between the time the proposed maps are made available to the public and the date when they go into effect. You and your insurance agent can use this time to decide what strategy will result in the lowest rates for the same amount coverage or even an increased amount of coverage. Q What factors determine flood insurance premiums? A number of factors determine premiums for National Flood Insurance Program (NFIP) flood insurance coverage. Major factors include: Amount of coverage purchased; Deductible; Flood zone; Location, age, occupancy, date of construction, and type of building; The elevation of the lowest floor relative to the elevation of a 1% annual chance has of reaching in any given year (known as a Base Flood Elevation, or BFE) Q I have flood insurance and my house is in a high-risk flood zone according to the current effective flood map. The new map, however, will show my house as being in a moderate- or low-risk zone. Will I have to continue to carry flood insurance when the new map officially takes effect? If you have a loan on the property through a federally regulated or insured lender, you will no longer have a Federal requirement to purchase flood insurance when the new map takes effect. Lenders do retain the prerogative to require flood insurance, even for property that is no longer in a high-risk zone. If you wish to continue coverage once the new maps take effect, you may be eligible to convert your existing policy to lower-cost Preferred Risk Policy, based on your property being located outside the high-risk zone. This could also result in a refund of some of the premium paid for your current policy. Even if there is no longer a requirement to purchase flood insurance, homeowners and business owners are encouraged to continue coverage, because the risk has only been reduced, not removed. About one out of every four flood claims comes from moderate- and low-risk areas. Q According to my community s current effective map, my house in located in a moderate- or low-risk zone. The new flood map will show it as being in a high-risk zone. Will I have to purchase flood insurance when the new map officially takes effect? If you have a loan on the property through a federally regulated or insured lender and you do not already have flood insurance, your lender will require you to purchase flood insurance when the map becomes effective. If you do not purchase the insurance within 45 days after being informed that flood insurance is required, the lender can force place the insurance at a higher rate and charge you for the cost of it. If you dispute the lender s determination that your property is located in a high-risk zone, you and your lender can jointly request a Letter of Determination Review from the Federal Emergency Management Agency (FEMA) with 45 days of being informed by your lender that your property is located in a floodplain. 37

69 page 2 If you purchase flood insurance before the new maps take effect, your policy can be rated using your current lower risk zone which can result in you saving money on the premiums. Q My house was built at or above the BFE shown on the flood map effective at the time of construction. On the new map, my house will remain in the high-risk zone, but the BFE will decrease. What will happen to my insurance premium when the new map officially takes effect? You should contact your insurance agent to ensure that the policy is re-rated when the new map officially takes effect. The lower flood elevation may result in a lower premium. Q My house was built at or above the BFE shown on the effective map at the time of construction. On the new map, my house will remain in the high-risk zone, but the BFE will increase. What will happen to my insurance premium when the new map officially takes effect? If you can show that your house was built in compliance with local floodplain management regulations and the flood map in effect at the time of construction and can document that there has been no substantial improvement and the lowest floor elevation has not changed since construction, the basis for rating your policy does not change; your premium will continue to be calculated using that original BFE. If you cannot show that your house was built in compliance at the time of construction, your policy will be re-rated (at renewal) using the new flood map after they become effective, which may raise your premium. If you can show that your home has been continuously insured since before the map change, your premium will continue to be rated using the original BFE. If you do not have a loan through a federally regulated or insured lender, you are not required by Federal regulations to carry flood insurance; it is still recommended and is available to you. Q My house was built at or above the BFE shown on the effective map at the time of construction. On the new map, my house will remain in the high-risk zone, but the flood elevation will increase. Will my house be considered to be in violation of any National Flood Insurance Program (NFIP) regulations when the new map officially takes effect? Any house that can be shown to have been built in compliance with local floodplain management regulations and the flood map at the time of construction will continue to be considered compliant, even if the new maps will show an increase in flood elevation or a change to a more restrictive zone designation. However, should your house be substantially damaged ( if damage is 50% or more of the pre-damaged market value) and you wish to repair it, you will be required to bring the entire structure into compliance with the zone designation and flood elevations in effect at the time the repairs take place. If the structure is less than substantially damaged, you do not need to refer to the flood map when repairing damages. Please note, however, that there may be more stringent or local requirement that take precedence over those stated here. Regardless of whether your building is substantially damaged, you will need a building permit to make repairs and need to contact your local building official. Q My house was built in the high-risk zone. What do I do if I want to build an addition or otherwise improve it? If the value of the addition or improvement to the house is less than 50% of the market value of the existing structure, you need only make sure that the addition meets or exceeds the standards currently in effect at the time of construction. Under certain circumstances, only the addition needs to be elevated to the flood elevations shown on that map. Additions and/or other improvements valued at 50% or more of the market value of the existing structure are considered 38

70 page 3 substantial improvements. In such cases, the entire structure must be brought into compliance with the elevations on the map in effect at the time the improvement begins. Please note, however, there may be more stringent local requirements that take precedence over those stated here. Regardless of whether your building is substantially improved, you will need a building permit to make the improvement and need to contact your local building official. Q What Are Strategies to Get the Best Rates When New Flood Maps Are Proposed? Make certain you have flood insurance at the best possible rates before the new maps take effect. This then affords you the option of continuing the same rating after the new maps are adopted. Check the options outlined previously for the best rate. Identify your flood zone on the proposed new map. Your insurance agent may have a copy of the current effective flood map but is unlikely to have the proposed new flood maps. You can usually review the proposed maps in your local government's building or planning office. Look for notices of public meetings where the proposed maps will be displayed and local, state, and/or federal officials will be available to answer your flood map and insurance questions. If you don't have flood insurance now, consider purchasing a policy before the new maps take effect. If your home is located in a moderate- or low-risk zone (labeled B, C, or X on the current map), your lender may not have required coverage, and you may never have thought you needed it. This is a potential significant financial mistake (see the third bullet under "Helpful Tips"). If the proposed map places you in a higher risk zone, and you have a mortgage from a federally regulated or insured lender, you will be notified by letter after the new map goes into effect that you must purchase flood insurance. If you do not purchase the insurance within 45 days of notification, the lender will force place the insurance at a higher rate and charge you for the cost. If your lowest floor elevation (including a basement) exceeds the Base Flood Elevation (BFE) on the new maps, check for possible elevation discounts. Elevation discounts are available for structures whose lowest floor elevations are higher than the established BFE. Q What Do the Different Zone Designations Mean? The table below provides an explanation for the most commonly found flood zone designations on a Flood Insurance Rate Map. RISK LEVEL High Flood Risk Moderate or Low Flood Risk Undetermined Risk FLOOD HAZARD ZONE AE, A, AR, A99, AH or AO Zone. These properties have a 1 percent chance of flooding in any year and a 26 percent chance of flooding over the life of a 30-year mortgage. VE or V Zone. These properties have a 1 percent chance of flooding in any year and also face hazards associated with coastal storm waves. Insurance note: High-risk areas are called Special Flood Hazard Areas, and flood insurance is mandatory for most mortgage holders. B or Shaded X Zone. These properties are moderate-risk zones. C or X Zone. These properties are in an area of overall low-risk. The risk is in these zones is reduced, but not removed. FEMA statistics show that one out of 4 flood claims come from these zones. Insurance note: Lower-cost preferred rate flood insurance policies (known as Preferred Risk Policies) are often an option in these areas. D Zone. The Zone D designation is used for areas where there are possible but undetermined flood hazards. In areas designated as Zone D, no analysis of flood hazards has been conducted. Flood insurance is optional and available. 39

71 page 4 WHAT ARE SOME HELPFUL TIPS? Encourage your insurance agent and local officials to keep any copies of the old flood maps. They can be hard to obtain after new maps have taken effect. Make a copy of the portion of the map panel showing your home s location. Consider buying flood insurance even if you are outside the high-risk area. On average, about 25 percent of all flood insurance claims come from the less risk-prone flood zones that are designated as B, C, or X zones. Ask your insurance agent about the Preferred Risk Policy it may be just what you need to protect your most important investment. Do not let your flood insurance lapse. Having continuous flood insurance coverage protects your property against flood damage and assures that the basis for rating your policy remains unchanged. Keep a copy of your elevation certificate. It documents your building elevation as well as the flood zone and BFE in effect when the home was built. If your elevation certificate shows that the ground level at your home is above the BFE, you can request a Letter of Map Amendment (LOMA) to remove your home or your entire lot from an AE or VE flood Zone. You may then qualify for a Preferred Risk Policy at a lower rate. If you are buying a building that has flood insurance coverage, talk to your insurance agent about having the flood insurance policy assigned to you by the seller so that the coverage is continuous. (Note: There is a 30-day grace period before claims can be made after the policy assigned to you.) The lack of flood openings in buildings elevated on solid foundation walls can significantly raise your rates. Contact your local building department for assistance on ways that your home could be altered to reduce the cost of flood insurance. Such alterations might include the installation of flood vents or the elevation of utility equipment (i.e., water heater, furnace, central air conditioner unit, oil tank, etc.) above the flood level. Consider higher deductibles. Deductibles up to $5,000 are available that will reduce annual premiums. Check with your mortgage lender before increasing the deductibles. Encourage your community to participate in the Community Rating System (CRS), which provides insurance premium discounts based on activities and higher regulatory standards that the community implements. In a CRS community, everyone enjoys living in a safer community while receiving flood insurance discounts. Q How will I know when new flood maps are being issued for my community? Ask your local floodplain manager; your City Clerk or County Manager s office can help you locate him or her. Look for an official notice in your local newspaper. Look for articles in community newsletters, inserts in your utility bill, etc. Check your community s website. Visit This summary is not an alternative to the flood insurance manual or local construction regulations. It is intended to give property owners and flood insurance policyholders some ideas on what to do if a revised flood map is proposed and you wish to keep your flood insurance premiums to a minimum under the regulations. To describe the general issues in the clearest language, numerous simplifications have been used. Contact your insurance agent for your rating options on specific buildings and contact your local building official or floodplain manager for details on local construction regulations. 40

72 Template Web Page GEORGIA MAP MODERNIZATION PROJECT Understanding the Effects of Map Changes Property Owners Insurance Professionals Lending/Realty Professionals Builders/Engineers Resources Fact Sheets Important Links View Preliminary Flood Maps FLOOD MAP UPDATE MILESTONES [Date]: Preliminary flood maps released [Date]: Open House for public to view maps [Date]* [90-day Public Comment Period Starts (appeals and protests must be filed during this time)] [Date]* New digital flood maps become effective; new federal flood insurance requirements take effect *Dates subject to change pending completion of the review process For General Information, call: [name] [phone number] Open [hours] [days] Outreach Material Map Update Brochure Map Update Fact Sheet Appeals and Protest Fact Sheet Appeals and Protest Documentation Requirements GEORGIA MAP MODERNIZATION PROJECT An Important Nationwide Initiative In Georgia, flooding is the number one natural disaster. To identify flood hazards, the risks they pose to people and property, and the regulatory boundaries of floodplains, the Federal Emergency Management Agency (FEMA) develops flood hazard maps, officially known as Flood Insurance Rate Maps or FIRMS. In 2003, FEMA embarked on a comprehensive, five-year initiative to update the nation s flood maps to reflect current flood risks, working with local governments, water management districts, and other partners. The new maps are digital, rather than paper-based, and easily viewable online. Today, Flood Map Modernization (or Map Mod) continues and is transforming the way flood maps are created, viewed and used. Why [community name] Flood Maps Need Updating The [community name] current flood hazard data date from [rounded date] and are [seriously] out of date. Drainage patterns have changed dramatically due to land use, surface erosion, and other natural forces. As a result, the likelihood of flooding in some areas has increased significantly. Moreover, the technology used to estimate flooding has been much improved. Up-to-date maps will much more accurately represent the risk of flooding; they are an important tool too in the effort to protect lives and properties in [community name]. Map Modernization Efforts in [community name] Georgia s Map Modernization Project is a comprehensive effort to remap the county s flood risks using the latest flood modeling and digital mapping technologies. The Georgia Environmental Protection Division (EPD) under the Department of Natural Resources (GA DNR) partnered with FEMA to ensure local input into the process. This has allowed GA DNR to have a direct hand in working with the counties and communities within the state. GA DNR will be guiding the remapping process and providing support and direction for the outreach that is performed by the local counties and communities. The new digital flood maps will provide detailed, property-specific flood risk data to guide construction and flood insurance decisions. With the planned release of these maps in [date], [community name] residents and business owners will have up-to-date, reliable, Internet-accessible data about the flood hazards they face. 41

73 Template Web Page GEORGIA MAP MODERNIZATION PROJECT Understanding the Effects of Map Changes Property Owners Insurance Professionals Lending/Realty Professionals Builders/Engineers RESOURCES Fact Sheets Important Links VIEW PRELIMINARY FLOOD MAPS FLOOD MAP UPDATE MILESTONES [DATE]: PRELIMINARY FLOOD MAPS RELEASED [DATE]: OPEN HOUSE FOR PUBLIC TO VIEW MAPS [DATE]* [90 DAY PUBLIC COMMENT PERIOD STARTS (APPEALS AND PROTESTS MUST BE FILED DURING THIS TIME)] [DATE]* NEW DIGITAL FLOOD MAPS BECOME EFFECTIVE; NEW FEDERAL FLOOD INSURANCE REQUIREMENTS TAKE EFFECT *DATES SUBJECT TO CHANGE PENDING COMPLETION OF THE REVIEW PROCESS For General Information, call: [name] [phone number] Open [hours] [days] OUTREACH MATERIAL Map Update Brochure Map Update Fact Sheet ADDITIONAL RESOURCES To learn more about flood map updates, who to contact, or where to get more information, the following resources may be of assistance. Property owners and renters can learn more about flood insurance, at the National Flood Insurance Program website: Insurance agents can learn about flood insurance and obtain tools to help inform their clients at Agents.FloodSmart.gov For current effective flood maps and past (historic) flood maps, visit the Map Service Center: store.msc.fema.gov Learn more about the Map Modernization effort at Find general information about FEMA at For information on Georgia Department of Natural Resource s flood map update efforts, visit For more details about effects of map changes on insurance, lender requirements and other technical questions related to map modernization in general (not local), contact: FEMA Map Assistance Center (FMAC) FEMA-MAP Hours are Monday through Friday; 8 a.m. to 6:30 p.m. Eastern Time To ask specific questions regarding [community/county name s] maps or to view the maps in person, visit or call: Community/county location phone Open [times] [days open; i.e., Monday Friday] Maps can also been seen online at: [url] 42

74 Template Web Page 1 GEORGIA MAP MODERNIZATION PROJECT Understanding the Effects of Map Changes Property Owners Insurance Professionals Lending/Realty Professionals Builders/Engineers RESOURCES Fact Sheets Important Links VIEW PRELIMINARY FLOOD MAPS FLOOD MAP UPDATE MILESTONES [DATE]: PRELIMINARY FLOOD MAPS RELEASED [DATE]: OPEN HOUSE FOR PUBLIC TO VIEW MAPS [DATE]* [90 DAY PUBLIC COMMENT PERIOD STARTS (APPEALS AND PROTESTS MUST BE FILED DURING THIS TIME)] [DATE]* NEW DIGITAL FLOOD MAPS BECOME EFFECTIVE; NEW FEDERAL FLOOD INSURANCE REQUIREMENTS TAKE EFFECT *DATES SUBJECT TO CHANGE PENDING COMPLETION OF THE REVIEW PROCESS For General Information, call: [name] [phone number] Open [hours] [days] UNDERSTANDING THE EFFECTS OF MAP CHANGES A Better Picture of Flood Hazards Over time, water flow and drainage patterns can change dramatically due to environmental changes, land use and other forces. The likelihood of inland riverine and coastal flooding will change as well. However older flood hazard maps may not reflect these changes and many areas have not been studied to determine the flooding risk. Based on new digital mapping techniques, detailed, reliable and current information on county and local community flood hazards is now becoming available. The information is available on new flood hazard maps, also known as Digital Flood Insurance Rate Maps or DFIRMs. The new maps present a better picture of the areas most likely to be impacted by flooding and provide a better foundation from which to make important building and land use decisions. Newer Maps Mean Safer Communities These maps are important tools in the effort to protect lives and property as well as the beneficial functions that floodplains provide. By showing the extent to which specific areas and neighborhoods -- and individual properties -- are at risk for flooding, flood maps help business and property owners make financial decisions about protecting their property. They also enable community planners, local officials, engineers, builders and others to determine where and how new structures and developments should be built, resulting in safer buildings. With the introduction of new flood maps, it is especially important that property owners, insurers, lenders, real estate agents and brokers, developers, and builders, understand what the changes are and what the effects will be. OUTREACH MATERIAL Map Update Brochure Map Update Fact Sheet 43

75 Template Web Page 2 PROPERTY OWNERS FLOOD MAPS ARE CHANGING; KNOW YOUR RISK Flood Maps Are Changing Everyone has some level of flood risk. New flood hazard maps provide an updated picture of what that risk is. The level of flood risk can be different from neighborhood to neighborhood and even property to property. Homeowners, renters and business owners will want to learn how their risk is currently shown, and how it will be shown when the new flood hazard maps (Digital Flood Insurance Rate Maps, or DFIRMs) become effective. Know Your Risk When properties are mapped into a high-risk areas (shown as flood zones labeled with letters starting with A ), construction restrictions and flood insurance requirements may apply. In these areas, known as a Special Flood Hazard Area (SFHA), if a property owner has a mortgage through a federally regulated or insured lender, flood insurance will be required once the maps become effective. Some lenders may decide to institute such requirements in advance of the maps becoming effective. Property owners who obtain and maintain flood coverage before the maps become effective may be able to save through a process known as grandfathering. They should contact their insurance agent for more information and to learn the options that they have. When a property is mapped from a high-risk zone into a low- or moderate-risk zone (a zone labeled with the letter X ), flood insurance will no longer be required once the maps become effective. However, the flood risk has only been reduced; it has not been removed. Property owners can maintain coverage by converting to a lower-cost Preferred Risk Policy (PRP), with premiums starting as low as $119 per year. Again, they should discuss their options with their insurance agent. (Have the options link to the Requirements and Options table) 44

76 Template Web Page 3 Flood Insurance Requirements and Options When the new maps are adopted, flood insurance requirements will change. However, options exist that will allow property owners to save money while still protecting their property. If Maps Show Change from low or moderate flood risk to high risk (flood zone B, C, or X to zone A, AE, AH, AO, V, VE) Change from high flood risk to low or moderate risk (e.g., flood zone A, AE, AH, AO to X or shaded X) Increase in the Base Flood Elevation (BFE) No change in risk level These Requirements, Options And Savings Apply Flood insurance is mandatory. Flood insurance will be federally required for most mortgage holders. Insurance costs may rise to reflect the true (high) risk. Grandfathering can offer savings. The National Flood Insurance Program has grandfathering rules to recognize policyholders who built in compliance with the flood map in effect at the time of construction or who maintain continuous coverage. Sometimes, though, using the new flood maps can actually result in a lower premium, especially if the home is high enough above the BFE. Flood insurance is optional but recommended. The risk has only been reduced, not removed. Flood insurance can still be obtained, and at lower rates. About 25 percent of all flood insurance claims come from moderate-tolow-risk areas. Conversion offers savings. An existing policy can be easily converted to a lower-cost Preferred Risk Policy, if the building qualifies. Note that lenders always have the option to require flood insurance in these areas. An increase in BFE can result in higher premiums; however, grandfathering can offer savings. The National Flood Insurance Program grandfathering rules allow policyholders who have built in compliance with the flood map in effect at the time of construction to keep the earlier base flood elevation to calculate their insurance rate. This could result in significant savings. No change in insurance rates. However, this is a good time to review your coverages and ensure that your building and contents are adequately protected. 45

77 Template Web Page 4 Flood maps refer to areas of high, medium or low risk as flood hazard zones and the zones of highest risk as Special Flood Hazard Areas. Risk Level High Flood Risk Low or Moderate Flood Risk Undetermined Risk Flood Hazard Zone AE, A, AH or AO Zone. These properties have a 1 percent chance of flooding in any year and a 26 percent chance of flooding over the life of a 30-year mortgage. VE or V Zone. These properties have a 1 percent chance of flooding in any year and also face hazards associated with coastal storm waves. Insurance note: High-risk areas are called Special Flood Hazard Areas, and flood insurance is mandatory for most mortgage holders.* Shaded X Zone. These properties are outside the high-risk zones. The risk is reduced but not removed. X Zone. These properties are in an area of overall lower risk. Insurance note: Lower-cost preferred rate flood insurance policies (known as Preferred Risk Policies) are often an option in these areas. D Zone. The Zone D designation is used for areas where there are possible but undetermined flood hazards. In areas designated as Zone D, no analysis of flood hazards has been conducted. Flood insurance is optional and available * Required for loans provided by federally regulated and insured lenders as well as Government Sponsored Enterprises such as Freddie Mac and Fannie Mae. 46

78 Template Web Page 5 INSURANCE AGENTS THE FLOOD MAPS ARE CHANGING; KNOW YOUR OPTIONS Updated digital flood hazard maps, DFIRMs, may bring changes in flood insurance requirements for property owners. It is important for local insurance professionals to stay in touch with the community or county to learn how their clients will be affected by the new maps and what the best options are. Mapped to a Higher Risk: The Grandfathering Option When properties are mapped into a high-risk area, flood insurance will be required for most mortgage holders. Before new the new DFIRMs go into effect, insurance agents and brokers should compare the two sets of maps (the current effective map and the new preliminary map) to see if any clients will be affected and should therefore be alerted to the upcoming change. If a building is going to be mapped into a high-risk zone or if the Base Flood Elevation (BFE) is increasing, the owner should be encouraged to purchase (or maintain) a policy now. That way the owner is not only protected now but can grandfather or lock in that zone or elevation and maintain eligibility for the corresponding insurance rate when the map changes. For homes built before the community s first flood map was issued (known as Pre-FIRM buildings), purchasing a flood policy before the new maps become effective is the only way to lock using rates associated with the earlier zone. Note, however, that sometimes the new maps may actually provide for a better premium than through grandfathering. For more details, agents can refer to FEMA s NFIP Map & Zone Grandfather Rules and Page-Rate of the National Flood Insurance Program s Producer Manual. Mapped to a Moderate - Low Risk: Convert to a PRP If properties are being mapped out of a high-risk area, the policies may be eligible for conversion to Preferred Risk Policies (PRP) when the new map becomes effective. The owner will receive a refund for the difference in the premium paid, while remaining covered. Insurance agents and brokers should remember that they must always rate flood insurance policies using information from the Flood Insurance Rate Map currently in effect.not from the preliminary flood map. New Vertical Datum As part of the nationwide Map Modernization effort, the new DFIRMs are using a new vertical datum as the base for all elevations (NAVD88). This datum is a much more accurate one than the almost 80-year old one used for the previous flood maps (NGVD29). As a result, a building s base flood elevation could show one measurement on the old map (i.e., 25 ) and another measurement on the new map (i.e., 28 ) and its actual elevation will have never changed. So, before grandfathering a property where elevation is involved, make sure that the elevation on the elevation certificate and the BFE on the FIRM are both using the same vertical datum. If not, there are conversion factors that can be obtained from the Flood Insurance Study. 47

79 Template Web Page 6 Lenders/Realty CHANGING MAPS; CHANGING RISKS As the new flood maps are released, they will reflect current flood risks, replacing maps that are out-of-date. As a result, lenders and real estate professionals will have up-to-date, reliable, Internet-accessible information about their community s and county s flood risk on a property-by-property basis. At the same time, property owners will learn that their flood risk is higher, or lower, than they thought. The changes may affect closings and existing loans for both residents and business owners throughout the area. Lenders can avoid closing delays If a building is shown to be in a high-risk zone on the flood map currently in effect, flood insurance must be in place if there is a mortgage through a federally regulated lender. This requirement does not change when new preliminary flood maps are released. Lenders (or their flood zone determination company, if they outsource that service) should not use preliminary flood maps to determine federal insurance requirements. (However, some lenders may decide to require flood insurance as part of their own internal underwriting of the loan.) As the date that the maps become effective gets closer, loan originators and mortgage brokers will want to refer to the preliminary maps to determine whether a property might be mapped into a high-risk area when the maps do become effective. By informing the borrower of this potential change before a loan is finalized, they will help minimize any delay in loan closing due to changes in flood zones and flood insurance requirements. Once the new flood maps become effective, federally regulated lenders will notify property owners that have been mapped into a high-risk area that they are now required to carry flood insurance. Property owners that have been mapped out of the high-risk areas will be informed that they no longer are required to carry flood insurance. However, removing the requirement does not guarantee that it will not flood; property owners should be encouraged to stay protected with a lower-cost Preferred Risk Policy, with premiums starting as low as $119. Real estate professionals can avoid unpleasant surprises Real estate professionals can also use the preliminary flood maps to determine how proposed zone changes are likely to affect any properties that are for sale. This will help avoid any surprises at the time of closing that could delay and perhaps jeopardize the purchasing/sale of a property. Real estate agents and brokers should also become familiar with the flood insurance grandfather options [link to Requirements & Options] that can help keep their clients insurance costs down, including the possible transferring of a seller s existing flood insurance policy to the new owner. 48

80 Template Web Page 7 Builders/Engineers NEW FLOOD MAPS: BUILDING TO A SAFER STANDARD Flood hazard maps are important tools in the effort to protect lives and properties. The maps allow community planners, local officials, engineers, builders and others to make important determinations about where and how new structures and developments should be built. Engineers/Developers/Builders can plan for safer construction When preliminary flood maps are released, the building industry will need to know the differences between the preliminary maps and the current effective map. [Note that in (community/county name), the more restrictive BFE is used as best available data when the preliminary maps are released/the final new maps are adopted.] The vertical datum is changing As new flood maps are issued, they will no longer be using the National Geodetic Vertical Datum of 1929 (NGVD29) as the vertical datum (see the Federal Emergency Management Agency s Procedure Memorandum 41). Instead, they will use the North American Vertical Datum of 1988 (NAVD88). Floodplain managers, surveyors, engineers, builders, and other users of elevation data from multiple sources (e.g., a FIRM and elevation certificate) must take care that the elevation values they use are based on the same vertical datum. If they are not the same, the values need to be converted to the same datum. Failure to do so can result in improper design (e.g., building at the wrong elevation). Note that the property owners risk is not affected by a vertical datum change because all elevations in the local area are changed by the same amount. 49

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82 WHAT THE PUBLIC NEEDS TO KNOW MAPPING TODAY S FLOOD RISKS The remapping of [county/community name] is a comprehensive effort to remap the area s flood risks using the latest flood modeling and digital mapping technologies. The new maps, known officially as Digital Flood Insurance Rate Maps (DFIRMs), will provide detailed, property-specific flood risk data to guide construction and flood insurance decisions. With the planned release of these maps in [season/year], [community/county name] residents and business owners will have up-to-date, reliable, Internet-accessible data about the flood hazards they face. The project is part of a nationwide flood hazard map update effort spearheaded by the Federal Emergency Agency (FEMA), which also oversees the National Flood Insurance Program (NFIP). The Georgia Department of Natural Resources (GA DNR) is overseeing this remapping effort as a partner with FEMA. WHY UPDATE THE MAPS The flood maps currently in use are out of date. The flood risks shown do not reflect the effects of recent growth or changes in drainage and run-off patterns caused by land-use and natural forces. The likelihood of riverine and flash flooding in some areas has increased significantly. In many areas, the flood risk had not been previously been identified, but now is due to investments by [community/county name], GA DNR, and FEMA. So, up-to-date flood maps are needed to accurately represent these changes; they are an important tool in the effort to protect lives and properties in [community/county name]. NEW MAPS MEAN A SAFER [COMMUNITY/COUNTY] By showing the extent to which areas of the [community/county] and individual properties are at risk for flooding, the new maps will help guide financial protection, planning, investment, building, development and renovation decisions. Residents and business owners will understand their current flood risk and be able to make better decisions about insuring and protecting their property against floods. Builders and developers can use the updated map data to determine where and how to build structures more safely and how high to build to reduce the risk of flood damage. Real estate agents will be better able to inform clients of the risk factors that may affect the property they are buying or selling as well as any flood insurance requirements. Insurance agents will know their clients current flood risk and can provide more informed recommendations regarding flood insurance coverage options. HOW RESIDENTS AND BUSINESSES ARE AFFECTED Flood zone designations and base flood elevations 1 will change with the new flood maps. Some property owners with mortgages will face new flood insurance requirements, and people seeking to build or to substantially add to existing buildings may face new permitting and construction requirements. For example: If your building is re-mapped from a low- or moderate-risk flood zone to a high-risk zone, flood insurance is likely to be a requirement. 1 The Base Flood Elevation (BFE) is the level, in feet above sea level, that flood waters have a 1% annual chance of reaching or exceeding in any given year. 50

83 page 2 If you already have a flood insurance policy when (or purchase before) the maps become effective, you may be able to save money on flood insurance if you maintain your policy. If your building is re-mapped from a high-risk zone to a moderate- or low-risk zone (labeled as an X zone), the risk of flooding is reduced but not removed and flood insurance is still recommended. If you are planning new construction or improvements to your home or business, design requirements may change based on the new flood risk information. BEFORE THE MAPS BECOME EFFECTIVE: PUBLIC COMMENT AND REVIEW The preliminary DFIRMs have been provided to [community/county name] for review. Open House[s] will be [were] held to allow residents and business owners to view the new maps and ask FEMA, GA DNR and [county/community name] officials questions. INCLUDE THE FOLLOWING PARAGRAPHS IF BFEs HAVE BEEN CHANGED IN THE COMMUNITY: [The next step in the process, a 90-day public comment period, gives property owners an opportunity to submit objections to information shown on the preliminary maps or in the accompanying study. Objections can be in the form of an appeal or protest. An appeal must be based on data that proves that a proposed Base Flood Elevation shown on the preliminary flood map or in a flood insurance study report is scientifically or technically incorrect. A protest usually involves changes to items such as roads and road names, corporate limits, floodway limits, and floodplain boundary delineations. During and following the 90-day comment period, GA DNR and FEMA will review the comments and determine the merits of the protests and appeals submitted. Property owners who have concerns and do not submit an objection during the public comment period can still submit a Letter of Map Amendment (LOMA) request to FEMA after the maps become effective.] STAY INFORMED Knowing when and where map changes are occurring allows you to be properly prepared to make important decisions. Prepare by staying in contact with local officials and periodically visiting the [community or county name] web site at [web link]. The preliminary maps can be viewed at [URL] when they are released. The maps will also be available for viewing at [put location and times it is open]. Questions can be directed to the [identify where] by calling [phone number] during business hours [days and times]. Contact your local insurance agent to learn more about flood insurance and your options, or visit MAPPING MILESTONES Summer 2009 Preliminary flood maps released [DATE] Open House Held; Public Review [DATE] Start of [90-day] Public Comment Period [(for filing of appeals and protests)] [Target Date, Month or Season e.g. Fall 2010]* New flood maps take effect; new flood insurance requirements also take effect Visit to learn more about the mapping process and where and when meetings may be held For General Information Call The [name of local call center or contact number] at [phone #]. Open [enter hours of operation]. * Date subject to change pending completion of review process 51

84 REVIEWING YOUR PRELIMINARY DFIRM PANELS AND FIS REPORT A GUIDE FOR COMMUNITY OFFICIALS When a Georgia community is presented with new Digital Flood Insurance Rate Map (DFIRM) panels, the State of Georgia, in cooperation with the Federal Emergency Management Agency (FEMA), makes every attempt to engage and inform community officials of the process. After all, it is the community who will ultimately need to use the maps on a day-to-day basis to regulate development in the floodplain; and it is the citizens who will rely on the maps and data to determine their flood risk. This document offers guidance for local officials on reviewing the preliminary DFIRM panels and Flood Insurance Study (FIS) Report. The checklists on the following pages will provide assistance for systematically reviewing base map and flood hazard information provided on the preliminary DFIRM panels. Your familiarity with the geographical features and flood history of your community will greatly assist the State in identifying information on the preliminary maps that is incorrect or missing so that it can be corrected prior to the finalization of the DFIRM panels. In an effort to keep communities informed about any changes to Base Flood Elevations (BFEs) and to conform to legal obligations under the National Flood Insurance Program (NFIP), FEMA provides legal notice of any new or revised flood elevations in two issues of a local newspaper. The date of the second such publication begins the 90-day appeal period. During this period, community officials or individual property owners may formally object to information shown on preliminary DFIRM panels or the accompanying preliminary FIS Report. The Appeals and Protests Processes fact sheet describes the process for informing the State of map inaccuracies during the 90-day Appeal Period. GENERAL SUGGESTIONS FOR REVIEWING PRELIMINARY DFIRM PANELS Each community will receive preliminary DFIRM panels and a Preliminary FIS Report; correspondence transmitting one copy of the DFIRM and FIS is sent to the Chief Executive Officer (Mayor or Chairman of the County Commissioners), it also describes the timeframe for a brief review of the panels. The following procedure may help you utilize your time more efficiently: There may be other individuals in your community who can help to speed up the review process. It is advised that a Review Team be created for the purpose of thoroughly reviewing the revised flood maps for accuracy. The recommended, but not limited to, participants on the Review Team should be from the following departments or divisions: Planning, Transportation, Public Works, Inspections, GIS, Real Estate, County Emergency Management Services and E-911/Addressing. First, give all of the panels a quick review, focusing on base map features. The Base Map Information Checklist on the next page lists the specific features (streets, schools, airports, county/municipal boundaries, etc.) that should be shown on the new maps. When reviewing the panels, make a list of any omitted or misspelled names, inaccurate boundary lines, etc. This list should be submitted to the State Floodplain Management Office in the form of a 52

85 page 2 Protest. (See the Appeals and Protests Processes fact sheet for more information on submitting a Protest) A copy of the Protest should also be provided to your Geographic Information System (GIS) and E-911 Addressing departments for updating the databases. Second, pull out the current FIRM panels and the preliminary DFIRM panels for areas of the community that are most affected by flooding or where significant new development has taken place since the old maps were produced. If the community also has a Flood Boundary Floodway Map (FBFM), also pull out those panels. Starting with these panels, use the Flood Hazard Information Checklist to compare the BFEs, the sizes and shapes of Special Flood Hazard Areas (SFHAs), and the floodways. Be sure to note which streams have been restudied by detailed methods or limited detailed methods and which streams have been revised with redelineated floodplains. Only those that were restudied by detailed or limited detailed methods will have revised BFEs and floodways. For questions regarding the methods used to study streams and rivers on the FIRM panels, please contact Collis Brown, State Floodplain Management Coordinator, Georgia Floodplain Management Office, 7 Martin Luther King, Jr. Drive, Suite 440, Atlanta, GA 30334, (404) Upon deciding to formally object to any of the BFEs on streams or coastlines where new studies were performed, please submit an Appeal Petition to the State Floodplain Management Office, along with the necessary supporting technical information. (See the Appeals and Protests Processes fact sheet.) When wishing to object to other flood hazard information such as SFHA boundaries or floodway widths, submit your Protest Petition to the State Floodplain Management Office. You should submit any appeals or protests resulting from these reviews to the State as soon as possible don t wait until the end of the 90-day appeal period! NOTE: IT IS VERY IMPORTANT FOR THE COMMUNITY TO MAINTAIN ONE OR MORE SETS OF THE OLDER FIRM, FLOOD BOUNDARY AND FLOODWAY MAP, AND FLOOD INSURANCE STUDY FOR FUTURE REFERENCE. Each set of DFIRM panels issued to a community includes a Map Index panel. The main purpose of the Map Index is to provide a convenient way for DFIRM users to find the map number and/or panel number of the particular panel where the information they are seeking is located. The main image area of the Map Index shows a grid of DFIRM panels superimposed over an outline of the county. The 11-digit map number identifies each panel; the 5th through the 8th digits of the map numbers form the unique panel numbers that appear on the title blocks of individual map panels. Panels identified by map numbers that are preceded by asterisks have not been printed because the panels show areas that are totally covered by open water or where no Special Flood Hazard Areas have been mapped. Corporate boundaries of all incorporated municipalities are shown in the main image area, as well as major roads and railroad lines. Major surface water features (streams, rivers, lakes, sounds, etc.) are also identified. The Title Block in the lower right corner lists all panels that have been printed, including border panels that include portions of other counties. There is also a Listing of Communities table showing community names, Community Identification (CID) numbers, panels that contain portions of the community, initial identification date (when the community entered the NFIP), initial NFIP map date, and most recent FIRM panel date. 53

86 page 3 MAP INDEX CHECKLIST 1. Did the community receive at least 2 copies of the preliminary panels listed for the community in the table on the Map Index (excluding those identified as Panel Not Printed )? 2. Are the major roads and streams shown in their proper locations and correctly identified on the Map Index? 3. Are additional roads needed on the Map Index to aid map users to identify areas of interest, particularly in less developed areas of the county? NOTES: Yes No 54

87 page 4 BASE MAP INFORMATION CHECKLIST The base map features identified on the preliminary DFIRM panels were obtained from a variety of sources, including locally available data, Georgia State Clearinghouse data, TIGER data, USGS data, etc. With the exception of streets, all of the features listed below should be identified by name on the preliminary DFIRM panels. To minimize clutter and overprints, many streets are not identified by name in areas that are over one inch outside of the SFHA or 500-year flood zone. Where the image of a street located in or near a flood zone is obscured on the Base Map orthophoto, a street centerline and street name were added. This procedure may also be used to identify streets that were not present when the orthophoto was taken. Please note that all streets are contained in the DFIRM database that local officials will access when they use the local GIS system to locate properties on the flood maps, provided vector street data was provided. The benchmarks, established by the National Geodetic Survey, are shown on the preliminary DFIRM panels. A detailed description of their locations can be found by contacting the National Geodetic Survey website. Although the names and boundaries of public lands such as National Forests and State Parks appear on some of the preliminary FIRM panels, this information will not be shown on the final version of the maps because the available digital boundary data may not be accurate at the scale for which the maps are being produced. If available, this information will be part of the digital information in the database. If the preliminary panels include this type of information, make a note of it, but do not write it up as a protest. 1. Are all of the following features identified and shown in their proper locations with names spelled correctly? (Check in the boxes provided) All streets that are inside flood zones or within a band extending approximately 1 outside of SFHAs Major roads that are more than 1 outside of flood zones Flood control structures (dams, levees, floodwalls) Schools Airports Municipal boundary lines County boundary lines Bodies of water (rivers, streams, lakes, ponds, etc.) 2. Other Information Is the FEMA CID (Community Identification) Number correct? Are any of the National Geodetic Survey benchmarks known to be missing, destroyed, or relocated? Yes No NOTES: 55

88 page 5 Some of the flood zones identified on the preliminary DFIRM panels have been updated based on new, more accurate topographic data and in some cases, new flood studies. The locations and types of studies were agreed upon during the scoping phase of production, and outlined in the Mapping Activities Statement. Please verify that the new or revised flood zones reasonably depict areas that are likely to flood during a 1-percent or 0.2-percent annual chance flooding event. 1. Flood Insurance Study (FIS) Report Is the community description, description of principal flood problems, and description of flood protection measures in Section 2.2 through 2.4 of the FIS Report correct? 2. Detailed Study Method Streams (as listed in Table 1 of the FIS Report: Flooding Sources Studied by Detailed Methods: Revised or Newly Studied ) If there are detailed studied streams on your preliminary DFIRM, does the list of streams and rivers in Table 1 of the FIS Report correspond to the list agreed upon and listed in the Mapping Activity Statement? If there are detailed studied streams on your preliminary DFIRM, are the flood hazard areas for all Detailed Study streams and rivers correctly shown on the preliminary DFIRM panels with 1% (Zone AE) annual chance flood zones and floodways? In most cases, the 0.2% (Shaded Zone X) annual chance flood zones will also be depicted, unless the 0.2% and 1% annual chance flood boundaries are too close to be shown separately. If there are detailed studied streams with floodways on your preliminary DFIRM, are flood hazard data (BFEs, floodway widths, flood discharges, etc.) correctly listed for all Detailed Study streams and rivers in the Summary of Discharges table, Floodway Data table, and flood profiles in the FIS Report? If there are detailed studied streams on your preliminary DFIRM, look at the BFEs listed in the FIS Report. If your community has experienced a documented 10% (10-year), 2% (50-year), 1% (100-year), or 0.2% (500-year) annual chance flood event in the recent past, do the new flood elevations match the historical flood heights, after correcting for the offset from the National Geodetic Vertical Datum of 1929 (NGVD29) to the North American Vertical Datum of 1988 (NAVD88), if applicable? Compare the boundaries of the 1% and 0.2% annual chance floodplains on the effective and preliminary FIRM panels. Do the new boundaries correspond well with historical flooding patterns? 3. Redelineated Streams If flooding sources in your community have been redelineated based on new topography, but no new engineering study was completed, have all AE, A1-99, and Shaded X Zones for streams and rivers studied by detailed methods on the currently effective DFIRM panels that were not restudied by Detailed Methods been replaced with revised AE and shaded X Zones? If floodways for redelineated streams were part of the Mapping Activity Statement, are floodways shown on the preliminary DFIRM panes for all redelineated streams and rivers? If flooding sources in your community have been redelineated based on new topography, but no new engineering study was completed, compare the BFEs shown on the preliminary DFIRM panels and FIS Report profiles with those on the currently effective flood maps and profiles. Are the new and old elevations identical, after correcting for the NGVD29 to NAVD88 offset, if applicable? Yes No 56

89 page 6 4. Limited Detailed Study Method Streams If you have Limited Detailed Studied Streams on your preliminary DFIRM, have the unnumbered A Zone areas on the currently effective panels been replaced by A flood zones with the River Station and stream distance from beginning point of study on the preliminary DFIRM panels? [Note: 0.2% annual chance (Shaded X) flood zones and floodways are not shown on the DFIRM panels for streams and rivers studied by limited detailed study methods.] Compare the BFEs shown on the preliminary FIS with any documented flood heights from a 1% (100-year) annual chance flood event in the recent past. Do the new flood elevations correspond well to the historical flood heights, after correcting for the NGVD29 to NAVD88 offset? Do the boundaries of the A Zones with estimated BFEs on the preliminary DFIRM panels correspond well with historical flooding patterns for a recent 1% annual chance flood event? Yes No For assistance or more information, please contact: Collis Brown, CFM Georgia Floodplain Mgmt Coordinator Georgia Dept of Natural Resources Environmental Protection Division Seven Martin Luther King Jr., Drive Suite 440 Atlanta, GA fax Collis_Brown@mail.dnr.state.ga.us 57

90 APPEALS AND PROTESTS PROCESSES PROCEDURES OF SUBMISSION AND RESOLUTION 90-Day Appeal Period The State of Georgia in partnership with the Federal Emergency Management Agency (FEMA) has completed and issued the Preliminary Digital Flood Insurance Rate Map (DFIRM) and Flood Insurance Study (FIS) depicting new or revised Base Flood Elevations (BFEs). Upon issuance of the DFIRM, there is a federally mandated 90-Day Appeal Period for public review of the data. The 90-Day Appeal Period begins on the date of the second publication of a legal notice listing the new or revised BFEs in a local newspaper. During the Appeal Period, the community or other interested parties may refute the data shown on the Preliminary DFIRM or FIS report and submit a formal objection in two ways: Appeal Process and/or Protest Process. APPEAL PROCESS A flood study that determines BFEs along a stream involves collection of historical and physical data, followed by analyses using hydrologic methods to determine flow rates, and hydraulic modeling to determine water-surface elevations. Studies of coastal flooding involve specialized analyses of storm surge and wave effects. Depending on the specific aspect of the study that is being challenged, various types of data are required to support an appeal. The appeal is a formal objection to new or revised BFE shown on a Preliminary DFIRM or FIS report. BFEs can be appealed if it is shown to be scientifically or technically incorrect. The distinction between scientifically incorrect and technically incorrect is important because of the differences in the types and amounts of data needed in support of an Appeal Petition. SCIENTIFICALLY INCORRECT DATA Basis of Formal Appeal Required Data to Support Appeal Certified by Incorrect or inappropriate methodology used in the new study Methodology not correctly applied in the new study; i.e., inappropriate or incorrect assumptions in methodology 1. Appeal Petition 2. Explanation for superiority of alternative hydrologic or hydraulic methodology 3. A revised study, including updated hydrologic and/or hydraulic analysis, flood profiles, and floodplain and floodway boundaries, using the alternative methods or data that are believed to be superior to those used in the preliminary study Professional Engineer 58

91 page 2 TECHNICALLY INCORRECT DATA Basis of Formal Appeal Required Data to Support Appeal Certified by Insufficient or poor quality data in a new study Mathematical error in a new study Measurement error in a new study Physical change in the floodplain since the new study 1. Appeal Petition 2. Data believed to be superior to those used in original hydrologic or hydraulic analysis; documentation for source of the new data 3. A revised study, including updated hydrologic and/or hydraulic analysis, flood profiles, and floodplain and floodway boundaries, using the alternative methods or data that are believed to be superior to those used in the preliminary study 1. Appeal Petition 2. Information that identifies the error and provides the correct calculation 1. Appeal Petition 2. Information that identifies the error and provides the correct measurement 1. Appeal Petition 2. Information that identifies the change and sufficient topographical and/or structural data for an updated hydraulic analysis 3. Certified topographic maps or other certified ground elevation data of greater detail or more recent than those used for the preliminary DFIRM panel in question Professional Engineer Professional Engineer Professional Engineer Registered Land Surveyor or GIS Specialist PROTEST PROCESS A formal objection to any new or revised information shown on a Preliminary DFIRM or FIS report submitted during the 90-Day Appeal Period that does not involve flood elevations is considered a protest. Protests generally involve comments regarding the delineation of the updated floodplain and/or floodway boundaries, corporate limits, road names, and road location. Basis of Formal Protest Required Data to Support Protest Submitted by Floodplain boundaries, Floodway boundaries* Corporate limits, Road names, or Road locations 1. Protest Petition 2. Certified topographic maps or other certified ground elevation data of greater detail and/or more recent than those used for the preliminary FIRM panel in question 3. Requested changes annotated on the topographic mapping and preliminary FIRM panel. 1. Protest Petition 2. Community maps in either digital or paper format showing the current information Registered Land Surveyor or GIS Specialist, or Interested Individual Community Official Registered Land Surveyor, GIS Specialist, or Interested Individual *Note: Dispute of the floodway boundaries may require updated hydraulic modeling and would have to be submitted with proper documentation as an Appeal. 59

92 page 3 SUBMITTAL OF APPEAL AND PROTEST PETITIONS The formal objection and all supporting data shall be submitted to the Chief Executive Officer (CEO) of the community or to the local official designated by the CEO, such as the local Floodplain Administrator. It is then the community s responsibility to forward this information to the State of Georgia for review and resolution. An interested party or the local community may submit either a formal protest or appeal. The CEO or designated community official should review each formal Appeal or Protest received regarding a Preliminary DFIRM or FIS report to first verify completeness that all supporting documentation is supplied. The community should prepare a statement as to whether the community supports or does not support the formal objection. Any appeal or protest petition received by the community must be forwarded to the State NFIP Coordinator before the completion of the 90-day appeal period. The objections and all supporting data are sent to: Collis Brown, CFM Georgia Floodplain Mgmt Coordinator Georgia Dept of Natural Resources Environmental Protection Division Seven Martin Luther King Jr., Drive Suite 440 Atlanta, GA fax Collis_Brown@mail.dnr.state.ga.us RESOLUTION OF APPEAL AND PROTEST PETITIONS An Acknowledgement Letter will be sent notifying the community that an Appeal or Protest have been received by the State. The supporting data will be reviewed to determine whether it constitutes a valid Appeal or Protest and if the formal petition supports a revision. If necessary, additional supporting data may be requested during this stage. Following the review of all submitted data, an Appeal Resolution Letter will be send to the community CEO explaining the resolution of the Appeal or Protest. A revised Preliminary Transmittal Letter, disseminating a revised Preliminary FIS report and/or DFIRM that incorporates changes made, as a result, of the Appeal or Protest will be sent to the community, if necessary. The community has 30 days to review and comment on the resolution when necessary. At the end of the comment period and after all resolutions are completed, FEMA issues a Letter of Final Determination to the impacted community, publishes the new or revised BFEs in the Federal Register, and initiates the final production of the FIS report and DFIRM. All efforts will be made to incorporate revision requests into the new DFIRM and FIS report. However, without receipt of the necessary data within a reasonable time frame the revision request may require processing after the preliminary FIS report and DFIRM panels become effective. A community s effective DFIRM or FIS report can be updated through the Letter of Map Revision process when all of the necessary data is submitted. 60

93 page 3 MAP INDEX CHECKLIST 1. Did the community receive at least 2 copies of the preliminary panels listed for the community in the table on the Map Index (excluding those identified as Panel Not Printed )? 2. Are the major roads and streams shown in their proper locations and correctly identified on the Map Index? 3. Are additional roads needed on the Map Index to aid map users to identify areas of interest, particularly in less developed areas of the county? NOTES: Yes No

94 PUBLIC TALKING POINTS - PRELIMINARY MAP PHASE NEW PRELIMINARY FLOOD MAPS ARE ISSUED FOR [NAME OF COUNTY] New preliminary flood hazard maps, known as Digital Flood Insurance Rate Maps (DFIRMs), have been released for [Name] County. In cooperation with [county name] County, [community name] and other local communities, the maps were developed by the Georgia Environmental Protection Division (EPD), under the Department of Natural Resources, and the Federal Emergency Management Agency (FEMA) based on the latest digital mapping technology using the best data available. The new maps will show on a property by property basis -- the extent to which areas of the county are currently risk for flooding. When the maps are introduced, residents and business owners in many parts of the county may find that their flood risk is higher, or lower, than they thought. The process for adopting the updated maps includes ample time to address questions and concerns that you may have about how the changes could affect you. HOW THE MAPS WILL BENEFIT THE COUNTY The flood maps are more carefully modeled, more precisely drawn, more accurate, and easier to access and update than any maps Georgia has ever had. They replace the outdated maps that are up no longer represent the [community s/county s] current flood. The new maps take into account the changes in topography, land use and drainage patterns that have taken place in recent years. They make clear where serious flooding is likely to occur even if there hasn t been flooding recently. And they provide a new standard for determining the elevation that a serious flood will reach. The result: [county/community name] have an important tool to help in understanding flood risk on a countywide and property specific basis. Planners, builders, developers, and contractors have information to guide building and remodeling decisions. And home and business owners have a more accurate picture of their own flood risk, as they make decisions about protecting their property from flooding and its consequences. MAP CHANGES MEAN CHANGES IN FLOOD INSURANCE AND BUILDING REQUIREMENTS Many questions people have deal with changing flood insurance requirements. Once the new maps become effective, owners of properties mapped into a high-risk area may be required to carry flood insurance as a part of their mortgage agreement. All federally regulated or insured lenders will require flood insurance up to the first $250,000 of the mortgage. Property owners mapped out of a high-risk flood area to a lower risk area will find that insurance is optional, not required, and less expensive. Flood insurance is still available, and is recommended, because the risk for flooding has only been reduced, not removed. About 25 percent of all flood claims occur in areas of moderate- to low-flood risk. You should also know about the money-saving insurance options that are available. If you are mapped into a higher risk zone, you may be able to save money by purchasing insurance prior to the new flood 61

95 page 2 map becoming effective a process known as grandfathering. If you are mapped into a lower risk zone, flood insurance will likely be less expensive. Insurance agents can give you the details, but basically if you already have a policy in force before the new maps take effect and you don t drop your coverage -- you can maintain the lower-risk zone designation or the base flood elevation. For those mapped out of a high-risk area into a moderate- or low-risk area, your existing flood insurance policy can probably be converted to a lower-cost Preferred Risk Policy. If you re thinking about building or remodeling, you ll also want to know about the flood elevations indicated on the map. Once the new flood maps are adopted, all buildings will have to be constructed in accordance with the new flood zones and new base flood elevations shown on the map. Contact the [building department contact at county/community] for more information. FROM PRELIMINARY MAPS TO FINAL ADOPTION: PUBLIC REVIEW AND COMMENT PERIOD The preliminary maps will be available for review in several places [describe where maps will be displayed in government offices, their availability at public libraries, and any availability online]. Take a good look. Learn your level of flood risk, and how it may have changed. The maps are more accurate, but it s possible that you may have more current or better data. Use the following if there are BFE changes in your community/county: If you believe that the map is inaccurate regarding the Base Flood Elevation, it s possible to file an appeal. You will need to provide scientific or technical data to support your appeal. More information on filing an appeal or a protest can be found at The total time available for public comment is 90 days. So if you do have a concern, you must file your appeal or protest before [date]. FROM PRELIMINARY MAPS TO FINAL ADOPTION: THE FINAL STEPS Any requests for changes will then be reviewed. A fixed date for release of the final flood maps cannot be set until the review is completed and all appeals and protests are resolved. Typically, the total time from preliminary map issuance to final adoption takes about 12 to 18 months. Here s a summary of the whole process for adoption from issuing the preliminary maps forward:» Public Open House: [Date]» [90-Day Public Comment Period Starts: Date]» New flood maps (and flood insurance requirements become effective) [give approximate month or season and year; e.g. fall 2010] THE RESULT: MORE ACCURATE MAPS AND A SAFER [COUNTY/COMMUNITY NAME] It s important to keep in mind how comprehensive and thorough the process of developing these maps has been. The result will be worth the effort. Planners, builders, and developers will be able to use the maps to make more informed decisions on how and where to build And home and business owners will have the information they need to decide how best to protect their properties from the devastation caused by flooding. With your help, the transition to the new maps will be smooth, and seamless. And all of us will benefit over time by having a much safer community to live in. 62

96 AD COPY FOR AD TO RUN IN LOCAL PUBLICATIONS VISUAL: Sample flood hazard map, 50% transparency, used as background for headlines HEADLINES: New Flood Hazard Maps for [Name of county/ community] Learn your flood risk at an upcoming Open House Body Copy: [Name of County s/community s] flood risk information has been revised and updated flood hazard maps are now ready for review. You can see the new preliminary maps, learn how they can affect building and flood insurance requirements and find out what your options are at the following Open House[s]: Date Time Location [insert schedule] [County name] and [community name] officials along with representatives from the Georgia Department of Natural Resources and FEMA will be on hand to answer questions. The maps will also be on display at [location] starting [date]. For more information visit [URL] More up-to-date flood hazard maps ultimately mean a safer [county/community name]. Appropriate logos go at bottom 63

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98 NEWS RELEASE Contact: [Phone #] NEW PRELIMINARY FLOOD MAPS ISSUED Updated Maps Show Flood Risks Have Changed [(Date)] -- [County/community name] is today releasing updated, digital flood hazard maps for public review and comment prior to their final adoption. The maps show the extent to which areas throughout [County] are at risk for flooding. Used to help determine flood insurance and building requirements, the new maps replace maps that are up to [number] years old. Residents and business owners can use the maps to obtain reliable information about their flood risk on a property-by-property basis. The maps also provide flood zone and elevation data to help community planners, engineers, builders and others decide where and how new structures, developments, and remodeling projects should be built. The maps can be viewed online at or in person at [address]. A series of Open House meetings will also be held to review the maps. [ Flooding is an increasingly frequent and costly problem throughout this part of Georgia, and not just in high-risk areas, said [name, title]. Having more accurate and easily accessible maps is an important step in understanding the risk, so we can take steps to protect and insure against it. ] The maps were developed by the Georgia Environmental Protection Division (EPD) under the Department of Natural Resources (DNR), in partnership with the Federal Emergency Management Agency and [County/community name]. The process included an extensive, multi-year review of the changes brought about by environmental, land use and other forces, use of state-of-the-art aerial mapping and risk modeling techniques, and a comprehensive pre-release review. The digital maps are also known as Digital Flood Insurance Rate Maps (DFIRMs) because they are now in digital format (for easier access on the internet) and are used to determine flood insurance rates and requirements. In reviewing the new [county/community name] maps, many property owners may find that their risk is higher or lower than they thought. If the risk level for a property changes, flood insurance and building standards requirements can change as well. Public meetings have been scheduled during the month of [e.g. October] so that residents can view the new maps, understand how their properties may be affected, review options that they have and learn more about financial and material steps that they may need to take to protect their investment. [A [call center/local contact] will also be available [hours of operation/availability] to answer questions and address residents concerns about the new flood maps.] The updated DFIRMs are still preliminary and have not yet been officially adopted. In addition to the public meetings, there will be a Public Comment Period ([dates]) [where property owners can submit appeals and protests if they can show that the maps are in error]. Once all comments are received and addressed, the maps are expected to become effective in [target date/month/season e.g. fall 2010]. At that time, the new flood insurance requirements will take effect. While the federal flood insurance requirements won t be based on the new DFIRMs until they take affect [County/Community] has elected to use the preliminary flood risk information to manage development in the floodplain where it shows a higher risk than the current effective map that is [x] years old. 64

99 page 2 Residents can learn more about the flood map modernization project, view the new preliminary digital flood maps and find a schedule of upcoming meetings at [enter URL]. Individuals with general questions about the local map update efforts can also call [name of local call center or contact] at [phone #]. For information about flood insurance, contact your local insurance agent or visit # # # 65

100 KNOW YOUR RISK HERE S WHAT YOU NEED TO KNOW Knowing your flood risk is the first step to flood protection. The flood hazard maps in your area are changing and so may your risk to flooding. And most homeowners insurance does not cover damage from flooding. [COMMUNITY NAME] FLOOD HAZARD MAPS ARE CHANGING. AND IT MAY AFFECT YOU Call: [phone number] Or Visit: [enter URL] An increase in risk may mean you will be required to buy flood insurance when the maps become effective. A decrease in risk means the requirement may be removed, but not the need...as the risk has only been reduced, not removed. Flood insurance is still recommended. Either way, the risk is real and you need to learn how the map changes will affect you. FOR MORE INFORMATION Call: [phone number] Or Visit: [enter URL and/or Enter address they can visit] 66

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102 SAMPLE LETTER TO PROPERTY OWNER MAPPED INTO SFHA [Date] [Name] [Street Address] [City, State, Zip Code] RE: [Parcel Number] Dear Property Owner: Flooding is the most frequent and costly disaster in [community name]. The risk for flooding changes over time due to erosion, land use, weather events and other factors. The likelihood of inland, [and] riverine [and coastal] flooding has changed along with these factors. In addition, there are many areas throughout [community name] where the actual flood risks were not previously identified, but now are, thanks to investments by [community name], the Georgia Department of Natural Resources (GA DNR) and the Federal Emergency Management Agency (FEMA). The risk for flooding can vary neighborhood to neighborhood and even property to property. But it exists throughout the area. [Include flood fact that supports the need to remap, for example: As the county s flooding last spring illustrated, flooding occurs not only in high-risk areas, but in low- to moderate-risk areas as well. In fact, more than 50% of properties flooded were in areas designated as having a low or moderate flood risk]. Knowing your flood risk is the first step to flood protection. A multi-year project to re-examine [community name s] flood risks and develop detailed, digital flood hazard maps is nearing completion. Just released for public review, the new maps -- also known as Digital Flood Insurance Rate Maps (DFIRMs) -- reflect current flood risks, replacing maps that are up to [age] years old. As a result, you and other property owners throughout the [county/community] will have up-to-date, reliable, Internet-accessible information about your flood risk, on a property-by-property basis. Q How will these changes affect you? The purpose of this letter is to inform you that the parcel identified at the top of this letter has been mapped into a higher risk zone, known as a Special Flood Hazard Area (SFHA); on the new DFIRMs, these zone begin with the letter [ A, V ] on the DFIRM. If you have a mortgage from a federally regulated or insured lender and the building(s) on this parcel are within the high-risk area, then by federal law, your lender must require you to carry flood insurance when these flood maps become effective. Flood insurance is available through the National Flood Insurance Program (NFIP), a federally underwritten program provided by 85+ insurance companies and written through licensed insurance agents. Contact your insurance agent to learn about lower-cost grandfathering options offered by the NFIP for properties being mapped into higher-risk areas for the first time. If you do not have a mortgage, it is still recommended that you purchase flood insurance to protect yourself from the financial impacts of flooding. Over the life of a 30-year loan, there is almost a three times greater chance of having a flood in your home than having a fire. 1 And most homeowners insurance policies do not 1 FEMA

103 page 2 provide coverage for damage due to flooding. For more information on flood insurance or to find an agent, visit the National Flood Insurance Program s website, Additionally, if you are planning to construct on the property or make major modifications to an existing building, the new flood risk information may change where and how you must build to minimize the likelihood of damage from future flooding. THE NEW MAPS HELP PROMOTE PUBLIC SAFETY. These flood hazard maps are important tools used in the effort to protect lives and properties in [community name]. By showing the extent to which areas of the [county/community] and individual properties are at risk for flooding, the flood maps help business owners and residents make more informed decisions about personal safety and financially protecting their property. These maps also allow community planners, local officials, engineers, builders and others to make better determinations about where and how new structures and developments should be built. If your community has an Appeal Period: [If you feel there has been an error, you can file a protest or appeal. The maps that were just released are still known as preliminary. Starting [date] and running through [date] there will be a Public Comment Period. This is a time when you will have the opportunity to submit technical and/or scientific data to file a protest regarding your individual property, or an appeal regarding the accuracy of the mapping process in general. To learn more about protests and appeals, visit [enter URL].] Q When do the maps become effective? [Once the appeals and protests are reviewed and] once any needed map changes are incorporated, FEMA will issue a letter to [community name] stating that the maps are final and will become effective in six months. Within those six months, [community name] must ensure that its ordinance and land development regulations adopt these new maps and, at a minimum, use this new information to manage development in the high risk areas. [However, please be aware that starting immediately these flood hazard maps will be used in helping to determine requirements for construction and development.]the maps will then become effective, as will any new flood insurance requirements. Q Here s where to go for more information. [Use parts of the following paragraph that are applicable] Local officials will be holding public meetings throughout the [county/community] in [dates/months]. Local government staff also will be available to assist residents one-on-one and provide information at [location(s)] throughout [month]. You may also stay up-to-date and look up this parcel on the new map by visiting [enter URL]. For general information about the federal flood map update project, you can also contact [name of local call center or contact person/department] at [phone #]. It is open [hours of operation]. A brochure is enclosed with this letter to provide you with more information about this project and how it will affect this community. This flood map modernization project is a joint effort between [community name], GA DNR and FEMA, in cooperation with association and private sector partners. Sincerely, (Enclosure) 68

104 SAMPLE LETTER TO PROPERTY OWNER MAPPED OUT OF SFHA [Date] [Name] [Street Address] [City, State, Zip Code] RE: [Parcel Number] Dear Property Owner: Flooding is the most frequent and costly disaster in [community name]. The risk for flooding changes over time due to erosion, land use, weather events and other factors. The likelihood of inland, [and] riverine [and coastal] flooding has changed along with these factors. In addition, there are many areas throughout [community name] where the actual flood risks were not previously identified, but now are, thanks to investments by [community name], the Georgia Department of Natural Resources (GA DNR), and the Federal Emergency Management Agency (FEMA). The risk for flooding can vary neighborhood to neighborhood and even property to property. But it exists throughout the area. [Include flood fact that supports the need to re map, for example: As the county s flooding last spring illustrated, flooding occurs not only in high risk areas, but in low to moderate risk areas as well. In fact, more than 50% of properties flooded were in areas designated as having a low or moderate flood risk]. Knowing your flood risk is the first step to flood protection. A multi year project to re examine [community name s] flood risks and develop detailed, digital flood hazard maps is nearing completion. Just released for public review, the new maps also known as Digital Flood Insurance Rate Maps (DFIRMs) reflect current flood risks, replacing maps that are up to [age] years old. As a result, you and other property owners throughout the [county/community] will have up to date, reliable, Internet accessible information about your flood risk, on a property by property basis. How will these changes affect you? The purpose of this letter is to inform you that the parcel identified at the top of this letter has been mapped into a lower risk zone, shown on the DFIRM as X. If you have a mortgage from a federally regulated or insured lender, you will no longer be required by federal law to maintain flood insurance when the flood maps become effective (your lender still does retain the right to require flood insurance if they feel it is necessary). While flood insurance becomes optional, maintaining coverage is strongly recommended as the flood risk has only been reduced, not removed. About twenty five percent of all flood losses come from these lower risk zones 1. Lower cost flood insurance from the National Flood Insurance Program (NFIP) is available in moderateand low risk areas, and you may also qualify for the even lower cost Preferred Risk Policy (PRP). Contact your insurance agent to learn more about how to convert to the PRP. For more information on flood insurance or to find an agent, visit The new maps help promote public safety. These flood hazard maps are important tools used in the effort to protect lives and properties in [community name]. By showing the extent to which areas of the [county/community] and individual properties are at risk for 1 FEMA

105 page 2 flooding, the flood maps help business owners and residents make more informed decisions about personal safety and financially protecting their property. These maps also allow community planners, local officials, engineers, builders and others to make better determinations about where and how new structures and developments should be built. When do the maps become effective? The maps that were just released are still preliminary. An Open House is being held and FEMA will be receiving comments. Once any needed map changes are incorporated, FEMA will issue a letter to [community name] stating that the maps are final and will become effective in six months. Within those six months, [community name] must ensure that its ordinance and land development regulations adopt these new maps and, at a minimum, use this new information to manage development in the high risk areas. [However, please be aware that starting immediately these flood hazard maps will be used in helping to determine requirements for construction and development.] The maps will then become effective, as will any new flood insurance requirements. Here s where to go for more information. [Use parts of the following paragraph that are applicable] Local officials will be holding public meetings throughout the [county/community] in [dates/months]. Local government staff also will be available to assist residents one on one and provide information at [location(s)] throughout [month]. You may also stay up to date and look up this parcel on the new map by visiting [enter URL]. For general information about the federal flood map update project, you can also contact [name of local call center or contact person/department] at [phone #]. It is open [hours of operation]. A brochure is enclosed with this letter to provide you with more information about this project and how it will affect this community. This flood map modernization project is a joint effort between [community name], GA DNR and FEMA, in cooperation with association and private sector partners. Sincerely, (Enclosure) 70

106 SHORT NEWS ARTICLE - POST LFD [COMMUNITY NAME S] NEW FLOOD MAPS WILL SOON BE EFFECTIVE New digital flood hazard maps for [name of county/community] will soon be effective. The Federal Emergency Management Agency (FEMA) recently issued a Letter of Final Determination, which means that the new digital flood hazard maps for [County/community name] will become effective on [effective date]. The maps, known as Digital Flood Insurance Rate Maps, show the extent to which areas throughout [County name] are at risk for flooding. The maps were developed by the Georgia Department of Natural Resources, in partnership with FEMA and [County/community name]. The process included an extensive, multiyear review of the changes brought about by environmental, land use and other forces, and involved the use of state-of-the-art aerial mapping and risk modeling techniques, and a comprehensive pre- and post-release review. Used to identify the areas flood risks and help determine flood insurance and building requirements, the new maps replace maps that are up to [number] years old. Residents and businesses will want to be aware of how the maps are changing, and how the changes may affect new construction and rebuilding decisions, as well as requirements for flood insurance. Most homes or businesses that are mapped into a high-risk zone will be federally required by their lender to purchase flood insurance. FEMA provides a grandfathering option that can result in cost savings on flood insurance; however, buildings constructed before [date community joined NFIP] must act before the new maps become effective. Buildings mapped into a moderate- or low-risk area will no longer be federally required to carry flood insurance; however, it is strongly recommended since the risk has only been reduced, not removed. Many property owners will qualify for having their policy converted to a lowercost Preferred Risk Policy, with premiums starting at $119 a year. Building requirements will also change. Once the new flood maps are adopted, all buildings will have to be constructed in accordance with the new flood zones and new base flood elevations shown on the map. [Community/county name] are expected to pass an ordinance to adopt the new maps before the map s effective date of [effective date]. Property owners can learn more about the flood map modernization project, view the new digital flood maps at [enter URL]. Individuals with general questions about the new maps can also call [name of local call center or contact] at [phone #]. For information about flood insurance, contact your local insurance agent or visit 71

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108 PUBLIC TALKING POINTS - POST PRELIMINARY PHASE NEW DIGITAL FLOOD MAPS WILL SOON BE ISSUED FOR [NAME OF COUNTY] New digital flood hazard maps, known as Digital Flood Insurance Rate Maps (DFIRMs), will be issued and become effective on [date] for [Name] County. In cooperation with [county name], [community name] and other local communities, the maps were developed by the Georgia Department of Natural Resources (GA DNR) and the Federal Emergency Management Agency (FEMA) based on the latest digital mapping technology using the best data available. This completes a multi-year effort to update the existing flood maps that were up to [number] years old and no longer represented the [community s/county s name] current flood risk. As part of this process, residents and business owners have had the opportunity to meet with community and GA DNR officials to discuss the maps and to provide comments. All comments, appeals and protests have been addressed and incorporated where they provided better information than what was shown on the preliminary flood maps and flood insurance study. The new maps will show on a property by property basis -- the extent to which areas of the county are currently at risk for flooding. When the maps become effective, residents and business owners in many parts of the county may find that their flood risk is higher, or lower, than they thought. HOW THE MAPS WILL BENEFIT THE COUNTY The flood maps are more carefully modeled, more precisely drawn, more accurate, and easier to access and update than any maps [county/community name] has ever had. The new maps take into account the changes in topography, land use and drainage patterns that have taken place in recent years as well as new floodplain information that identifies risk in areas that were not previously studied. They make clear where serious flooding is likely to occur even if there hasn t been flooding recently. And they provide a new standard for determining the elevation that a serious flood will reach. The result: [county/community name] have an important tool to help in understanding flood risk on a countywide and property-specific basis. Engineers, planners, builders, developers, and contractors will have updated information to guide building and remodeling decisions. And home and business owners have a more accurate picture of their own flood risk, as they make decisions about protecting their property physically and financially from flooding and its consequences. MAP CHANGES MEAN CHANGES IN FLOOD INSURANCE AND BUILDING REQUIREMENTS Many questions people have deal with changing flood insurance requirements; they should know about the money-saving insurance options that are available. If you are mapped into a higher risk zone, you may be able to save money by purchasing insurance prior to the new flood map becoming effective a process known as grandfathering. If you are mapped into a lower risk zone, flood insurance will likely be less expensive. 72

109 page 2 Once the new maps become effective, owners of properties mapped into a high-risk area may be required to carry flood insurance as a part of their mortgage agreement. All federally regulated or insured lenders will require flood insurance up to the first $250,000 of the mortgage.» By purchasing flood insurance before the new maps become effective, a property owner can lock in the current lower-risk flood zone or Base Flood Elevation (BFE) for future rating. This can result in lower flood insurance costs in subsequent years. Also, many property owners will qualify for the lower-cost Preferred Risk Policy the first year.» Once the maps become effective, buildings constructed after [date community joined NFIP] that have not been substantially improved or damaged, may still be able to grandfather in the previous map s flood zone or BFE. However, structures built before that date have only one chance to lock in the lower-risk zone for future rating: they must buy a flood insurance policy before the new flood map s effective date. Property owners mapped out of a high-risk flood area to a lower risk area will find that insurance is optional, not required, and less expensive. Flood insurance is recommended, because the risk for flooding has only been reduced, not removed. About 25 percent of all flood claims occur in areas of moderate- to low-flood risk. You should also know that mortgage holders may still require you to carry flood insurance. For those mapped out of a high-risk area and into a moderate- or low-risk area, your existing flood insurance policy can probably be converted to a lower-cost Preferred Risk Policy; premiums start at $119 per year. If you re thinking about building or remodeling, you ll also want to know about the flood elevations indicated on the map. Once the new flood maps are adopted, all buildings will have to be constructed in accordance with the new flood zones and new base flood elevations shown on the map. Builders, surveyors, developers and engineers should be aware that the new flood maps are based on a new vertical datum for elevation, NAVD88. Insurance agents should also be aware so that they do not mix different vertical datums when grandfathering BFEs. THE RESULT: MORE ACCURATE MAPS AND A SAFER COUNTY It s important to keep in mind how comprehensive and thorough the process of developing these new flood maps has been. The result has been worth the effort. Engineers, planners, builders, and developers will be able to use the maps to make more informed decisions on how and where to build Home and business owners will have the information they need to decide how best to protect their properties physically and financially from the devastation caused by flooding. And all of us will benefit over time by having a much safer community to live in. FOR MORE INFORMATION To view the new digital flood maps, visit [URL where they are] To learn more about your flood insurance options, contact your local agent or visit To learn more about the changes in building requirements, contact [building official contact information and hours]. If you feel that your building should not be mapped into a high-risk zone, you may file a Letter of Amendment or Letter of Map Revision-Fill. For more details, visit 73

110 LOMCs REVALIDATION Under the National Flood Insurance Program, a community s flood maps are periodically updated. These maps, called Flood Insurance Rate Maps (FIRMs), are used by a wide variety of stakeholders, such as community officials, lending institutions, developers, insurance agents, regional planning agencies, business owners, homeowners, and others. When affected stakeholders either challenge the flood boundaries on an existing FIRM or provide updated information, FEMA can issue Letters of Map Change (LOMCs), which include Letters of Map Amendment (LOMAs), Letters of Map Revision (LOMRs), and Letters of Map revision based on Fill (LOMR-Fs). These LOMCs are official changes to the FIRM. However, many LOMCs are for very small areas of land or are for a single structure or building. Therefore, when a new map is published, many LOMCs cannot be incorporated into the new maps because they could not be shown due to scale limitations. In addition, when a newly-published map incorporates a new engineering study for a stream or other flooding source, all previous studies are deemed to be void. Therefore, because newer flood hazard information is available, some LOMCs using old information are superseded by the new data. As an enhanced customer service measure, FEMA has implemented a Revalidation Policy under which all LOMCs are reviewed, categorized, and revalidated by letter, as appropriate, as part of the map update process. To revalidate a LOMC is to make it valid (effective) again. When a new map is published, all previously-issued LOMCs are reviewed and they are divided into the following categories: Category 1: The LOMC is shown on the new FIRM panel and, therefore, revalidation is not necessary. Category 2: The LOMC is unaffected by revised flood hazard information but cannot be shown on the new FIRM panel due to scale limitations. These LOMCs are revalidated after the new FIRM becomes effective. Category 3: The LOMC is superseded by the revised flood hazards, and is no longer valid. Category 4: The LOMC must be re-determined. Once all of the LOMCs in a community are assigned to one of these categories, the resulting list is referred to as the Summary of Map Actions, or SOMA. The SOMA is sent to all communities that receive revised flood maps when a preliminary FIRM is issued; when a revised preliminary FIRM is issued (if applicable); and when a Letter of Final Determination is issued to finalize and establish the effective date of the new FIRM. After the FIRM becomes effective, Category 2 of the SOMA is used to generate a Revalidation Letter. The Revalidation Letter lists all revalidated LOMCs in one comprehensive list and is issued to the community, the primary repository for flood hazard information. Community officials are encouraged to disseminate this information to affected stakeholders in their community. 74

111 page 2 *LAG Lowest Adjacent Grade elevation (the lowest ground touching the structure) *LFE Lowest Floor Elevation (including basement) of the structure *BFE Base Flood Elevation (the elevation to which a structure or piece of land must be elevated in order to be considered outside of the high-risk flood zone) FREQUENTLY ASKED QUESTIONS Q: How does this Revalidation Policy affect mortgage transactions? A: The Revalidation Letter is the official document that updates the previously effective LOMCs. It is made available to flood zone determination companies on a biweekly basis so that all mortgage transactions account for revalidated LOMCs. Q: As a homeowner, suppose I do not agree with the category FEMA assigned to my LOMC? A: Raise your concerns to FEMA through your community officials. Q: Can LOMRs be revalidated? A: LOMRs are rarely revalidated (Category 2); they are either placed in Category 1 or 3, or reissued after the FIRM is published. Q: Can LOMR-Fs be incorporated through Category 1? A: Yes, however it depends on the magnitude of the LOMR-F and if the flood hazards for the applicable flooding source are revised. Large, multi-lot LOMR-Fs are sometimes incorporated through Category 1. Typically, due to scale limitations, most LOMR-Fs will be revalidated through Category 2. Q: As a homeowner, how can I obtain a copy of a Revalidation Letter or a copy of the original LOMC? A: This information can be requested from your community s Map Repository or FEMA s Map Assistance Center at FEMA-MAP. 75