presents its analysis of the FEMA Flood Insurance Rate Maps (FIRMs)
Effective in Fairfield County, CT June 18, 2010
This new mapping is based on FEMA's own 2006 Aerial Lidar (Airborne Ground Radar)
Topographic Survey of the County
and its 2008 Compilation and distribution
to the Towns of Fairfield County, with an appeal period.
There being no appeal from Greenwich, this is it:
You may view the whole mapping set and flood insurance study at the Map Service Center http://msc.fema.gov
For assistance on Elevation Certificates and Flood Insurance Survey Issues, E-Mail mwf@earthimage.net
You need to know that FEMA and the survey branches of the Government (NOAA, NGS, etc) have modified the national geo-spatial reference system to eliminate the out-moded concept of sea level. It never was and never will be level, because the earth and the water are always moving. They replaced it with a "fixed datum" known as NAVD1988. This was based on a single tide gauge at Father's Point, Quebec north of Maine's easterly side. So inside the US, "sea level" now is technically MTL, "Mean Tide Level" where you find it on any beach or estuary.
Excellent technical discussions are available at http://rvdi.com/htl by Jay Doody, LS of CT DOT Right-of-Way Division (State of CT claims to own the land to the line of Mean High Water and to regulate activity to the ill-defined CT DEP "High Tide" line) and Bill Giel, LS of Rocco V. D'Andrea, Inc.
Here is the FEMA brochure explaining the features of the difference between the old system and the new: Brochure (Doesn't tackle rising sea levels directly, but FEMA is the big risk-holder, so they will soon enough.)
You also need to understand that the Town is FEMA's client. You are your insurance company's client. FEMA sets up and funds the system, when Congress gets around to voting the appropriation money.
Here are some examples (2010 new with aqua dots followed by the 1999 shaded only without features map).
This the Shore Rd approach to Tod's Point in the new system:
And here is the 1999 version to be retired on June 18, 2009. You can see the hazard elevations are one foot lower.
But due to datum change (and rising sea levels) your structure is 1.1 ft lower. So your freeboard is shrinking. As glaciers melt into rivers, and those rivers flow into the sea, the mean tides rise. So will your flood insurance premiums!
Page 2 went on to say:
"It must be emphasized that all the standards specified in Paragraph 60.3(d) and (e) of the NFIP regulations
must be enacted in a legally enforceable document. This includes adoption of the current effective FIS
report and FIRM to which the regulations apply and other modifications made by this map revision. Some
of the standards should already have been enacted by your community in order to establish initial eligibility
in the NFIP. Your community can meet any additional requirements by taking one of the following
actions:
1. Amending existing regulations to incorporate any additional requirements of Paragraph 60.3(d)
and (e);
2. Adopting all the standards of Paragraph 60.3(d) and (e) into one new, comprehensive set of
regulations; or
3. Showing evidence that regulations have previously been adopted that meet or exceed the minimum
requirements of Paragraph 60.3(d) and (e).
Communities that fail to enact the necessary floodplain management regulations will be suspended from
participation in the NFIP and subject to the prohibitions contained in Section 202(a) of the Flood Disaster
Protection Act of 1973 (Public Law 93-234) as amended."
"In addition to your community using the FIS report and FIRM to manage development in the floodplain,
FEMA will use the FIS report and FIRM to establish appropriate flood insurance rates. On the effective
date of the revised FIRM, actuarial rates for flood insurance will be charged for all new structures and
substantial improvements to existing structures located in the identified SFHAs. These rates may be higher
if structures are not built in compliance with the floodplain management standards of the NFIP. The
actuarial flood insurance rates increase as the lowest elevations (including basement) of new structures
decrease in relation to the BFEs established for your community. This is an important consideration for
new construction because building at a higher elevation can greatly reduce the cost of flood insurance."
For assistance on Elevation Certificates and Flood Insurance Survey Issues, E-Mail mwf@earthimage.net
Memo
from the Deputy Town Planner received May 4, 2010:
NEW
FLOOD ZONE REGULATIONS
I
hope everyone has had a chance to look at the new maps.
They are still in Casey's office in the Building Department if you would
like to take look. The attached
flood zone regulations are scheduled for a special meeting to be held on June
1, 2010. If there are any
questions, issues or concerns please let me know ahead of time so we can work to
have an answer before the meeting.
The
changes will be indicated in our usual fashion in the legal ad where
Strikethrough indicates deletion and Bold indicates words to be added.
However, since I included more of the regulation than needed to provide
you with context in the attachment, I highlighted the areas of change so that
the headers that are in bold are not confused with areas of change.
These regulations were sent to the DEP, SWRPA, and all neighboring
municipalities at least 35 days prior to the 6/1/10 meeting as required pursuant
to Section 8-3b of the CT General Statutes.
Purpose
of Proposed Change:
On
September 22, 2008, the Federal Emergency Management Agency (FEMA) presented
Greenwich with new preliminary Flood Insurance Rate Maps (FIRM).
These maps are currently scheduled to become effective on June 18, 2010
by FEMA. In order for Greenwich to
remain eligible in the National Flood Insurance Program (NFIP), Greenwich must
adopt revised regulations for development in designated FEMA floodplains that
meet or exceed the minimum federal standards of 44 CFR 60.3 and new state
requirements prior to the effective date of the community’s new FIRM.
The
Connecticut Department of Environmental Protection (CTDEP) reviewed our existing
floodplain management regulations for compliance with 44 CFR 60.3 and new state
requirements. The review indicated that the attached revisions were needed in
order to maintain minimum compliance with the NFIP minimum standards and
recently enacted state floodplain management requirements.
Summary
of Changes:
Changes
to reference the revision date of the FIRM maps:
Section
6-139.1 (a) Purpose
Section
6-139.1 (c)(14) Flood Insurance Study (FIS)
Section
6-139.1 (d)(2) General Provisions
Changes
to reflect the new datum of North American Vertical Datum (NAVD) of 1988
Section
6-139.1(c)(22) Mean Sea Level
Section
6-139.1(c)(35) Water Surface Elevation
New
Definitions in Section 6-139.1 (c):
Base
Flood Elevation (BFE)
Existing
Manufactured Home Park or Subdivision
Expansion
to an Existing Manufactured Home Park or Subdivision
Federal
Emergency Management Agency (FEMA)
Historic
Structure
Market
Value
New
Manufactured Home Park or Subdivision
Violation
Revisions
to Existing Definitions in Section 6-139.1(c).
Section
6-139.1(c)(9) Coastal High Hazard Area
Section
6-139.1(c)(10) Development
Section
6-139.1(c)(17) Functionally Dependent Facility
Section
6-139.1(c)(30) Start of Construction
Revisions
to reflect the designation of special flood hazard areas as simply A, AE, VE (as
opposed to A, AE, AO, AI, VE,VO, and VI):
Section
6-139.1 (c)(4) Area of Special Flood Hazard
Section
6-139.1 (d)(2) General Provisions
Section
6-139.1 (f)(11)(A, B, C) Specific Standards
Revisions
to Sections 6-139.1 (f) (9), (11) and (12) regarding the Provision for Flood
Hazard Reduction:
Section
6-139.1 (f)(9)(A) Manufactured Homes (add
Sections E and F relating to manufactured homes)
Section
6-139.1 (f)(11)(E) Floodways
Section
6-139.1 (f)(12) Coastal High Hazard Areas (VE Zones)
Additions
to Section 6-139.1(d) General Provisions
Section
139.1(d)(8) Portion of Structure in Flood Zone
Section
139.1(d)(9) Structures in Two Flood Zones
Section
139.1(d)(10) Severability
NEW
FLOOD ZONE MAPS:
E-mail
sent 1/25/10 regarding new flood maps:
I
have attached a letter from FEMA that addresses the new Flood Insurance Rate
Maps. Please read this letter carefully. If anybody would like to see the maps
they are currently in Casey O'Donnell's office. The Planning and Zoning
Commission will have to adopt these maps prior to June 18, 2010 in order to
remain eligible to participate in the National Flood Insurance Program.
Attached
to the letter is a document titled Final Summary of Map Actions. #2 states that
several Letter of Map Changes (LOMCs) will not be reflected on the revised FIRM
panels however they will be revalidated free of charge 1 day after the revised
FIRM becomes effective through a single revalidation letter that reaffirms the
validity of the previous LOMCs. When I inquired with FEMA as to how the
validation process works and whether something was needed from the property
owner, I received this response:
"It
will all happen automatically. When the revalidation letter comes, take a close
look at it to make sure that none have been rescinded. That happens very rarely.
In that particular unlikely case it might be good for the town to notify the
property owner. Otherwise it's pretty seamless."
We
will also have to adopt revised regulations for development in designated FEMA
floodplains that meet or exceed the minimum federal standards of 44 CFR 60.3 and
new state requirements prior to the effective date of the community's new FIRM.
Stay tuned on that.
Additional
note regarding LOMCs:
The
12/18/09 letter also states that the following properties will NOT be reflected
on the final revised FIRM panels because they are being superseded by new
detailed flood hazard information or the information available was not
sufficient to make a determination. These LOMCs will no longer be in effect when the revised FIRM
becomes effective. There are
opportunities to receive a grandfathering rate if action is taken prior to June
18, 2010. Please contact Diane
Ifkovic at (860) 424-3537 for more information.
Belle
Haven Club
McCready
residence
Lindermann
residence
201
Byram Shore Road
DRAFT Text of Proposed Changes: (click)