FEMA FINALIZES NEW DIGITAL FLOOD INSURANCE RATE MAPS AND FLOOD INSURANCE STUDY
EFFECTIVE DATE - JULY 4, 2011
PLEASE REVIEW THE NEW CORRESPONDENCE FROM FEMA ABOVE
(January 4, 2011 Correspondence)
A note from the Town Planner:
As many Sturbridge property owners are aware, an initial set of Preliminary Revised Digital Flood Hazard Maps was issued on April 24, 2009. Those preliminary maps changed the Flood Hazard Designation for many properties within the Town of Sturbridge and over 1200 letters were sent to potentially affected property owners. During this time period the Town Planner and Conservation Agent reviewed the maps and commented to FEMA that it was our belief that these maps should be further reviewed. Additionally, affected property owners submitted written information that we sent to FEMA. Based upon staff and property owner comments, these maps were further reviewed and revised. A second set of Revised Preliminary Flood Maps was received by the Town on September 22, 2009. Many properties (approximately 900)
were removed from the Special Flood Hazard Area (Zone A or AE) on this version and are now shown as an X Zone and a Zone labeled 0.2% Annual Chance of Flood; these are considered areas of low to moderate flood risk zones. Significant changes include the shoreline of Big Alum Pond changed from an A Zone to a 0.2% chance of flood, the shoreline of Leadmine Pond is now shown as a 0.2% chance of annual flood instead of an A Zone, and the shoreline of South Pond is now shown as an AE zone instead of an A Zone (this is still a Special Flood Hazard Area). Additionally, many small areas have been changed to a 0.2% chance of annual flood.
The Town received further correspondence from FEMA (link above) in January indicating that FEMA has addressed all comments received on the preliminary copies of the Flood Insurance Study (FIS) and Flood Insurance Rate Maps (FIRM) and that these maps will become effective July 4, 2011. A link to the Map is below. The Zoning Bylaw must now be amended to reference the new FIS and FIRM. The Planning Board has held a Public Hearing on the required amendments to the bylaw and this item will be on the Annual Town Meeting warrant for adoption. It is important to note that communities that fail to enact the necessary floodplain management regulations will be suspended from participation in the National Flood Insurance Program. The following sanctions apply if a community is suspended from the program: (1) Property owners will not be able to purchase NFIP flood insurance policies and existing policies will not be renewed; (2) Federal grants or loans for development will not be
available in identified flood hazard areas under programs administered by Federal Agencies such as the Department of Housing and Urban Development, Environmental Protection Agency, and Small Business Administration; (3) Federal disaster assistance will not be provided to repair insurable buildings located in identified flood hazard areas for damage caused by a flood; (4) Federal mortgage insurance or loan guarantees will not be provided in identified flood hazard areas such as those written by the Federal Housing Administration and the Department of Veteran Affairs; and (5) Federally insured or regulation lending institutions such as banks and credits unions are allowed to make conventional loans for insurable buildings in flood hazard areas of non-participating communities. However, the lender must notify applicants that the property is in a flood hazard area and that the property is not eligible for Federal disaster assistance. Some lenders may voluntarily choose not
to make these loans. Suspension from the program will not occur if proposed zoning amendment that references the new study and map are adopted at the Annual Town Meeting on June 6, 2011.
If property owners have specific questions regarding flood insurance you should contact your agent. FEMA has a great deal of information on its website that may provide additional information for interested parties. I hope that all that we have done to keep our residents aware of this process has assisted you in better understanding the process and also how your property may or may not have been impacted by the proposed changes.
Sincerely,
Jean M. Bubon, AICP
Town Planner
View the Final Map Here
FIRM Map Effective July 4, 2011
The following is information about the update originally posted:
The Federal Emergency Management Agency (FEMA) has recently completed a study which re-examined Worcester County Flood Zones and has developed preliminary, revised, detailed, digital flood hazard maps for the Town of Sturbridge. The new proposed flood maps, officially presented to the town, mark the first time in 27 years that a comprehensive re-examination of the town’s flood zones has been conducted.
The Town of Sturbridge will have a period of approximately 90 days to review the preliminary maps and report to identify and request potential changes or corrections to non-technical information such as road names, stream labels, etc. After the comment period has ended the Town will receive a Letter of Final Determination. The maps will become effective six months from the date of that letter.
Many of you (approximately 1,200 property owners) will receive a letter from the Town Planner during the next few days advising you that there is a potential that your property has been affected by this change. However, for a great deal of you there has been no change, however, we have decided to take the conservative approach and notify anyone whose property is located in either an A or an AE risk zone as shown on the FIRM Maps. The A and AE zones are know as Special Flood Hazard Areas and if you own property within these areas, it is important that you are aware of these changes.
Answers to some frequently asked questions about why the new maps were developed and how this may impact you are listed below:
1. Why is Sturbridge getting new flood hazard maps?
Flood hazard maps, also known as Flood Insurance Rate Maps (FIRMs), are important tools in the effort to protect lives and properties in the Town of Sturbridge. They indicate the risk for flooding throughout the town. However, the current maps are out of date. Some formerly rural areas were never mapped in detail, and other areas haven’t been re-mapped in more than 27 years. Over time, water flow and drainage patterns have changed dramatically due to surface erosion, land use and natural forces. The likelihood of flooding in certain areas has changed along with these factors.
New digital mapping techniques will provide more detailed, reliable and current data on the town’s flood hazards. The result: a better picture of the areas most likely to be impacted by flooding and a better foundation from which to make key decisions.
2. Who is responsible for modernizing the maps?
Currently, there is a nationwide collaborative effort across all levels of government to update the nation's flood hazard data and provide it in a detailed, digital format, in accordance with a multi-year plan created by the Federal Emergency Management Agency (FEMA). The effort evolved as a growing number of industries were impacted by out-of-date flood data.
The Town of Sturbridge’s map modernization project is a joint effort with FEMA in cooperation with local associations and private sector partners.
3. What is a Flood Hazard Map?
Flood hazard maps, also called “Flood Insurance Rate Maps” or “FIRMs” are used to determine the flood risk to your home or business. The low- and moderate-risk zones are represented on the maps by the letter “X” or an “X” that is shaded. The inland high-risk zones will be labeled with designations such as “A” or “AE”.
4. What are the benefits of the new flood hazard maps?
The Map Modernization project will benefit numerous groups of people in different ways:
Community planners and local officials will gain a greater understanding of the flood hazards and risks that affect the Town of Sturbridge and can therefore improve local planning activities.
Builders and developers will have access to more detailed information for making decisions on where to build and how construction can affect local flood hazard areas.
Insurance agents, insurance companies, and lending institutions will have easy on-line access to updates and upcoming changes in order to serve their customers and community more efficiently.
Home and business owners will have the ability to make better financial decisions about protecting their properties.
5. What is a floodplain and how do I determine if my property is located in this area?
A floodplain is the part of the land where water collects, pools, and flows during the course of natural events. Such areas are classified as Special Flood Hazard Areas (SFHA), and are located in a 100-year flood zone. The term "100-year flood" is a little confusing. It is the flood elevation that has a 1- percent chance of being equaled or exceeded each year; it is not the flood that will occur once every 100 years. The likelihood of a flood occurring within a 100-year stretch of time is very, very high, but there’s no way to predict when the next flood will occur – or the one after that. The redrawn maps indicate the floodplain as a “high-risk” area, officially classified as an AE, zone. Low- and moderate-risk areas will be designated as X zones and shaded X zones on the new maps.
The new maps are being made available for public view and review and are also available on the Internet. See the link below to see the new maps.
6. How will the new flood hazard maps affect me?
Neighborhoods across Sturbridge will be affected differently by these map changes. There will be some properties that aren’t affected – their risk remains the same. Other properties will now be mapped into a higher-risk area and/or show a new Base Flood Elevation*. Some properties will be mapped into a lower-risk area than before. Altogether, over 1,000 letters have been sent to property owners who property (at least a portion of the property) is located within an A or an AE Zone. Some of these may show some change, others may have stayed the same. We believed that it
was prudent to notify any property owner potentially affected by the change.
* - Base Flood Elevation: The height of the base flood - or area of land that has a 1 percent chance of flooding in a given year - in feet, in relation to the North American Vertical Datum of 1988.
7. What will happen if I move from a low- or moderate-risk area to a high-risk area?
If the new maps—once adopted—indicate the building on your property is now at a higher risk for flooding, you will be required to purchase a flood policy if you carry a mortgage from a federally regulated lender. If you do not have a mortgage, it is still recommended that you purchase flood insurance. Over the life of a 30-year loan, there is about a 3 times greater chance of having a flood in your home than having a fire* And most homeowners insurance policies do not provide coverage for damage due to flooding.
* FEMA - 2005 National Statistic
If your building is redrawn into a high-risk area, there are lower-cost options available through the National Flood Insurance Program (NFIP) “grandfathering” rule.
8. What will happen if I move from a high-risk to a low- or moderate-risk area?
When a building moves to a low- or moderate-risk area, there is no longer a federally mandated requirement to purchase flood insurance. However, the risk has only been reduced, not removed. Flood insurance is still recommended.
Upon the adoption of the new maps, you may be eligible for a lower-cost Preferred-Risk Policy (PRP). Through your insurance agent, it is simple to submit a PRP application and insured-signed conversion form to avoid any gaps in your flood coverage.
9. How might the new flood maps affect me financially?
When new maps are officially adopted, if your structure is mapped into a high-risk area and you have a mortgage with a federally-regulated lender, you will need to purchase flood insurance. If your property is mapped into a low-or moderate-risk area, you are not required to purchase or maintain insurance, but are strongly encouraged to do so. The cost of properly protecting your home and contents from flood damage is far less expensive than the cost to repair or replace it after a flood has occurred.
Through the National Flood Insurance Program, coverage can often be obtained at significant savings. The average cost for a flood insurance policy in Sturbridge is around $646 per year. Other options may be available from your local insurer. Talk to your insurance agent to determine the appropriate level of protection you need and the money savings options that are available.
10. What is the Grandfathering Rule and how can it help me?
The National Flood Insurance Program (NFIP) has “grandfathering” rules to recognize policyholders who have built in compliance with the flood map in place at the time of construction or who maintain continuous coverage. These rules allow such policyholders to benefit in the premium rating for their building. However, property owners should always use the new map if it will provide you with a more favorable premium.
Renewal of An Existing Policy
When determining the premium you will pay for flood insurance, an insurance agent will rate your flood insurance policy based on the flood map that is in effect on the date you purchase your policy. Flood insurance policies may then be renewed and still be rated based on the flood map in effect when the policy was initially rated as long as the flood insurance coverage is continuous and the building has not been altered in a manner that would remove this benefit. For example, if the building on the property is now in an X zone, you could purchase the policy before the flood maps are adopted and keep the lower rate associated with the X zone even after the new flood maps become effective. You may even qualify for the lower-cost Preferred Risk Policy for the first year, which provides both building and contents coverage at
significant savings. To help maintain this grandfathering benefit for the next owner, you may transfer the policy to them at the time of sale.
Built in Compliance
The NFIP will honor a Grandfather rule for buildings constructed after the first flood map for the community became effective if:
1) the building was built in compliance with the flood map in effect at the time of construction; and
2) if the building has not been substantially damaged or altered.
Under this Grandfather rule, the property owner must provide proper documentation to the insurance company.
· If you wish to keep the zone designation in effect when the structure was built, you must provide a copy of the flood map effective at the time of construction showing where the structure is located or present a letter from a community official verifying this information.
· In general, for buildings constructed in high-risk zones after the community’s first flood map was adopted, your rates are based upon the difference between the flood map’s Base Flood Elevation (BFE) and your building’s elevation. If there is a change in the BFE and keeping the BFE that existed when the structure was first built gives you a better rate, you must provide the agent with an elevation certificate and a copy of the flood map effective at the time of construction.
11. What if my home or business is mapped into a high-risk area but I believe the designation is in error?
Flood map designations are always based on the best data available to engineers and local officials at the time areas within a community are surveyed and assessed. Every effort is made to ensure that the maps reflect the most accurate and reliable information about the flood risk for all properties. However, re-examining and updating flood hazard information for an entire community is often a multi-year process, and you may feel that you have more accurate data about your property when new maps are eventually completed and released to the public.
As a mechanism to ensure that residents’ questions or concerns about the new map designations are addressed, a 90-day “Public Comment Period” is in place. During this period, citizens will have the opportunity to submit technical and/or scientific data to support a claim that their property has been improperly placed in a high-risk area. If you have better information, such as an elevation certificate, topographic map or detailed hydraulic or hydrologic data, then you may be able to protest or appeal the flood risk indicated by the new maps. For further details on this process, visit http://www.fema.gov/plan/prevent/fhm/fmc_loma.shtm
12. When do the new maps become effective?
The maps officially released to officials and the public are still preliminary. The process that leads to final adoption can last as long as a year.
Initial release is followed by a short review period by community officials. Then there is a 90-day “Public Comment Period.” The final review and adoption process is expected to begin in July 2009 and the date of adoption is approximated for June 2010. Once the maps are adopted, new flood insurance requirements will become effective.
13. How can I learn more about the flood map modernization process and how it could affect me?
The following is a list of resources and contact information if you have further questions regarding the Town of Sturbridge map modernization project:
Helpful Links:
There are many useful documents at the top of this page. Additionally, you may want to check out the following:
Other Resources:
The Town of Sturbridge Town Planner and Conservation Agent are available to assist residents and provide information. Please call 508-347-2508 or 508-347-2506 to schedule an appointment.
FEMA Map Assistance Center 1-877-FEMA MAP (1-877-336-2627) Open Monday-Friday, 8am-6:30pm
To view, or purchase flood hazard maps for a nominal fee: 1-800-358-9616
For questions on flood policy coverage and rates: 1-800-427-4661
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