FEMA Issues Revised Preliminary Panels

Montgomery County FIRM Panels Effective Date March 1, 2014

The preliminary FIRM panels released by FEMA for Montgomery County on May 18, 2011 and June 22, 2012 will become effective on March 1, 2014. For more information on the status of the Montgomery County preliminary FIRM panels, refer to the ADECA Office of Water Resources link below:

http://www.adeca.alabama.gov/Divisions/owr/floodplain/Pages/County-Status.aspx

FEMA Issues Revised Preliminary FIRM Panels

June 22, 2012 Letter to Mayor

FEMA has issued revised preliminary FIRM panels and a revised Flood Insurance Study (FIS) report.  There will be a 30-day review period (starting June 22, 2012) for the revised panels and FIS report.  FEMA will then initiate a statutory 90-day appeal period for the community.  This 90-day appeal period is required when additions or modifications are made to the preliminary FIRM panels by FEMA.  The City of Montgomery will be informed by FEMA approximately 2 weeks before the start of the 90-day appeal period. 
 
Revised Preliminary FIRM Panels dated June 22, 2012:

FIRM Panel 01101C0092H
FIRM Panel 01101C0111H
FIRM Panel 01101C0202H
FIRM Panel 01101C0204H
FIRM Panel 01101C0206H
FIRM Panel 01101C0208H
FIRM Panel 01101C0227H
FIRM Panel 01101C0231H

To view the locations of these panels, click on the link below.

FIRM Panel 01101CIND1B

FIRM Panel 01101CIND2B

Revised FIS Report dated June 22, 2012:

Volume 1: 01101CV001B
Volume 2: 01101CV002B
Volume 3: 01101CV003B

Questions, comments and appeals from residents in the City of Montgomery should be submitted to:

Patrick Dunson, Floodplain Administrator
Engineering and Environmental Services
City of Montgomery
P.O. Box 1111
Montgomery, AL 36101-1111
Phone: (334) 625-2690

FEMA sets start date of Public Appeals Period

FEMA will be advertising a public notice in The Montgomery Advertiser on or about December 14, 2011 and December 21, 2011. The second date of publication marks the start of the 90-day public appeals period, in which the public will be able to appeal and/or comment on the floodplain changes for their area. The public notice and additional documentation can be accessed through the links below.

                                                    FEMA Letter to Mayor
                                                    DHS FEMA Notification
                                                    FEMA Regulation 60.3
                                       Proposed Flood Elevation Determination
                                   Appeals and Protest Guide for Community Officials

                    Preliminary Flood Maps have been issued for Montgomery County

Preliminary flood hazard maps, known as Flood Insurance Rate Maps (FIRMs), were released for Montgomery County on May 18, 2011. In cooperation with Montgomery County and its incorporated communities, the maps were developed by the Alabama Office of Water Resources (OWR) and the Federal Emergency Management Agency (FEMA) using the best available data and the latest digital mapping technology.

· The preliminary maps show the extent to which areas of the county are currently at risk for flooding even if there hasn’t been flooding recently.

· The preliminary maps take into account the changes in topography, land use and drainage patterns that have taken place in recent years. This may result in flood risk being identified in areas that were not previously studied.

· Once effective the preliminary maps will replace the FIRMs that have been in use since August 2003 which no longer represent Montgomery County’s current flood risk.

· If you’re thinking about building or remodeling, you’ll need to know the base flood elevations (BFEs) indicated on the new flood maps. 

                                                    Public Review and Comment Period

Review the panel index map below to locate the flood panel for your area.

Flood Panel Index

You will need to locate your property on the preliminary FIRM panel for your area. The preliminary FIRM panels are listed below. Also read the information below the FIRM panel listings regarding the Appeal process, and what changes in the floodplain could mean for future flood insurance and building requirements once the new maps become effective.

FIRM Panel 064   FIRM Panel 066   FIRM Panel 067  
FIRM Panel 068   FIRM Panel 069   FIRM Panel 077  
FIRM Panel 079   FIRM Panel 081   FIRM Panel 083
FIRM Panel 084   FIRM Panel 086   FIRM Panel 088
FIRM Panel 089   FIRM Panel 091   FIRM Panel 093
FIRM Panel 094   FIRM Panel 101   FIRM Panel 103 
FIRM Panel 104   FIRM Panel 108   FIRM Panel 111
FIRM Panel 112   FIRM Panel 113   FIRM Panel 114
FIRM Panel 116   FIRM Panel 117   FIRM Panel 118
FIRM Panel 119   FIRM Panel 136   FIRM Panel 137
FIRM Panel 138   FIRM Panel 139   FIRM Panel 141
FIRM Panel 142   FIRM Panel 143   FIRM Panel 144
FIRM Panel 176   FIRM Panel 177   FIRM Panel 178
FIRM Panel 179   FIRM Panel 181   FIRM Panel 182
FIRM Panel 183   FIRM Panel 184   FIRM Panel 186
FIRM Panel 187   FIRM Panel 188   FIRM Panel 189
FIRM Panel 191   FIRM Panel 192   FIRM Panel 193
FIRM Panel 194   FIRM Panel 201   FIRM Panel 202
FIRM Panel 203   FIRM Panel 204   FIRM Panel 206
FIRM Panel 207   FIRM Panel 208   FIRM Panel 209
FIRM Panel 211   FIRM Panel 212   FIRM Panel 213
FIRM Panel 214   FIRM Panel 216   FIRM Panel 217
FIRM Panel 218   FIRM Panel 219   FIRM Panel 226
FIRM Panel 227   FIRM Panel 228   FIRM Panel 229
FIRM Panel 231   FIRM Panel 232   FIRM Panel 233
FIRM Panel 234   FIRM Panel 236   FIRM Panel 237
FIRM Panel 238   FIRM Panel 239   FIRM Panel 241
FIRM Panel 242   FIRM Panel 243   FIRM Panel 244
FIRM Panel 251   FIRM Panel 252   FIRM Panel 253
FIRM Panel 254   FIRM Panel 256   FIRM Panel 257
FIRM Panel 258   FIRM Panel 259   FIRM Panel 261
FIRM Panel 262   FIRM Panel 263   FIRM Panel 264
FIRM Panel 266   FIRM Panel 267   FIRM Panel 268
FIRM Panel 276   FIRM Panel 278   FIRM Panel 279
FIRM Panel 286   FIRM Panel 287   FIRM Panel 288
FIRM Panel 289   FIRM Panel 306   FIRM Panel 307
FIRM Panel 309   FIRM Panel 326   FIRM Panel 328
FIRM Panel 330   FIRM Panel 334   FIRM Panel 335
FIRM Panel 353   FIRM Panel 355   FIRM Panel 356
FIRM Panel 357   FIRM Panel 358   FIRM Panel 359
FIRM Panel 376   FIRM Panel 377   FIRM Panel 378
FIRM Panel 379   FIRM Panel 382   FIRM Panel 383
FIRM Panel 384   FIRM Panel 401

· The process for adopting the updated flood maps will include ample time to address questions and concerns you may have regarding how the changes affect you. If you believe the maps are inaccurate regarding your property, it is possible to file a protest or an appeal.

· Protests generally involve comments regarding the delineation of the updated floodplain and/or floodway boundaries, corporate limits, road names and road locations.

· Appeals involve disagreements with BFEs on the Preliminary FIRMs. You would need to provide scientific or technical data to support an appeal.

The total time allowed for public appeals and protests is 90 days. You must file your appeal or protest before the end of the 90 day appeal period. The beginning of the 90 day appeal period will be advertised in the Montgomery Advertiser.

Floodplain Outreach Meetings were held on Wednesday, July 13, 2011 at Carver High School and on Thursday, July 14, 2011 at Garrett Elementary School.  These meetings were held to give the public the opportunity to view the map changes and ask questions about the effects of the changes.  If you were unable to attend either of these meetings but would like to view the floodplain changes to your area, please contact the Engineering Department at (334) 625-2690. 

From Preliminary Maps to Final Adoption

Typically, the total time from preliminary map issuance to final adoption varies from 12 to 18 months depending upon the resolution time for appeals and protest. A summary of important milestone dates from preliminary map issuance through map adoption is noted below:

· Preliminary maps issued to Montgomery County and incorporated communities: May 18, 2011

· 90 day public appeal period begins: December 21, 2011

· 90 day public appeal period concludes: March 21, 2011

· Letter of Revision to Preliminary FIRM Panels:  June 22, 2012

· 30-day Community Revised Panel Review Period:  June 22, 2012

· 90-day Appeal Period for Revisions begins:  July 2012*

· Letter of Final Determination issued: October 2012*

· New flood maps (and flood insurance requirements) become effective: April 2012*

*Dates are subject to possible delays

Map Changes May Mean Changes in Flood Insurance and Building 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 from a high-risk flood area to a lower risk area will find that insurance is optional and less expensive. Flood insurance is still available, and is recommended, because the risk of flooding has only been reduced, not removed. Approximately 25 percent of all flood claims occur in areas of moderate to low-risk. You should also know that mortgage lenders may still require you to carry flood insurance.

You should also be aware of 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 maps becoming effective – a process known as “grandfathering.” If you are mapped into a lower risk zone, flood insurance will likely be less expensive.

An insurance agent can give you details, but if you already have a policy in place before the new maps take effect – and you do not drop your coverage – you can maintain the lower risk zone designation or the base flood elevation.

For those mapped from a high-risk area into a moderate- or low-risk area, your existing flood insurance policy can possibly be converted to a lower-cost Preferred Risk Policy.

Montgomery County and its communities will use the new flood maps when reviewing building permits to manage development in the floodplain where the new elevations show greater risk than the older FIRM. 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.

Additional information can also be found online through the following links:

· The Office of Water Resources

http://adeca.alabama.gov/floods

· FEMA Flood Information

http://www.fema.gov/hazard/flood/info.shtm

http://www.fema.gov/plan/prevent/floodplain/fis_data.shtm