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.aspxFEMA 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 01101C0092HFIRM Panel 01101C0111HFIRM Panel 01101C0202HFIRM Panel 01101C0204HFIRM Panel 01101C0206HFIRM Panel 01101C0208HFIRM Panel 01101C0227HFIRM Panel 01101C0231HTo 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: 01101CV001BVolume 2: 01101CV002BVolume 3: 01101CV003BQuestions, comments and appeals from residents in the City of Montgomery should be submitted to:
Patrick Dunson, Floodplain AdministratorEngineering and Environmental ServicesCity of MontgomeryP.O. Box 1111Montgomery, AL 36101-1111Phone: (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 CountyPreliminary 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 PeriodReview 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 083FIRM Panel 084 FIRM Panel 086 FIRM Panel 088FIRM Panel 089 FIRM Panel 091 FIRM Panel 093FIRM Panel 094 FIRM Panel 101 FIRM Panel 103 FIRM Panel 104 FIRM Panel 108 FIRM Panel 111FIRM Panel 112 FIRM Panel 113 FIRM Panel 114FIRM Panel 116 FIRM Panel 117 FIRM Panel 118FIRM Panel 119 FIRM Panel 136 FIRM Panel 137FIRM Panel 138 FIRM Panel 139 FIRM Panel 141FIRM Panel 142 FIRM Panel 143 FIRM Panel 144FIRM Panel 176 FIRM Panel 177 FIRM Panel 178FIRM Panel 179 FIRM Panel 181 FIRM Panel 182FIRM Panel 183 FIRM Panel 184 FIRM Panel 186FIRM Panel 187 FIRM Panel 188 FIRM Panel 189FIRM Panel 191 FIRM Panel 192 FIRM Panel 193FIRM Panel 194 FIRM Panel 201 FIRM Panel 202FIRM Panel 203 FIRM Panel 204 FIRM Panel 206FIRM Panel 207 FIRM Panel 208 FIRM Panel 209FIRM Panel 211 FIRM Panel 212 FIRM Panel 213FIRM Panel 214 FIRM Panel 216 FIRM Panel 217FIRM Panel 218 FIRM Panel 219 FIRM Panel 226FIRM Panel 227 FIRM Panel 228 FIRM Panel 229FIRM Panel 231 FIRM Panel 232 FIRM Panel 233FIRM Panel 234 FIRM Panel 236 FIRM Panel 237FIRM Panel 238 FIRM Panel 239 FIRM Panel 241FIRM Panel 242 FIRM Panel 243 FIRM Panel 244FIRM Panel 251 FIRM Panel 252 FIRM Panel 253FIRM Panel 254 FIRM Panel 256 FIRM Panel 257FIRM Panel 258 FIRM Panel 259 FIRM Panel 261FIRM Panel 262 FIRM Panel 263 FIRM Panel 264FIRM Panel 266 FIRM Panel 267 FIRM Panel 268FIRM Panel 276 FIRM Panel 278 FIRM Panel 279FIRM Panel 286 FIRM Panel 287 FIRM Panel 288FIRM Panel 289 FIRM Panel 306 FIRM Panel 307FIRM Panel 309 FIRM Panel 326 FIRM Panel 328FIRM Panel 330 FIRM Panel 334 FIRM Panel 335FIRM Panel 353 FIRM Panel 355 FIRM Panel 356FIRM Panel 357 FIRM Panel 358 FIRM Panel 359FIRM Panel 376 FIRM Panel 377 FIRM Panel 378FIRM Panel 379 FIRM Panel 382 FIRM Panel 383FIRM 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
· FEMA Flood Information