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New FEMA Flood Zones for Lee County
Became Effective
August 28, 2008
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Lee County Commissioners have amended
the county’s Flood Hazard Ordinance effective Aug. 28, 2008 to reflect the
adoption of new federal Flood Insurance Rate Maps.
As part of its nationwide updating of
flood maps, the Federal Emergency
Management Agency (FEMA) has completed the first comprehensive review of flood
zones throughout Lee County in 22 years. These zones determine flood insurance
rates and base flood elevations for construction. By adopting these new maps,
Lee County assures that FEMA will help us in emergencies and provide flood
insurance coverage for county residents. Flood insurance premiums for residents
in unincorporated Lee County are discounted by 25 percent because of our Level
Five participation in FEMA’s Community Rating System.
As a result of the revised flood zones, Lee County
property owners may experience these changes:
- Flood
insurance might be required and insurance rates might change.
Throughout Lee County, about 195 square miles have been added to the Special
Flood Hazard Area. Property in these areas has a 1 percent annual chance of
being flooded, according to FEMA’s flood models. Within the hazard area, any
property with a federally backed mortgage must be
protected with a flood insurance policy from the
National Flood Insurance Program (NFIP).
Private mortgage companies might also require flood insurance for properties
in the hazard area. Insurance rates vary according to zones within the
Special Flood Hazard Area and the elevation and value of property. In
addition, some areas of the county are no longer in the Special Flood Hazard
Area, and property owners in those areas might choose to drop or reduce their
flood insurance. Property owners are urged to check their status under the
new maps.
View Flood Maps for Your Property
For instructions
on using this site, please
click here.
Learn About Flood Insurance Premiums
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There are new floodways.
For the first time in Lee County, FEMA has included
most
interior rivers, creeks and other flowways in the new maps. As a
result, Lee County now has nearly 19 square miles of interior floodways in
which construction, including placing fill, is restricted. Anyone who plans to build in a floodway
must demonstrate there will be no effect on flood waters before obtaining a
permit. Permits to be
issued for projects with already-approved Zoning Resolutions and Development
Orders may still be subject to special conditions as a result of these new
maps. The use of fill will be restricted in the new floodways. Anyone
with an interest in a parcel that is in a newly designated floodway is urged
to contact Lee County to discuss the impact these maps may have on Zoning
Resolutions, Development Orders or building permits. Call Joan LaGuardia at
(239) 533-8705 or e-mail
jlaguardia@leegov.com.
View FEMA slides on
LOMA-LOMR Applications
View FEMA slides on
NO-RISE/NO-IMPACT CERTIFICATIONS
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Vertical datum for measurement has changed. FEMA now uses the North
American Vertical Datum of 1988 (NAVD88) as the new standard for vertical
measurement in any flood hazard area. It replaces the National Geodetic
Vertical Datum of 1929 (NGVD29). Surveys or other plans for projects
requiring an elevation certificate must be submitted in or converted to NAVD.
View FEMA slides on NAVD88
Learn More about NAVD88
- New
required elevations might affect construction projects. Most parcels
in the Special Flood Hazard Area have required base flood elevations. That
means the lowest floor of livable space must meet a minimum height
requirement. Plans for all new buildings are subject to these elevation
requirements. Some additions to existing structures as well as some sheds
might also be subject. All applications for building permits will be reviewed
for compliance to these new elevation requirements.
On July 22, 2008, FEMA Senior Engineer
Mark Vieira presented a workshop on technical issues regarding the new maps.
View his slides on:
APPROXIMATE A-ZONE
LOMA-LOMR
NO-RISE/NO-IMPACT
CERTIFICATION
NAVD CONVERSION
Helpful Sources of Information
Learn more about Lee County’s new Flood Insurance Rate
Maps and FEMA flood mapping in general from these sources:
History of Lee County’s Recent Map Updating
FEMA began the process of updating Lee County’s flood maps
in 1998.
Lee County, the cities of Bonita Springs, Cape Coral, Fort
Myers and Sanibel, and the Town of Fort Myers Beach received the first version
of these news maps in July 2006. Lee County hosted a public open house October
25, 2006 to reveal these preliminary maps to the public. Representatives of FEMA
attended and discussed map modification with about 250 people.
On January 31, 2007, Lee County, the city of Sanibel, the
Town of Fort Myers Beach, and several private property owners appealed specific
map panels. These appeals generally asked FEMA to reduce areas included in
interior floodways and in coastal hazard areas. On January 10, 2008, FEMA
revealed the revised maps. The appeals changed 76 of the 155 map panels.
After a final comment period, FEMA delivered letters of
final determination on Feb. 28, 2008 and gave Lee County and the other
jurisdictions six months – until August 28, 2008 – to adopt these maps and
update their ordinances.
Lee County's Flood Hazard Ordinance
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