New Draft Coastal Flood Maps
Coastal Flood Maps, otherwise known as Flood Insurance Rate Maps (FIRMs) are used to determine the minimum elevation needed for construction to reduce the chances of flooding, as well as construction methods required in certain zones.
The Federal Emergency Management Agency (FEMA) on August 22, 2019 released to Monroe County staff new DRAFT coastal flood maps. These maps, after a multi-year study of Monroe County’s coastal flood risks and an extensive vetting process, will eventually replace the current flood maps which are based on 30-plus-year-old studies.
While FEMA has emphasized that these are only draft maps, Monroe County wants to ensure all residents and business owners are aware of the potential for a change in flood risk for their property so that they can be more proactive in reducing their flood risk.
To emphasize that flood risks are changing and to make sure property owners understand this is coming, Monroe County Building Department will be requiring Owner’s to sign a form with permits that acknowledge the issuance of these new DRAFT coastal flood maps and the fact that these maps may indicate a future change to the required elevation of a building currently being permitted. (View Monroe County Building Department Permit Application with new signature page 3 -1.) This is intended to help homeowners understand that what they might be proposing to build today, under the existing flood maps, could become non-conforming after the maps are changed, thereby making their flood risk and insurance costs greater. Owners should think about designing their improvements to meet the proposed draft maps to assure they are addressing potential future risk.
Additionally, the County has hired a consultant to analyze how flood risks are changing in Unincorporated Monroe County based on the provided studies using updated information and the best available science and technology. The technical consultant will also be reviewing the maps and modeling conducted by FEMA and is prepared to appeal any of the maps that do not appear to be correct.
View the new maps click link HERE: DRAFT coastal flood maps This link will open a FEMA FIRM Draft Maps mapping tool. Simply click in the FIRM Panel section where property is located to view the popup containing a link to the Draft Map (PDF) or search by property address in the top left-hand corner.
IMPORTANT: These maps don't show an additional difference in elevation due to a change in mapping standards between the old and new proposed flood maps (datum NGVD29-> NAVD88 . This means that all NGVD29 elevations (e.g., BFE, Lowest Floor Elevation) need to be converted to NAVD88. While there is no set conversion factor, as it varies throughout Monroe County, on average there is -1.5 foot conversion. To account for this change, ON AVERAGE you should add +1.5”-foot to any apparent increase. For example: If your building was in an AE-8 flood zone and is still shown in an AE-8 zone, then it actually experienced an increase of 1.5’. Another example: If your building was in an AE-6 flood zone and is proposed to be in an AE-9 zone, the increase appears to be three-feet. However, the actual increase would be 4.5’-feet.
To convert one vertical datum to another, visit www.NGS.NOAA.gov/PC_Prod/VertCon/. For more information on vertical datums, read FEMA’s fact sheet at www.FEMA.gov/Media-Library/Assets/Documents/11535.
Previous X-Zone Buildings: Structures removed from the X-zones didn't previously have a flood level associated with them, so this mapping standard difference wouldn't be relevant.
View current flood maps at FEMA Flood Map Service Center and search by property address.
Map Review Process:
The public can email comments on draft maps to firstname.lastname@example.org County staff will be documenting these comments and providing them informally to FEMA.
After draft maps are reviewed by county staff, PRELIMINARY maps will be issued, which the public will then have an opportunity to comment on officially through Community meetings. Formal public comments or appeals of the preliminary maps can then be provided to FEMA by local governments like the County, or the municipalities.
Once FEMA completes the review of all comments and appeals, they will publish the final Flood Insurance Rate Maps (FIRMs). The FINAL FIRMs will most likely become effective sometime in 2021-2022. When that happens, the county will formally adopt the maps by ordinance and the maps will be used when reviewing permits and the final maps will establish what a finished floor elevation needs to be and determine building and site design requirements to reduce future risk of flooding. Furthermore, new lender requirements may go into effect, flood insurance requirements, as well as changes in flood insurance rates as result of map changes.
For more information about the mapping process, email FloodMaps@MonroeCounty-FL.gov or call 305-453-8759.
To learn more about flood insurance, talk to your insurance agent or visit FloodSmart.gov.
The following diagram shows the tentative process timeline for the Draft Maps, Preliminary Maps, and Final Maps: