The Federal Emergency Management Agency is updating a map of Alexandria's floodplains for the first time in several years, and it may affect who should get flood insurance in Alexandria.
At a public meeting this week, staff from Alexandria’s Department of Transportation and Environmental Services (T&ES) provided information on FEMA’s flood map update and explained what it means for Alexandria residents.
Director of T&ES Yon Lambert opened the meeting by clarifying the distinction between waterway flooding and the recent stormwater flooding that has been taking place around the City.
“It is likely some of you are here because you’ve experienced either overland or basement flooding in one of the recent flash floods that may not be in the actual floodplain… We want to be clear that this meeting is really about the FEMA remapping initiative of its floodplain and not the City’s flood mitigation efforts as part of the stormwater program,” said Lambert.
While the flood maps are exclusively a FEMA initiative, the City of Alexandria plays a role in determining how the final flood maps could look. The City will provide feedback on preliminary maps and facilitates feedback and information between individual residents and FEMA.
The purpose of FEMA’s flood maps is to establish flood insurance rates within a community and create zones based off of flood risk. It also seeks to inform communities on what areas are considered high flood risk and what development rules and regulations are within flood zones. The last time that FEMA updated the flood map for the Alexandria area was in 2011.
Flood zones in Alexandria are split into three categories: Zone X is considered lower flood risk (but not zero risk), Shaded Zone X is considered moderate flood risk and Zone AE is considered high flood risk (26 percent chance of flooding over life of a 30-year mortgage). Homes in Zone AE are required to have flood insurance.
Flood insurance is a separate and distinct product, different from having a water damage rider or sewer backup rider on a homeowners' insurance policy.
A preliminary map presented at the meeting shows FEMA’s proposed changes to the high-risk zone floodplain (outlined in red) compared to the current map (outlined in blue). No new high-risk zones were created but existing ones were refined and either expanded or contracted. The largest proposed change is in the Four Mile Run area where the high-risk zone is greatly expanded.
Image courtesy of The City of Alexandria
Alexandria residents can find out more specific information about their real property by typing a specific address into this FEMA online viewer. Additionally, the City will mail letters to individual property owners of affected properties in the coming weeks.
The City encourages residents who have been rezoned high-risk to purchase flood insurance now, to lock in low risk zone rates before the flood maps are finalized in 2022. More information on insurance cane be found here. According to the presentation, the average annual premium in Alexandria is $1,180/year.
Additionally, residents who are or will be in a high-risk flood zone should familiarize themselves with floodplain regulations for redevelopment if they plan to do any renovations on their property. Any changes will be subject to new regulations in 2022 and often involves extra flood proofing.
The City recommends that residents who will be rezoned to no longer be in a high-risk AE zone still keep flood insurance. They will be able to get more affordable flood insurance after being remapped. In fact, the City strongly encourages all residents to buy flood insurance if they are able to do so. According to the presentation, nationally, 20-25 percent of flood claims come from outside of FEMA mapped high-risk flood zones.
The FEMA flood map update process is currently in the preliminary and review phase. The City will submit comments and feedback to FEMA on the remapping in the next few months before the start of 90-day appeal period this summer, when individuals can submit feedback as well. FEMA will issue a Letter of Final Determination in Spring 2022 six months before the new flood map becomes effective in the fall of 2022.
A recording of Monday’s presentation as well as more information on upcoming community outreach and workshops, the appeal period and flood insurance can be found here.
