FEMA Flood Maps Introduced Despite Township's Wariness

Though Lacey Township Committee members said they don't agree with the interim FEMA flood elevation maps, they approved the first reading of an ordinance to adopt the guidelines as not to jeopardize federal and other funding.

“There are a lot of people, including ourselves, that are questioning the elevations. Maybe they’re a little high,” Mayor David Most said during the governing body’s regular meeting Thursday evening. “You have to understand, if we don’t adopt this ordinance then these people won’t get the funding for the ICC (Increased Cost of Compliance).”

The known flood risk has changed since the last effective community Flood Insurance Rate Map (FIRM) for communities in New Jersey. FEMA has created Advisory Base Flood Elevations (ABFEs) to show a more current picture of flood risk.

The maps provide elevation levels that residents should raise their homes to protect them from future storms and avoid high insurance premiums, Most said

FEMA designated flood prone areas as zone A Approximate flood zones. Zone A is based on FEMA's best guess of where flooding would occur in a 100-year flood event. The V zone designates a Coastal Velocity Zone, where the hazards of flooding increase because of wave velocity. Homes in a V zone must be raised higher than those in an A zone.

Residents are advised to elevate to the recommended heights, plus one foot, as mandated by the state. Failing to adopt an ordinance accepting the maps would put township residents in jeopardy of not receiving funding to make repairs, rebuild or elevate.

“Whether or not you adopt this, the standard is the standard,” township attorney Lauren Staiger said. “The township is only doing this to be sure that people who may be entitled to ICC funding will actually get the funding because insurance companies are getting a little cute with the language.”

Residents whose homes were more than 50 percent damaged will have to rebuild to these new standards, Most said. Those with less than 50 percent in damage do not need to elevate but will be subject to hikes in insurance premiums.

The ordinance calls the ABFE standards "unreasonably burdensome" to the residents of Lacey. In addition to adopting the maps, the ordinance amends Cahpter 185, entitled "Flood Hazard Areas" updating definitions, development permit requirements and standards. 

In Superstorm Sandy's wake, Gov. Chris Christie announced in late January that the state would adopt the Advisory Base Flood Elevation maps, which supersedes any municipal ordinances. FEMA officials have said the maps are on the conservative side and could be amended before their final adoption.

The Committee also approved a resolution requesting the Federal Government to permit citizens to appeal the ABFE maps, and another calling on the government to reimburse residents for the entire cost of elevating their homes.

The AFBE maps are currently advisory and will be regulatory come August, when residents will have the opportunity to appeal the elevation levels.

Some of the homes located in these A and V zones have never seen flooding, yet they’re required to invest thousands in raising their homes, Township Administrator and Municipal Clerk Veronica Laureigh said.

“At this time, we’re looking to urge government to allow residents to appeal the maps immediately rather than wait,” Lauriegh said.

The second resolution requests the federal government to provide 100 percent funding to residents elevating their homes. Residents are only receiving $30,000 while home elevation costs more, Laureigh said.

Most is hopeful that residents will be able to receive assistance from a variety of sources from ICC and insurance to the Small Business Association and Community Development Block Grants.

The ordinance and two resolutions are attached to this story as PDFs. A second reading of the ordinance must be done before the FEMA maps are adopted.