Politics & Government

'V' Zones Decline in FEMA's Latest Flood Maps

Overall flood zones increase over current maps, however

The number of New Jersey residents whose homes are determined to be located in the highest risk flood zone has declined since advisory flood maps were issued by the Federal Emergency Management Agency late last year.

The overall number of residents included in flood zones, however, has increased over the present maps.

FEMA released Monday what is known as its preliminary working maps, which have taken into account additional topographical information and wave modeling, allowing the number of residents placed in 'V,' or velocity, flood zones to decline.

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Maps were issued Monday for residents in Ocean, Monmouth, Atlantic and Hudson counties. FEMA issued its advisory base flood elevation maps in late 2012, starting that process that would allow the federal government to update its patchwork of maps that determine flood risk throughout New Jersey.

Coastal areas prone to flooding are generally divided between 'A' and 'V' zones. Those in 'A' zones may elevate or build structures using block foundations, while those in 'V' zones must account for the potential for flowing water to impact their homes by raising them on pilings, which are significantly more costly than block foundations.

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"We overestimated the V zones, and we did that intentionally because we were being conservative," said Bill McDonnell, FEMA's mitigation branch director for New Jersey.

In Ocean and Monmouth counties, the number of acres covered under 'V' zones declined by 45 and 46 percent, respectively. In Hudson County in northern New Jersey, the urban nature of the landscape led to a 76 percent reduction since dense development would attenuate breaking waves.

Atlantic County's 'V' zone acreage decreased by about 80 percent, primarily because much of the initial zoning was overlaid across marshland, said McDonnell.

Andy Reed, an engineer with FEMA, said data was not available at the federal level to determine how many homes the percentage declines would translate to.

More Residents in Flood Zones

Despite the fact that the number of areas in 'V' zones decreased from the advisory maps issued in December, however, the total amount of land covered under flood zones in general has increased over the current legal maps, which were put into effect over the past several decades.

The area of Monmouth County determined to be in a flood zone increased by 24 percent under the preliminary maps, while Ocean County's flood zone area increased by 6 percent. Hudson's County's flood zones increased by 29 percent. Percentage data was not available for Atlantic County.

"The increases are not as pronounced as we had estimated," said Reed. "That comes with further refinement in overland wave analysis."

The latest maps include reworkings of how oceanfront homes are classified under flood zones due to both bulked up dunes in some areas as well as eroded dunes in others, said Reed. Monmouth County lacks Ocean County's vast back bay environment, but the number of flood zones around tidal rivers there increased.

In urban Hudson County, the high-risk 'V' zones declined from the advisory maps, but flood zones overall have widened.

"There is an overall increase in the risk in flood areas," said McDonnell. "We anticipate that the risk may increase in the future, so going forward, we have to be prepared to address that and mitigate that."

Flood maps, even after they are finalized, will be "living documents," said McDonnell.

Going Forward in Rebuilding After Sandy

For New Jersey residents still waiting to rebuild after Superstorm Sandy, the new maps could provide some relief – especially to those who transitioned from 'V' zones to 'A' zones.

Residents and business owners whose buildings were damaged more than 50 percent during the storm have been required thus far to rebuild and elevate using the data included in the advisory maps.

In January, Gov. Chris Christie issued an executive order adopting the advisory maps as the state's building code, but the order also stated that FEMA's best available data would constitute the state standard going forward.

Now, the best available data are the preliminary maps, said McDonnell.

There is also a looming threat that flood insurance rates could for homes that are not elevated due to a decision by Congress to end subsidies of flood insurance. Homeowners in flood zones are normally required by their mortgage lenders to obtain flood insurance policies.

The issuance of the preliminary maps kicks off a 90 day appeal and public comment period, said McDonnell. FEMA, during that period, is planning to meet with local officials and host public meetings in affected areas. Municipalities have been invited to provide data to FEMA that could scale back the flood zones even more, said McDonnell.

After the appeal process, FEMA will issue its final determinations then enter a six month adoption period before the maps will begin to determine flood insurance rates.

"Even once the maps go effective, it remains a living document," said McDonnell. "They're not just maps to identify and regulate our insurance rates, they're a planning tool."


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