Dear Home Owner,
Did you know that if if you own or purchase real estate in the City of Woodbury, Minnesota you are now required to carry flood insurance.
In February 2001 Woodbury residents made a request to the City asking them to join the National Flood Insurance Program (NFIP.) No maps were available at that time showing the high risk flood zones in the city. The city was placed in an "Emergency Phase" until flood hazard maps were produced. The city's final flood hazard maps became effective on Feb. 3, 2010. Approximately 500 parcels will be affected by this new ordinance. Woodbury is among some 20,000 communities nationwide in the FEMA Flood Insurance Program. High risk flood zones for the City of Woodbury can be found on FEMA's final map for the city. More information, including a map, will be available here in early February.
FLOODPLAIN ORDINANCE
FEMA also requires that communities adopt appropriate floodplain regulations to protect structures that may be built after the effective date of the flood hazard maps.
The ordinance adopts FEMA's flood hazard maps by reference; establishes floodplain zoning districts including the Floodway and Flood Fringe districts; provides permitted and conditional uses for the districts and standards for the uses; provides information related to the floodplain for subdivisions, public utilities and manufactured homes; establishes an administrative process for floodplain issues and a penalty process for noncompliance and includes provisions for existing nonconforming uses.
Woodbury's ordinances and standards have provided developments and homes reasonable protection from flooding. Most homes are the flood elevations, even if part of the home's parcel is within the flood zone. The National Flood Insurance Program has provisions for exempting mandatory flood insurance for structures that are located above the flood risk zones.
What is Flood Insurance?
For affected properties whose mortgage is federally backed, FEMA requires property owners to obtain mandatory flood insurance. Any property whether in part or in whole located within a flood hazard zone is now required to carry flood insurance. If any buildings located on the property are surrounded by a flood hazard zone, the property owner is still required to purchase mandatory flood insurance.
Rates for annual policies for structures that are low-risk can be as little as $350. Properties that are in a high-risk will have rates that are in excess of $2,000 for the required policy annually. The city encourages all home owners to review flood insurance options available to all properties within the city, whether or not the structure is within the flood hazard zone.
Persons wishing to purchase flood insurance should contact their insurance agent. As with any product it is recommended to shop for the best rate before purchasing flood insurance or other insurance needs please. Dave Dawson at The Loretz-Johnson Agency, Inc. will provide you with answers, competitive rates and is ready to assist you with your insurance needs.
COULD I BE "EXEMPT" IN A FLOOD ZONE?
If the structure(s) are above the flood elevation, the property owner can pursue an "out as shown" determination or by filing a "Letter of Map Amendment" with FEMA requesting to be exempt from the mandatory insurance requirement.
The following is a general outline for the process involved in determining whether all or part of your property in the City of Woodbury is in a flood zone hazard or not from a survey standpoint
The first step is to determine if your property lies within a Special Flood Hazard Area (SFHA) as shown on FEMA's FIRM (Flood Insurance Rate Map) map. This information is available by visiting: http://www.ci.woodbury.mn.us/planning/femamap.pdf
•· Next, if you are listed in an SFHA area, your entire property is considered within the flood hazard zone if it is either wholly or partially covered by the zone. If the buildings on the property are encompassed by the flood hazard zone (low building elevation is below the calculated flood hazard zone elevation), the owner is required to purchase mandatory flood insurance. If the structure is above the flood elevation, the property owner has the option of pursuing either an "out as shown" determination or filing a Letter of Map Amendment with FEMA to be exempt from the mandatory insurance requirement. The "out as shown" option is where the survey comes into play.
•· Lenny Carlson with Sunde Land Surveying has performed a multitude of surveys for FEMA maps for the purpose of exempting your property from this mandatory flood insurance.
•· We would survey your property within the guidelines and instructions as set forth in FEMA's application (LOMA or LOMR-F) as required for your property.
•· For a typical FEMA survey we would need to survey the property boundary, locate the main physical features (house, garage, sheds, etc.) and take elevations across the property including specific locations as determined by FEMA.
•· The field surveyed data then would be filled out for the appropriate FEMA form (MT-EZ or MT-1) along with other base data as required by FEMA (i.e. Name, Address, Legal description, etc.)
•· This information as described above along with a copy of the effective FIRM (Flood Insurance Rate Map) panel and a copy of the recorded subdivision plat from the county are mailed to FEMA.
•· Your application will be processed once FEMA receives the completed form and all appropriate supporting materials. A determination will be issued usually within 30 to 60 days of receipt of all necessary materials.
City staff is in the process of providing information to affected property owners that will help them understand the program requirements.
Public Information Meeting Dates
Affected property owners should receive a written notice in the mail approximately two weeks prior to their assigned meeting.
- Tuesday, Feb. 23, 1 p.m. - All affected commercial properties
- Tuesday, Feb. 23, 6:30 p.m. - All affected residential properties north of Valley Creek Road
- Thursday, March 4, 6:30 p.m. - All affected residential properties between Valley Creek Road and Bailey Road
- Tuesday, March 9, 6:30 p.m. - All affected properties (including rural and vacant/undeveloped properties) south of Bailey Road
Further questions regarding the FEMA Flood Insurance Program may be directed to your insurance agent, the Woodbury Engineering Division at (651) 714-3593, the Woodbury Planning Division at (651) 714-3533, or FEMA at 1-800-427-4661. You also may wish to visit the FEMA Web site.
Related Links
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