How new flood maps might affect you

Your government leaders have waited for new federal flood maps to come out for years. Pierce County and Fife already changed their rules because of them. And thousands of you will be affected by them.

Now the Federal Emergency Management Agency will hold public meetings in Pierce County to gather input on the new, controversial maps.

The first one happens today in Fife.

Here are some things that people in flood-prone areas need to know before this month’s meetings:

What are FEMA maps?

The federal agency issues the maps – commonly known as the FEMA 100-year flood maps – to designate areas near bodies of water that are prone to flooding. These are called “floodplains.”

The documents, officially known as the Flood Insurance Rate Maps, have two purposes:

 • Guidance for local jurisdictions to regulate building activities.

 • Guidance for companies to set flood-insurance premiums.

FEMA redraws the maps periodically and has been working to update the current flood maps for Pierce County, which were issued in 1987.

Why are the proposed maps controversial?

They expand the floodplains in the Fife, Port of Tacoma, Riverside, Orting and South Prairie areas. And if your property is located in a FEMA floodplain, you might not be allowed to tackle a major project, such as an addition to your house, because revised local building codes might not allow it.

Many residents, especially in the Riverside community between Tacoma and Puyallup, have been finding this out in recent months.

How are these maps going to affect my property value?

They likely will reduce it, but it’s hard to say how much.

The county assessor’s office this year reduced assessed values of about 800 properties located fully in floodways – the most hazardous parts of floodplains, near rivers and streams. They were reduced up to 50 percent for vacant land and up to 25 percent for land with living units.

The assessor’s office then analyzed the sale prices of about 130 of these properties. It showed that the assessments came reasonably close to actual market values.

Still, Assessor Ken Madsen said that’s not enough data to say definitively how building restrictions in FEMA floodplains are affecting home values. He said his office will have a better idea after studying the market during the next year.

How does the map adoption process work?

FEMA will hold three meetings for Pierce County residents this month as part of a 30-day review and comment period. During this review period, you can comment on “nontechnical information” contained in the map, such as the names of roads, bridges and streams.

Then, a 90-day appeal period will follow in which you and local jurisdictions can submit technical information that refutes changes contained in the new maps.

This, however, must be done in the form of written scientific analysis and scientific report, said Ryan Ike, senior floodplain manager for FEMA Region X in Bothell.

FEMA says it will address all comments and appeals submitted. The new maps will become official about six months later.

So, can I get out of a floodplain if I disagree with the FEMA maps?

That is unlikely, unless you have thousands of dollars to spend on engineers to come up with a scientific explanation as to why your property should be excluded.

Then, what’s the point of going to these meetings?

County engineers will be available to locate properties on the maps for individuals and explain how they will be affected.

Are the maps online?

Yes. You can follow these steps:

 • Go to www.piercecountywa.org.

 • Click “Interactive Services” on the right-hand side of the screen.

 • Click on the “Public GIS” link.

 • Once you are on the page showing the map of Pierce County, check the box next to “Preliminary FEMA maps” on the right-hand side of screen, then click “Refresh Map.”

 • Click the icon above the map that looks like an “i” in a circle.

 • In the pop-up window titled “Identify Results,” choose “Preliminary FEMA Maps” from the drop-down box.

 • Then, go back to the map of the county, click on where you live.

 • In the “Identify Results” pop-up window, click “View Map.” A map will load in a new window.

Are the maps helpful?

Unfortunately, they don’t show individual parcels. So, if you think your property might be in a floodplain, you should go to a meeting to find out. Or call Pierce County Public Works Department’s Water Programs at 253-798-2725.

LOCAL FEMA MEETINGS

All meetings are from 6 p.m. to 8 p.m.

Fife: Today at the Fife Community Center, 2111 54th Ave. E.

Eatonville: Thursday at the Ohop Grange, 41608 Mountain Highway E.

Orting: Oct. 23 at the Orting Public Library, 202 Washington Ave. S.