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Council gives first reading to updated floodplain ordinance after FEMA map changes; homeowners warned of new designations
Summary
The council held first reading of an ordinance repealing and replacing Title 12 (flood control) to align Mitchell’s code with FEMA’s new flood insurance study and preliminary maps dated May 6, 2025. Staff and council emphasized that some properties will move into the 100‑year floodplain and explained appeal and LOMA/LOMR processes.
The Mitchell City Council gave first reading to an update of the city’s floodplain ordinance to conform to FEMA’s revised flood insurance study for Davidson County and the city’s incorporated areas.
City staff said FEMA’s new maps, effective May 6, 2025, require the city to adopt an ordinance that meets FEMA minimum standards. “This existing 2010 ordinance does not meet the minimum requirements for FEMA,” the presenter said, and staff used FEMA’s template to ensure compliance. The proposed ordinance preserves some local provisions the council wanted to retain, including a one‑foot freeboard requirement carried forward from the existing code.
City staff and councilors warned homeowners that new mapping could move properties into the 100‑year floodplain. “Anybody with a federally backed loan has to have flood insurance per FEMA,” a staff member said. Councilors and staff noted that some previously issued LOMA/LOMR decisions have been superseded by new FEMA data and that affected property owners may need elevation certificates or engineering work to seek map amendments.
Council members asked about appeals and whether the city can challenge FEMA’s technical mapping decisions. Staff said map appeals or requests for revision are possible but require technical analysis (surveys/engineering) and submittal to FEMA. Staff reported they have contacted a consultant to evaluate possible appeals in locations where the new preliminary maps place lots back into the floodplain, including portions of Island Court and the Dry Run Creek area.
The ordinance’s first reading was approved and staff said the city must adopt an ordinance consistent with FEMA’s timeline before the maps become effective; the transcript records extensive public and council discussion about property impact and timelines. Council set an executive session later in the meeting for legal discussion related to the item.
