Warren County holds public hearing on updated floodplain regulations tied to new FEMA maps

Warren County held the first of two public hearings on proposed revisions to its floodplain regulations to conform to updated Federal Emergency Management Agency (FEMA) mapping and National Flood Insurance Program (NFIP) requirements. No adoption vote was taken; staff said a second public hearing will be held before the board considers final adoption.

Molly Connolly, director of the Warren County Soil and Water Conservation District and the county’s floodplain manager, walked commissioners through the NFIP framework and the county’s obligations as a participating community. She said FEMA completed a watershed study that incorporated letters of map amendment and other updates, and FEMA issued a Letter of Final Determination in October 2024. Connolly told the board the new maps will become regulatory next spring and the county must have updated regulations in place to remain a participating community.

Connolly described several specific changes staff have incorporated into the proposed regulations. Those include updated definitions (for example, adding the word "adjacent" to the phrase "lowest adjacent natural grade"); a new definition for "floodproofing" and a new requirement that accessory structures submit a floodproofing certificate after construction; and a lowered exemption threshold for certain small maintenance activities from $5,000 to $2,500, which may require more small projects to obtain a floodplain permit. She also noted the county’s last major revision to its standalone floodplain regulations was in 2010.

Connolly warned the $2,500 threshold change could create some compliance burdens for routine repair work: "It's a tad frustrating because those things people don't really think you need a flood plain permit for," she said. She also described the NFIP "substantial improvement" rule—if repairs or improvements exceed 50% of the market value of a structure, the whole structure must be brought into compliance with floodplain regulations.

Commissioners and staff asked about notice and public outreach. Connolly said FEMA conducted outreach during the mapping process and mailed postcards to property owners affected by changes; FEMA held public meetings and an appeal period. The county published its hearing notices in the local paper and staff said copies of the proposed regulations and a redline showing changes are on file for public inspection. Connolly said county staff and the prosecutor’s office reviewed enforcement language; she reported the prosecutor advised against classifying noncompliance as a misdemeanor, citing liability concerns.

No vote was taken at the hearing; Connolly said a second public hearing is scheduled and the board will consider adoption after that meeting. She emphasized that continued participation in the NFIP requires the county to update its regulations to FEMA’s minimum standards.

Key technical changes summarized by staff: new and clarified definitions; a new floodproofing certificate requirement for accessory structures; exemption threshold lowered from $5,000 to $2,500 for small maintenance activities; and updated procedural and enforcement language to align with FEMA guidance.

Public-facing next steps: staff will hold the second public hearing, keep copies of the proposed regulations on file, and return to the board for a final adoption vote so Warren County remains in the NFIP and residents continue to be eligible for reduced‑rate flood insurance.