Santa Rosa staff brief board on FEMA flood map updates for Santa Rosa Creek Watershed

City of Santa Rosa staff briefed the Board of Public Utilities on FEMA’s updated flood risk mapping for the Santa Rosa Creek Watershed and what the maps may mean for property owners.

Claire Myers, the city’s stormwater and creeks manager, said FEMA is developing updated flood insurance rate maps that identify “special flood hazard areas,” which FEMA describes as locations with a 1% annual chance of flooding. "FEMA calls these special flood hazard areas, and they represent locations that have a 1% chance annually of flooding, sometimes called a 100 year flood," Myers said.

Myers and Jimmy Bliss, the city’s chief building official, told the board the FEMA mapping process uses local technical data and that the city supplied its Santa Rosa Creek flood study prepared with Sonoma Water. Myers said the city raised concerns with some draft mapping in which FEMA placed parcels inside floodplain boundaries even though floodwater had not left the creek channel; she said FEMA agreed to remove at least one Lakeview Drive area from a 500‑year flood designation but the city had not yet seen revised map files to confirm the change.

Bliss explained the regulatory and practical consequences for properties newly mapped inside FEMA’s SFHA (special flood hazard area). Those properties may become subject to “more stringent building standards” and — when mortgages are backed by federal agencies — may be required to carry flood insurance. "Homeowners and renters insurance does not typically cover flood damage, but the National Flood Insurance Program is available for everyone for coverage," Bliss said.

City staff described the schedule and next steps: FEMA’s preliminary map release is expected imminently (staff said they were expecting a release late in the month). After the preliminary release there will be a public comment period for non‑technical issues and a 90‑day appeal period for technical appeals that require engineering evidence. Bliss said appeals must be supported by technical hydrology or hydraulic analysis and cannot be informal objections. He also described a later letter of final determination and an effective date after which the city will begin enforcing building code requirements for mapped properties.

Staff outlined outreach the city will perform in addition to FEMA’s notifications: direct mailings to addresses in the preliminary SFHA, a GIS pass‑through on the city website to view preliminary mapping, an FAQ and sign‑up list, and a public meeting to be hosted by the city, county and FEMA representatives. Myers said the city intends to “go above and beyond FEMA’s requirements” to reach affected property owners.

Board members pressed staff about appeals, FEMA staffing changes, and options to coordinate locally. Peter Martin and others (staff) confirmed the city will review preliminary maps, prepare comments for FEMA where local data indicate mapping errors, and forward appeals to FEMA when warranted. Myers noted the city had already provided comments asking FEMA to remove specific parcels where floodwaters remain in channel banks. Bliss emphasized that most additional building‑code obligations apply to substantial remodels (typically projects over 50% of valuation) and new construction, not routine repairs such as HVAC replacements.

Public comment included one resident who urged careful scrutiny of maps given local residents’ financial strain from recent fires and rebuilding.

The board did not take formal action on the FEMA mapping item; staff closed the briefing and said they will notify the public when FEMA’s preliminary maps are released and will host outreach and a public meeting.