FEMA presents preliminary flood insurance rate maps; committee reminded of Aug. 1 appeals deadline
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Summary
FEMA Region IX staff briefed the committee on preliminary Flood Insurance Rate Map panels for San Francisco, noted they include airport, piers, Mission Bay, Hunters Point, Candlestick Point and Treasure Island, and said the 90‑day appeal period ends Aug. 1; maps could be effective after final determination and 6‑month lead time.
FEMA Region IX officials told the Land Use and Transportation Committee that preliminary Flood Insurance Rate Map (FIRM) panels for San Francisco have been issued as part of combined coastal and bay mapping projects and that the opening of the 90‑day public appeal period requires stakeholders to submit technical appeals by the deadline.
Edward Curtis, senior engineer for FEMA Region 9, explained the combined mapping covers the open coast and bay shoreline and that preliminary panels were issued with a standard 90‑day appeals window. "We started a 90 day public appeal period. It ends on August 1," Curtis said. FEMA staff described appeals as a technical challenge to elevation and flood‑level information for the 1% annual‑chance flood (commonly called the 100‑year flood).
Edie Lohman, representing FEMA's floodplain management insurance branch, outlined how new flood zones may affect development and insurance. She said areas designated in high‑risk Special Flood Hazard Areas (Zones A or V) that have federally backed loans could trigger mandatory purchase of flood insurance under federal law. She also noted the financial implications vary widely: for commercial buildings she said flood insurance could range from about $3,500 to $24,000 annually depending on risk, and for residential properties she cited illustrative ranges.
FEMA staff said the preliminary panels designate flood hazard zones affecting the airport, waterfront piers, Mission Bay, Hunters Point Shipyard, Candlestick Point and Treasure Island. They said FEMA will resolve appeals, make any necessary map revisions, issue a letter of final determination and—after the statutory 6‑month period following that letter—final maps could become effective (FEMA staff referenced an illustrative effective window around May 2017 as schedule dependent).
Committee members and city staff were informed the city and county of San Francisco's appeal deadline is August 1 and that the city administrator's office is coordinating outreach and appeal submissions on the city's behalf. No substantive policy action was taken; the item provided an opportunity for stakeholders to ask questions and prepare appeals.
