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Staff warns draft FEMA flood maps could trigger flood insurance for some buyers; Gold Wash detention may mitigate impacts
Summary
Staff told the council draft floodway maps from the Utah Division of Emergency Management (FEMA maps) are expected to be adopted in 2026, potentially requiring federally backed mortgage borrowers to buy flood insurance for affected properties; staff noted the Gold Wash detention project could reduce mapped floodplain area.
City staff informed the Hurricane City Council that they received draft floodway maps from the Utah Division of Emergency Management, which are effectively FEMA draft maps and could become current by 2026 after a formal review process.
Staff explained the practical implications: if the new mapping places a property in a designated flood zone, a buyer using a federally backed mortgage could be required to purchase flood insurance where the previous map did not require it. “If a property is affected by this new mapping…if the new buyer gets a federally backed mortgage, then it'll probably kick them into a situation where they're gonna have to pay flood insurance,” staff said.
The city has already begun planning flood‑control work. Staff noted the Gold Wash detention project should gain traction before the maps are adopted and that NRCS assistance could help confine the floodplain to the wash banks. Staff said mapping adoption is a multi‑year process and that they would share a link to the draft maps and forward the email with the public viewing portal.
Councilmembers asked for clarification on insurance and building‑permit implications. Staff emphasized that the health of private property ownership is not immediately jeopardized by a draft map, but regulatory requirements and permitting for new construction in mapped zones would become stricter once the maps are adopted.
