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Staff outlines FEMA training and possible floodplain ordinance changes; commission considers buffers and elevation standards
Summary
Planning staff reported on FEMA mapping changes and training, noting some communities avoid placing floodplain lines on recorded plats and suggesting the city consider buffer distances and updated elevation requirements; commissioners discussed distance vs. elevation and options for updating the local ordinance.
Planning staff reported on recent FEMA training and mapping changes and recommended the commission consider updates to the city’s floodplain approach, including how floodplain lines are recorded, buffer distances and higher elevation requirements.
The planner explained that some registrars have objected to showing floodplain lines on recorded plats because FEMA lines change; instead, those jurisdictions retain a floodplain exhibit in city records. The staffer said the city’s current ordinance largely mirrors FEMA’s minimum requirements and is somewhat outdated, and suggested the commission consider higher local standards such as a buffer or an elevation requirement similar to Sioux Falls’ practice of adding two feet above FEMA base elevation in AE zones.
Commissioners questioned whether a distance‑based buffer (for example, 100 feet) or an elevation requirement would be more appropriate, noting site topography can make a simple horizontal buffer arbitrary. Staff recommended further review and possible ordinance amendments, and flagged that failure to enforce FEMA‑required standards could raise insurance premium impacts for affected homeowners.
The discussion closed with staff offering to prepare follow‑up materials and mapping examples for future meetings and to coordinate with public‑works and engineering staff about potential bank stabilization or county participation on erosion projects.
