Torrance County updates floodplain rules to meet federal NFIP requirements

The Torrance County Board of Commissioners voted May 13 to adopt Ordinance No. 2026‑02, updating the county's 2007 floodplain code after a Community Assistance Visit by federal/state emergency management flagged documentation gaps. Planning & Zoning Director Don Goen told the board the revisions clarify definitions, formalize that development in mapped flood zones requires permits and elevation certificates and add modest penalties for noncompliance.

Don Goen said the county primarily relies on Flood Hazard Boundary Maps where full FEMA engineering studies are not available and that the new rule explicitly requires both pre‑construction and post‑construction elevation certificates to maintain participation in the National Flood Insurance Program (NFIP). "The post‑cert requirement is federal (NFIP), not something Torrance invented," Goen said. Commissioners pressed staff about who is affected; Goen said requirements apply only to properties in mapped flood zones and that many existing structures remain grandfathered.

Commissioner Linda Jaramillo asked about added burdens on residents. Staff estimated typical combined survey costs at about $700 and said accessory open‑sided agricultural sheds often do not need an elevation certificate while enclosed accessory buildings may require engineered measures. The board recorded a unanimous roll call vote to approve the ordinance.

The county will continue using its cleanup fund and lien authority for nuisance properties that present health hazards; staff said typical county‑initiated cleanup costs run around $8,000 but vary by site. Planning staff will publish guidance for applicants on when elevation certificates are required and how to obtain them.