Important changes are occurring in Lee County. A multi-year project to re-examine flood zones and develop detailed digital flood hazard maps is nearing completion. Water flow and drainage patterns have changed significantly in the 23 years since the first Flood Hazard Maps were produced for Lee County. However, the County’s existing flood hazard maps have not kept up with these changes and therefore don’t reflect the County’s current flood risks. In response to this need, the Federal Emergency Management Agency (FEMA) has revised the Flood Hazard Maps (also known as Digital Flood Insurance Rate Maps). Lee County’s map modernization project was a joint effort with FEMA in cooperation with local municipalities, local associations and private sector partners. The new maps will not affect insurance costs or requirements until August, 2008. Although some properties are not affected by the new maps, others are mapped into a higher or lower risk zone. Also, new Base Flood Elevation (BFE) requirements may affect future construction and the cost of flood insurance. The City will not send each property a notification letter. You will need to review the new maps to see if they affect your property. Current Flood Hazard Maps have a total of 3727 parcels in the special flood hazard zone. The new maps will add another 8461 new parcels to the high risk flood zones, with a grand total of 12,188 parcels.
The updated digital flood maps will allow you to make better financial decisions about protecting yourselves and your property. The maps also will help community officials, engineers, builders and others to make important determinations about where and how new structures and developments should be built. If you would more information, please call our floodplain manager (239) 321-7918.
As part of its nationwide updating of flood maps, the Federal Emergency Management Agency (FEMA) has completed the first comprehensive review of flood zones throughout Lee County in 23 years. These zones determine flood insurance rates and base flood elevations for construction. By adopting these new maps, the City of Fort Myers assures that FEMA will help us in emergencies and provide flood insurance coverage for city residents. As a result of the revised flood zones, the City of Fort Myers property owners may experience these changes:
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Flood insurance might be required and insurance rates might change. Property in the special flood hazard zone areas has a 1 percent annual chance of being flooded, according to FEMA’s flood models. Within the hazard area, any property with a federally backed mortgage must be protected with a flood insurance policy from the National Flood Insurance Program (NFIP). Private mortgage companies might also require flood insurance for properties in the hazard area. Insurance rates vary according to zones within the Special Flood Hazard Area and the elevation and value of property. In addition, some areas of the city are no longer in the Special Flood Hazard Area, and property owners in those areas might choose to drop or reduce their flood insurance. Property owners are urged to check their status under the new maps.
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There are new floodways. For the first time in the city, FEMA has included most interior rivers, creeks and other flowways in the new maps. As a result, the city now has interior floodways in which construction, including placing fill, is restricted. Anyone who plans to build in a floodway must demonstrate there will be no effect on flood waters before obtaining a permit. Permits to be issued for projects with already-approved Zoning Resolutions and Development Orders may still be subject to special conditions as a result of these new maps. The use of fill will be restricted in the new floodways. Anyone with an interest in a parcel that is in a newly designated floodway is urged to contact the city to discuss the impact these maps may have on Zoning Resolutions, Development Orders or building permits. Call Brent Brewster at (239) 321-7918 or e-mail bbrewster@cityftmyers.com.
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Vertical datum for measurement has changed. FEMA now uses the North American Vertical Datum of 1988 (NAVD88) as the new standard for vertical measurement in any flood hazard area. It replaces the National Geodetic Vertical Datum of 1929 (NGVD29). Surveys or other plans for projects requiring an elevation certificate must be submitted in or converted to NAVD.
Helpful Sources of Information
Learn more about the city’s new Flood Insurance Rate Maps and FEMA flood mapping in general from these sources:
The City of Fort Myers is generally a flat low lying area. The Caloosahatchee River is along our North and West boundaries. The Florida Everglades is to the East. Many creeks and canals flow through the City. The region is frequented by severe thunderstorms with heavy rains during the summer months. Being located in Southwest Florida makes the City vulnerable to tropical storms and hurricanes, which can produce storm surge as well as heavy rains. These factors all contribute to the potential for flooding within the City.
Throughout history, people have settled next to waterways because of the advantages they offer in transportation, commerce, energy, water supply, soil fertility, and waste disposal. In spite of these benefits, however, our historic attraction to settling along rivers and streams in not without its drawbacks. Floods have caused a greater loss of life and property, and have disrupted more families and communities in the United States than all other natural hazards combined. The United States, as it moves into the 21st century, is at a crossroads in the use of its floodplains. The nation may choose to use these flood-prone lands for the primary purpose of economic development, or it may take action to better balance their economic and environmental outputs.
In 1979 the Fort Myers City Council passed an ordinance establishing construction standards for structures located within special flood hazard areas, or flood zones, within the City. Those standards can be found in
chapter 110 of the City code. The passage of this legislation enables property owners and residents within the City to participate in the
National Flood Insurance Program (NFIP) and purchase flood insurance.
There are three general categories of flood zones within the City. They are referred to as “VE”, "AE" zones and "X" zones. Being located with an “VE” and "AE" zone typically indicates that the property, and any building located on that property, is especially vulnerable to flooding because of it's proximity to a waterway and because it is in a low lying area. Structures located in these zones are required to be built at or above the base flood elevation as determined from the Flood Insurance Rate Map (FIRM). "X" zones are usually located on higher ground with better drainage and would typically be less vulnerable to flooding. Structures located within "X" zones are not required to be elevated.
To find out what flood zone your property is in, you may call the Community Development Department at (239) 321-7918 during our business hours of 7:30 a.m. to 5:00 p.m. Monday through Friday.
Flood insurance is required for many property owners; however, this insurance is available to all properties in the City of Fort Myers, including property that is not located in the special flood hazard zones (those properties not located in the special flood hazard zone can be insured at a lower insurance premium)
It is important to know your flood hazard. Flood maps and flood protection references are available at the Lee County Public Library. Flood Zone maps also can be viewed at Community Development. These maps, known as Flood Insurance Rate Maps (FIRM for short), are available in our Permitting Division, and if you would like assistance reading the maps, please ask our staff for help. If you are buying a home or property, you can call (239) 321-7918 with the address to find out the flood zone.
Did You Know?
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Storm surge can occur after the eye of a storm has passed.
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A category three hurricane can cause rapid storm surge flooding in excess of the elevations shown on the Flood Insurance Rate Map (FIRM) for your area.
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Clogged drainage ditches cause significant flooding during and after storms.
What You Can Do:
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Monitor weather forecasts closely as storms are approaching, keeping in mind forecasts are subject to significant change in a short period of time.
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Evacuate early. Even if you do not plan to evacuate, be prepared to do so in the event of change for the worse.
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Do not dump or throw anything into the creeks, canals or river. Dumping in our waterways is a violation of the Fort Myers Code of Ordinances 90-290. Every piece of trash contributes to flooding. Even grass clippings and branches can accumulate and plug channels that must stay open to carry away excess water.
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If you see dumping or debris in the ditches or canals, contact the Public Works Department at (239) 321-7608.
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If your property is next to a creek, ditch or canal please do your part to keep the banks clear of brush and debris. The City can help remove major blockages such as downed trees.
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Always check with the Community Development Dep’t before you build on, alter, re-grade, clear or fill property. A permit may be needed to ensure that projects do not cause problems on yours and other properties.
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If you observe construction activity and a permit is not posted contact the Building Division at (239) 321-7900.
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The City’s Storm Water Division will respond to drainage complaints to determine the cause of a drainage problem. Any problems found with the city owned and maintained drainage system will be corrected. If a drainage problem is due to the property itself, that information will be relayed to the property owner. Contact Public Works at (239) 321-7608 to register a drainage complaint.
Flood Warning System:
In case of a flood The City of Fort Myers Emergency Manager, working in conjunction with the Lee County Emergency Operations Center, notifies all local media with emergency information including shelter locations. Upon notification, the TV and radio stations activate the Emergency Broadcast System. Emergency information is also displayed on all of the city’s electronic message centers.The Lee County Emergency Operations Center provides the Emergency Warning System for the City of Fort Myers. Tune in local radio or television stations listed in the side bar for the latest distribution of emergency information. Severe weather and flood warning threats also are continuously broadcast by the National Weather Service on special weather radios, Channel 4, 162.475 MHz. Because any storm is likely to interrupt electric power, it is important that you have a tuner that can operate on battery power and that you have a supply of fresh batteries. Be prepared for interruptions of service from cable television providers. Emergency vehicles may also broadcast emergency information over an amplified speaker.
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AM Stations
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WWCN-AM
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770
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WKII-AM
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1070
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WINK-AM
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1200
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WINK-AM
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1240
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WCRM-AM
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1350
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WMYR-AM
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1410
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WWCL-AM
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1440
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FM STATIONS
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WAYJ-FM
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88.7
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WSRX
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89.5
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WGCU-FM
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90.1
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WSOR-FM
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90.9
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WJYO-FM
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91.5
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WTKT-FM
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93.5
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WARO-FM
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94.5
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WOLZ-FM
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95.3
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WRXX-FM
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96.1
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WINK-FM
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96.9
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WDDR-FM
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98.5
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WJBX-FM
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99.3
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WRLR-FM
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100.1
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WAVV-FM
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101.1
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WWGR-FM
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101.9
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WXKB-FM
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103.9
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WBTT-FM
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105.5
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WJST-FM
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106.3
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WJST
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106.3
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WCKT-FM
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107.1
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TELEVISION STATIONS
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Channel
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Comcast
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Broadcast
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WBBH (NBC)
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2
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20
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WTVK (WB)
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6
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46
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WZVN (ABC)
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7
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26
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WFTX (FOX)
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4
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36
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WINK (CBS)
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5
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11
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WEVU (UPN)
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8
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4
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WGCU (PBS)
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3
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30
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Flood Safety:
Take care of valuables. If you know a flood is coming move valuable contents to the highest possible point and take a copy of your insurance policy with you. You may not get much warning of a flood so a detailed checklist prepared in advance would help ensure that you don’t forget anything.
Do not walk through flowing water. Drowning is the #1 cause of flood deaths, mostly during flash floods. Currents can be deceptive; six inches of moving water can knock you off your feet. If you walk in standing water, use a pole or stick to ensure that the ground is still there.
Do not drive through a flooded area. More people drown in their cars than anywhere else. Do not drive around road barriers; the road or bridge may be washed out.
Stay away from power lines and electrical wires. The No. 2 flood killer is electrocution. Electrical current can travel through water.
Have the power company turn off your gas and electricity. Some appliances, such as television sets, keep electrical charges even after they have been unplugged. Don’t use appliances or motors that have been wet unless they have been professionally serviced.
Look out for animals, especially snakes and alligators. Animals that have been flooded out of their homes may seek shelter in yours. Use a pole or stick to poke and turn things over and scare away small animals.
Look before you step. After a flood, the ground and floors are covered with debris including broken glass and nails. Floors and stairs that have been covered with mud can be very slippery.
Be alert for gas leaks. Use a flashlight to inspect for damage. Don?t smoke or use candles, lanterns or open flames unless you know the gas has been turned off and the area has been ventilated.
Flood Insurance
Don’t wait for the next flood to buy insurance protection. There is a 30-day waiting period before the National Flood Insurance Program coverage takes effect. If you do not have flood insurance, talk to your insurance agent. Homeowner’s insurance policies do not cover damage from flooding, but because the City of Fort Myers participates in the National Flood Insurance Program (NFIP), you can purchase a separate flood insurance policy at a discount. This insurance is backed by the Federal Government and is available to everyone, even for properties that have been flooded, and those in non-flooded zones. Flood insurance claims distributions allow for a fast recovery from a disaster. Some people have purchased flood insurance because the lender required it when they got a mortgage or home improvement loan. Usually these policies just cover the building’s structure and sometimes not the contents. During the kind of flooding that could happen in Fort Myers, there is sometimes more damage to the furniture and contents than to the structure. If you are covered, confirm the policy limits and make sure you have sufficient contents coverage. Remember: Even if the last flood missed you, or you have done some flood proofing, the next flood could be worse. New as of May 1, 2008, any building that does not meet the minimum requirements of the NFIP will not receive the Community Rating System (CRS) insurance discount that the city receives for participating in the CRS program.
How can you purchase flood insurance?
It's a good idea to have the same agent who writes your homeowners or other insurance policies also write your flood insurance policy so in the event you need to file a claim, you only have to work with one insurance agency or company.
If your agent does not write flood insurance or you don't have an agent, you may call the National Flood Insurance Program's (NFIP) toll free number to obtain the name of an agent in your area who does write flood insurance. The number is 1-888-CALL FLOOD, ext. 445. You can also check your local Yellow Pages directory.
How can you pay for flood insurance?
In addition to paying the full annual premium by (cash, check or money order), you can now buy flood insurance with a credit card (Visa or MasterCard).
Another way flood insurance premiums can be paid is through an escrow account established by your mortgage lender. In fact, if your lender requires you to buy flood insurance and escrows for other types of insurance or taxes, the lender is required to also escrow flood insurance premium payments. Ask your insurance agent or lender for details.
What Can Homeowners Do To Reduce Their Risk From Flooding?
There are many low-cost mitigation measures you can take to protect yourself, your home, and your property from losses**. For example:
To Reduce Your Risk From Floods...
Move valuables and appliances out of the basement of your home or business if it is prone to flooding. By doing so, you increase the chance that your belongings will be safe and sound when a flood event occurs.
Elevate the main breaker or fuse boxand the utility meters above the anticipated flood level in your home or business, so that flood water won't damage your utilities.
Buy flood insurance to cover the value of your home and its contents. Not only will insurance give you greater peace of mind, but it will also greatly speed your recovery if a flood occurs. To learn more about insurance, call 1-800-638-6620, or contact your local insurance agent.
Property Protection Measures
If your property has a low finished floor elevation, you may consider retrofitting your structure. Retrofitting can include elevating the structure, flood-proofing doors and walls, re-grading, or installing earthen berms and/or concrete walls. Although costly, professionals may recommend these measures to help protect your property during flooding. An approach everyone can use is to raise the elevation of certain valuables at the time flooding is predicted. This involves putting them on counters, upper cabinets, and attics or upper floors. If you are interested in learning more about these options, the Federal Emergency Management Agency and the U.S. Army Corps of Engineers have publications available on these topics. Many publications are available free of charge, including copies of elevation certificates, at the City of Fort Myers Community Development Department.
Flood Protection Assistance:
If requested, the Community Development Department will visit a property to review its flood problem and explain ways to stop flooding or prevent flood damage. These services are free. If you are in a floodplain or have had a flood, drainage, or sewer backup problem, check out these sources of assistance. Also, if you need advice on retrofitting a structure to address flooding concerns, the City of Fort Myers can provide this for you. Please contact the building department at (239) 321-7900 if you need such technical assistance.
Additional information about hurricane procedures is available in the Embarq Yellow Pages directory. It contains a map showing evacuation zones for Lee County, primary evacuation routes, and the locations of Red Cross-managed emergency public shelters. The telephone directory has lists of materials you should have on hand for a hurricane or flood event. More detailed information is available online at http://www.leeeoc.com/guide/Entry.htm .
Flood Mitigation Assistance:
FEMA’s Flood Mitigation Assistance (FMA) is a pre-disaster grant program that provides funding to States and communities to assist in their efforts to reduce or eliminate the risk of repetitive flood damage to buildings and structures insurable under the NFIP, Planning, technical assistance and project grants are offered under this program. For information on how to apply for an FMA grant, contact your State FMA Point of Contact.
** Before you begin your work, make sure you'll do it right -- contact your local building official!!
The City of Fort Myers has building codes and ordinances which guide construction practices. Many of these are designed to reduce your risk from all types of hazards, including floods, high winds, fire, and other potential disasters.
Before you begin incorporating any of the above mitigation measures, or make more substantial structural changes to your home, contact the Community Development Division. We can let you know what the codes require as you do your work, and can provide you with assistance so that you can mitigate properly the first time.