I'm working on a flood survey for a vacant parcel that is completely covered by a Zone A floodplain. After shooting elevations I have found a 3 acre portion of the property that is above the BFE. The client wants to pursue a LOMA for this portion of the property, so I need to prepare a legal and map to upload to FEMA along with the application. Does anyone have any experience preparing these type of descriptions? Should it be any different than any other metes and bounds description or include any special wording? FEMA' s instructions are kind of vague on this and wanted to see if anyone on here had any first hand experience?
strip out any calls to points or adjoiners, just bearings and distances. if you begin at the corner of "lot 29" of such and such subdivision, leave off the subdivision part. Why? cause they are FEMA.
Tie into their benchmarks.
Show the contour for their flood elevation.
Show your LOMA area metes and bounds relative to that contour line.
Paul in PA
I did one of these about 6 months ago. My legal began at a corner of the property that was above the BFE. Then went along the perimeter until I hit the BFE contour calling out the datum, then followed that contour around until I hit the perimeter again and then closed out to the point of beginning. This was a lot in a recorded subdivision so it was pretty straight forward.
> strip out any calls to points or adjoiners, just bearings and distances. if you begin at the corner of "lot 29" of such and such subdivision, leave off the subdivision part. Why? cause they are FEMA.
It doesn't matter that you are a professional surveyor. If you refuse to edit your 'certified' metes & bounds, they will re-write it for you. They will take out all bounds including calls for elevation (contour), datum, adjoiners, aliquot lines, acres, etc.
I suggest comparing the final LOMA description to your certified description to make sure FEMA is removing the correct portion.
Here is an example of a FEMA re-write:
Good Luck,
DDSM
What's the chances of getting a LOMA through on property that is currently in the floodway?
> What's the chances of getting a LOMA through on property that is currently in the floodway?
If your LOMA is based upon "better terrain data" topo survey and NOT on FILL, you have a chance.
The Floodway is a portion of the Floodplain and if you show the property was "inadvertently included" in the floodplain, FEMA usually removes from both.
DDSM:beer:
Thanks for the replies. It's a Zone A, not the floodway, but a BFE was established a few years back for a LOMA that was granted to an adjoining lot. The adjoining lot used the lowest lot method, but I found that a portion of my lot is below the BFE. Just wasn't sure on how to approach the description.
Ah shux, you mean they probably butchered the nice description I wrote with elevations at every intersection?
Not that this has anything to do with the question posted, but in the first all in the description I would have added "along the East line of said 1/4-1/4" (if that's the case) to remove any doubt as to what line it is based on. I can't stand to find a deed that starts off on a bearing that is obviously not in a cardinal direction.;-)
> Not that this has anything to do with the question posted, but in the first all in the description I would have added "along the East line of said 1/4-1/4" (if that's the case) to remove any doubt as to what line it is based on. I can't stand to find a deed that starts off on a bearing that is obviously not in a cardinal direction.;-)
LOL...that was one of the calls removed.
DDSM
