New flood maps could change risk designations for Chelan properties

CHELAN — Dozens of buildings in Chelan could see their flood-risk classifications change under preliminary federal maps that would replace boundaries established nearly 50 years ago, potentially affecting property owners' insurance requirements and future construction plans.

The Federal Emergency Management Agency's proposed maps would add 29 buildings to the city's high-risk flood zone while removing 37, according to information presented to the Chelan City Council on Oct. 27. Another 27 buildings would retain their current classifications.

The changes are not final, and property owners will have an opportunity to challenge the proposed boundaries before they take effect.

Community Development Director John Ajax told council members the maps are part of a lengthy federal process to update flood-risk information that Chelan has relied on since 1977. FEMA released preliminary maps for Chelan County in April 2025, and the city is preparing to update its flood-control ordinance to comply with current state and federal standards.

Residents can check whether their properties are affected using FEMA's online Preliminary Floodplain Assessment viewer, which identifies buildings proposed for addition to or removal from high-risk flood zones.

The tool is available at https://ncw.social/5h2y8n9w.

Ajax said the proposed changes will undergo a public appeal process, allowing property owners to question flood-risk designations and submit supporting evidence. Challenging a boundary may require technical information and professional assistance, rather than a simple request for reconsideration.

A tentative schedule discussed during the meeting indicated that the public review period could begin in February 2027, although officials cautioned that the timeline remains subject to change.

Council members expressed concern about apparent inconsistencies in the preliminary maps, including areas around Lake Chelan that appear to be newly designated as high-risk flood zones.

Ajax explained that while the city can provide comments during the federal review process, FEMA ultimately establishes the floodplain boundaries.

Council members also identified the Chelan Hills area as a location where property owners could see significant changes. Mayor Erin McCardle emphasized the importance of making residents aware of the maps early enough to understand the potential effects and participate in the review process.

A designation within a high-risk flood zone can affect flood insurance requirements, property development and construction standards. Properties with federally backed mortgages may be required to carry flood insurance if they fall within designated special flood hazard areas.

The proposed changes also place a deadline on the city itself.

Once FEMA issues its final determination, Chelan will have six months to adopt the updated maps and a compliant flood-damage prevention ordinance. Failure to do so could result in the city's suspension from the National Flood Insurance Program.

According to the city's presentation, suspension would prevent new or renewed policies through the federal flood insurance program anywhere in Chelan. It could also restrict certain federally backed loans and disaster assistance involving properties in high-risk zones.

The city's existing flood ordinance dates to 2005. The Washington Department of Ecology has reviewed the regulations and provided recommended changes addressing floodplain definitions, building elevations, flood-resistant construction and administrative requirements.

The revisions would establish updated standards for mechanical equipment and utilities, construction where flood elevations have not been mapped, and certain garages and accessory structures.

Council members will also have to consider whether to allow below-grade crawlspaces under specified conditions. Those designs could offer greater flexibility for construction but potentially increase flood insurance premiums.

Another question involves enforcement. Ecology's draft includes misdemeanor provisions, while city staff recommend retaining an approach consistent with Chelan's existing code enforcement procedures.

The Oct. 27 presentation was informational, and council took no action on the proposed ordinance. A public hearing and additional review will be required before adoption.

For property owners, however, the opportunity to review the preliminary maps is already available. City officials encouraged residents to examine the proposed boundaries and become familiar with the appeal process before FEMA finalizes the changes.

Andrew Simpson: 509-433-7626 or andrew@ward.media