FEMA flood zone rules in Alexandria City, VA — also called floodplain regulations or special flood hazard area (SFHA) rules — determine flood insurance requirements and elevation standards for new construction.
Alexandria participates in the National Flood Insurance Program (NFIP) and adopts FEMA's Flood Insurance Rate Maps (FIRMs) effective January 11, 2024. Floodplain Ordinance No. 4715 implements floodplain construction standards through the city's Zoning Ordinance. Approximately 20% of Alexandria sits within a mapped Special Flood Hazard Area, primarily along the Potomac River and low-lying streams.
Alexandria regulates development in flood-prone areas through its Floodplain Management Ordinance (Ord. No. 4715), implemented as a Floodplain District in the Zoning Ordinance and administered by the city's Floodplain Administrator. On July 11, 2023, FEMA issued a Letter of Final Determination establishing new Flood Insurance Rate Maps (FIRMs) for Alexandria; those maps became effective January 11, 2024, replacing the prior 1991 and 2011 panels. About 20% of Alexandria's land area is mapped within the Special Flood Hazard Area (SFHA), which represents the 1%-annual-chance (100-year) floodplain. Most SFHAs lie along the Potomac River shoreline and the city's tidal creeks and low-lying streams. New construction, additions, and substantial improvements within the SFHA must meet flood-resistant construction standards from the Virginia Uniform Statewide Building Code, including elevation of the lowest floor at or above the Base Flood Elevation. Per the city's substantial improvement rule, where the cost of reconstruction, rehabilitation, additions, or improvements equals or exceeds 50% of the building's market value, the building must be brought up to current flood-resilient construction standards as if it were new. The Floodplain Administrator (703.746.6499) reviews permits within the SFHA, and stormwater@alexandriava.gov coordinates broader floodplain compliance.
Construction in the SFHA without a floodplain development permit, or in violation of elevation and flood-proofing standards, can trigger stop-work orders, required removal or elevation of non-compliant structures, and civil penalties under the Zoning Ordinance. NFIP non-compliance can also place the city's flood insurance availability at risk for affected properties.
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