Here’s one I got recently. The customer knew they should be aware of the various flood zones in Jupiter but what about beyond that Chris. Where is the high ground?
Well, sometimes it’s obvious. Places like Ridge Rd in the Bluffs and the ridge in June Beach or Jupiter Hills. Anyone can see that this is high ground. Beyond that though remember one of the primary rules in development: The best land gets used first. Why fill in low lands to build something when there’s nice high ground available. The older communities are often BUT NOT ALWAYS built on high ground. Paces like the waterfront streets along the river, Dolphin etc., are NOT.
Beyond that are the ‘other options’. To find these look at the old flood maps. The new flood maps show the new 100 and 500 year flood plan but beyond that show little detail. In Tequesta look at the area around the golf course on Golfview East and the land between US-1 and the RR tracks. Henry Flagler followed the historic coastal ridge though Florida with his railroad. Again, why build a railroad through a swamp when you can use the high ground.
Look up a property on the FEMA site then click on the “Show ALL Products” button, then brows the old maps. For example, most of the original Village of North Palm Beach, the houses between the canal and US-1 are shown in Zone C. As good as it gets.
One can also look for new construction, post 1978 and post 2002 being 2 classes because these houses were built with a minimum slab elevation as the city or county was in compliance with the National Flood Insurance Program. Beware on this one though as the slab may be high but the ground may not. AND THE NUMBERS JUST CHANGED. For instance my house was built with a slab at 9.1′ (8′ was the minimum at that time but I live in the builders house) according to the 1929 datum but the new datum is 1988 and thus my slab is now at 7.52′ where the base flood elevation is currently 6′. Still higher than the base flood but not by much.
