The Elevation Certificate provided documents the lowest floor elevation at 55.1 feet NAVD88, which is 3.1 feet above the newly-established BFE of 52 feet. The Lowest Adjacent Grade is documented at 52.4 feet NAVD88 — 0.4 feet above BFE. This LAG value is the most significant data point in this report.
The 2024 remapping reflects updated hydrologic and hydraulic analysis of Willow Creek, not a physical change in flood conditions. LiDAR-derived terrain data used in the 2024 study provides meter-level resolution compared to contour-map based data used in prior studies. This revealed floodplain extents that were not captured in earlier mapping. The flood risk existed before 2024 — the map simply did not reflect it. Properties remapped under these conditions are prime candidates for LOMA analysis because the new BFE is based on the same terrain that the property occupies — and if the property's own elevation exceeds the BFE, the zone assignment may be removable.
| EC Date | 2023 (pre-remapping — EC predates the 2024 FIRM revision) |
| Lowest Adjacent Grade (LAG) | 52.4 feet NAVD88 |
| Lowest Floor Elevation (LFE) | 55.1 feet NAVD88 |
| BFE (new, 2024 FIRM) | 52.0 feet NAVD88 |
| LAG vs. BFE | +0.4 feet — LAG above BFE |
| LFE vs. BFE | +3.1 feet — structure well above BFE |
| Foundation Type | Elevated — pier/post construction |
The documented Lowest Adjacent Grade of 52.4 feet NAVD88 is 0.4 feet above the BFE of 52.0 feet. This is the defining criterion for LOMA eligibility. When the LAG meets or exceeds the BFE, the property may qualify for a Letter of Map Amendment (LOMA) removing it from the SFHA — eliminating the mandatory purchase requirement. A 0.4-foot margin is thin but positive, and the 2023 EC was performed by a licensed surveyor whose measurements would form the basis of a formal LOMA application. This finding is the most financially significant in this report.
With LFE at BFE +3.1 feet and CRS 20% discount applied, the current NFIP premium for this property is estimated at approximately $1,240/year (before CRS discount: ~$1,550; after 20% CRS discount: ~$1,240). Without the EC, rating would default to estimated structural characteristics and potentially produce a higher premium. The EC documents a substantially favorable elevation profile that private market carriers can also use for competitive pricing.
Private market carriers offer competitive rates for newly-mapped Zone AE properties with above-BFE elevation documentation. For a structure with LFE at BFE +3.1 feet, private market premiums would be estimated at $600–$900/year — potentially $340–$640 less than the CRS-discounted NFIP rate. However, the LOMA pathway (Level 3 analysis) may make this comparison moot if the mandatory requirement can be removed entirely.
This property presents the strongest LOMA signal of the three properties in this report set. The combination of: newly-mapped zone (2024), LAG documented above BFE by 0.4 feet in a recent professional EC, LFE well above BFE, and elevated pier/post construction creates a scenario where a LOMA application has a reasonable probability of success. A successful LOMA would remove the mandatory purchase requirement entirely — eliminating the current $1,240+ annual insurance obligation (voluntary coverage would still be advisable). The Level 3 Comprehensive Review includes a formal LOMA pathway assessment, BFE relationship analysis, and referral guidance for a licensed engineer or surveyor to prepare the LOMA application.