This past week, The Forum received an unusual request from one of our colleagues at The Wave which publishes and circulates largely on the Rockaway Peninsula.
The request came from the paper’s editor, Kevin Boyle. It was for us to consider taking an editorial stance similar to that which his newspaper took in relation to what he terms a coming disaster.
The editorial focuses on the subject of impending threats to communities already devastated by Sandy after the issuance of new advisory flood maps by FEMA as well as the threat of astronomical flood insurance premiums in the absence of government subsidy.
In addition to those factors, there remains the distinct possibility of some of us spending upwards of $80-100K to raise our homes in order to protect them against the possibility of another flood.
On and on the list goes, as does Kevin’s editorial and while Kevin and I may have our editorial differences as all editors do, I certainly respect him enough to have made every consideration of his request to have community newspapers stand together in the hopes of being noticed by the mainstream media and elected officials, in order that we might bring about the type of action necessary to bring about the changes in laws that protect our homes, businesses and our communities instead of having them remain at risk of virtual extinction.
So while I didn’t get a chance to call Kevin back in response to his inquiry, I will answer him here. YES KEVIN. I WILL JOIN WITH YOU AND THE WAVE IN SUPPORT OF SAVING OUR COMMUNITIES FROM WHAT I TOO SEE AS A POTENTIAL FUTURE DISASTER.
Having said that, I must also admit that after reading the Wave piece I realize that I am presently ill-qualified to offer my community all of the details that can help those affected residents in Howard Beach, Hamilton Beach and Broad Channel.
Since reading Kevin’s piece and understanding the enormity of the situation and all the variables that will come into play on so many different fronts, I would like instead to take excerpts from the Wave editorial and present it to you here in case you missed it and also supply you with this link, should you wish to read the entire piece.
To that end, I have already taken steps to gather as much information that is pertinent to our communities as possible for our next edition on April 11.
At that time we will have commentary from architectural professionals, government officials and a complete list of resources to guide you through answering questions about the critical issues we face ahead.
The one thing I can undoubtedly say, even after having just scratched the surface of this massive undertaking, is that it appears that our elected officials, FEMA and other agencies involved seem to be posturing themselves to ask the public to take it on their shoulders to do individual construction projects while failing to address the large scale projects that should be undertaken by the federal government to secure our communities, e.g. the creation of seawalls, rock jetties, giant gates, raising the wetlands into high dunes all along the coastline of 165th Avenue. The list of possibilities is endless.
So please read that which was presented in excellent detail by Mr. Boyle in The Wave and even if you find yourself frustrated at the amount of confusing detail, the one thing that remains on the top of the priority list is making the calls to our elected officials and demanding them to act on our behalf. We put them there to work for us, not to abandon our needs in what is certainly the darkest hour we have faced as a community.
Excerpts from the Wave
Front page Editorial Published 03/29/13:
This is about YOU. About you, your family, your friends. It’s about you whether you rent or own. Whether you have a mortgage or not… We want YOU to be aware of what is unfolding…
It’s about FEMA and flood insurance.
Maybe you’ve been too busy putting your house and life back together to think about flood insurance. And maybe you don’t think it’s an issue that concerns you. Or maybe you’re an optimist that compels you to think things will work out. Well, please read the following and then decide if it’s time to act.
The reason this involves EVERYONE in Rockaway is because drastic flood insurance costs could destabilize the entire peninsula. House prices could plummet, stores could close, people might be forced to walk away from their houses. Even people in high-rises might be affected.
Unless action is taken, another disaster is heading for Rockaway.
In July 2012 – before Sandy –the Biggert-Waters Act was signed into law. This act essentially bailed out the National Flood Insurance Program (devastated by payouts as a result of Hurricane Katrina) and removed subsidies for most flood insurance coverage. Senator Schumer, Senator Gillibrand, and Congressman Meeks and every congress person —Republican and Democrat— in the area voted for it. We’ll get to them later.
For now, let’s just consider what is before us. FEMA recently issued new flood maps and advisory elevations (how high your first floor should be above sea level).
First off, do not be fooled by the term “advisory.” A FEMA official said these maps were done with the cooperation of several agencies (including the Army Corps of Engineers) and with experts from numerous fields. We expect most of the maps to move from advisory to accepted.
Most of Rockaway will be moved into an A Flood Zone. All of Broad Channel will be put in the V Zone. A and V are the costliest insurance zones.
…In recent years, FEMA has been working on new maps and adjusting zones according to new probabilities of flooding. As a result, Rockaway and Broad Channel will be moved into A and V zones.
By being put into the A and V zones more homeowners will have to get flood insurance. Banks will insist on it. Stores and businesses will face the same.
–Generally, the new FEMA advisory maps say the first floor of living area of Rockaway houses should be 10-12 feet above the mean high tide (which we’ll call sea level). Here’s an example: The curb in front of your house is probably between 5-8 feet above sea level. If it’s just five feet above sea level, and FEMA says your living area should be at the 12 foot elevation level, you need the first floor to be SEVEN feet higher than the curb.
Another example: If your curb is 8 feet above sea level you need your first floor to be at least four feet higher than the curb. Maybe you walk a few steps up to get to your first floor and when you step inside your house you’ll be right at the 10-12 foot elevation mark.
But wait, do you have a basement? Maybe a bedroom or an office down there? No good. That’s where you measure from – if you use your basement, your first living area might be 10 feet BELOW the advisory level.
Say, you don’t have a bedrom – just a furnace and hot water heater? Same thing. For flood insurance purposes you are far BELOW the advisory level.
If you are below the advisory level you will pay dearly. FEMA uses an example of a house that is 4 feet below the advisory level. The annual flood insurance cost for such a house will be $9500 per YEAR. If you want to keep your basement and be 10 feet below the FEMA (ABFE) level the cost will far exceed $10,000 a year, if you’re insured at all. Again, if your living area is more than 4 feet below the elevation level the application has to be submitted for a rate review (certain to be more than $9500 a year).
You can find out what your Advisory level is now. Go to www.region2coastal.com/sandy/table, put in your address. (The likely level is between 10-12 feet.) Unfortunately, you’ll need a professional surveyor to tell you exactly how high above sea level your street and first floor are.
If you haven’t needed or been required to purchase flood insurance, perhaps you were in an X or B zone. Well, you might want to purchase some insurance now. You can lock in these rates (as opposed to paying for A Zone) for as long as you own the house and as long as you don’t let coverage lapse. This chance at buying the lower rate policy will expire as soon as the advisory levels are accepted (which will happen within a year or two) .
An X zone policy might cost you just $458 a year right now. This rate will climb over the next few years but not get anywhere near the A Zone rates.
But that’s where the good news ends. The X Zone rate is not protected when you sell the house. Any new buyer will face A Zone rates. Assuming you have a basement or have a house that is below the 10- 12 foot elevation level, a new buyer will have to pay thousands in flood insurance. There will be no phasing-in period for new buyers. They’ll face the steep insurance rates right away. Depending upon elevation levels, new buyers could face premiums of $9500 or more.
And most new buyers will need a mortgage. Banks will insist on flood insurance.
–Before you start wondering if your house can be elevated at all, realize you are surrendering the idea of a basement. Your furnace and hot water heat must be elevated, too. So, they will likely be on your first floor. You might have to surrender a basement and another room on the first floor to accommodate the furnace. Or add a room. Somewhere. Not so easy.
–House elevation will be a case by case basis. In many instances, it will be impossible and the only option will be the crushing flood insurance.
–Oh, and the city might actually demand homeowners go one or two feet ABOVE FEMA’s advisory level in a process called “freeboarding.”
–If you don’t have to elevate or don’t need flood insurance (you don’t have a mortgage), remember that when you sell, the buyer might very well need a mortgage (or want an elevated house). They’ll make you pay on the purchase price – if they want to buy at all.
And if you don’t need flood insurance – and don’t ever intend to sell – you don’t have to do a thing. BUT if you want a community that is stable, you want a variety of stores that can afford to operate here, and you want to live in a desirable neighborhood THEN you’ll know you can’t put your head in the sand on this issue.
And, as we said, this isn’t just about homeowners. Live in a highrise? If the building owners need flood insurance they’ll probably have to give up the first floor or two. Furnaces (mechanicals) will have to be set no lower than the first floor living area (probably 5- 8 feet higher than the height of the lobby now). People live on the first floor now – where will they go? And with fewer apartments, you can bet higher rents and assessments will be just one consequence. There’ll be others.
Folks, this is real. The only good news we see is that we’re not alone. Broad Channel is already ahead of Rockaway on this. The Broad Channel Civic Association has passed a resolution in opposition to the Biggert-Waters Act. Other coastal communities are facing the same drastic reality. There is a group in New Jersey called Stop FEMA Now. It’s a fast growing movement.
–As for our representatives – here’s the shocking part. Although they represent numerous coastal communities, they all voted for the Biggert-Waters Act last June. Where are our New York senators, Schumer and Gillibrand, on this? Congressman Meeks has proposed extending the amount of years from 5 to 8 before full rates apply. Not good enough, but at least it’s an indication that he knows the current plan is a disaster in the making.
Again, this act removes all subsidies from the National Flood Insurance Program. This was signed pre-Sandy. We would be facing the same options: absurd flood insurance costs now or home elevation…
Here’s the one loophole we see. As part of the Biggert-Waters Act FEMA is REQUIRED to do a study about affordability. The study calls for methods of establishing an affordability framework for flood insurance, including targeted assistance.
Our reps MUST offer input, challenge – and be ALL OVER THIS STUDY.
–You don’t have to know all the particulars but you should call our representatives and tell them you are concerned about flood insurance and the future…
They need to hear from YOU.
Call Senator Schumer: 202-224-6542 Call Senator Gillibrand: 202- 224-4451 Call Congressman Meeks 202-225-3461.
Not sure what to say? Just Ask what they’re doing about flood insurance. And maybe tell them you know they voted for the Biggert-Waters act which is now threatening our entire community. Call them. They represent YOU.
To see the editorial in its entirety go to:
http://www.rockawave.com/news/2013-03-29/Front_Page/Read_This.html
