Flood Zones on CI: What You Need to Know Marine Street Development
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Periodicals Paid at Bronx, N.Y. USPS 114-590 Volume 47 Number 4 May 2018 One Dollar and climate-smart flood map product that buildings can be made resilient to flooding FLOOD ZONES ON CI: better reflects the impacts of sea level rise both now and in the future, and at the same and climate change for building and plan- time will ensure that homeowners are not WHAT YOU NEED TO KNOW ning purposes. required to purchase more insurance than is These changes will help ensure that susceptible to flooding. Continued on page 7 One way to reduce your risk to flooding and also reduce your Marine Street Development flood insurance premium is by elevating your home and all hab- Closer to Reality itable spaces above the base flood By BARBARA DOLENSEK elevation (BFE). You can check your BFE at www.FloodHelpNY. org. When your home is elevated, the space below the lowest elevat- ed floor must be designed in a way that allows water to flow through the structure, and can only be used for parking, minor storage, and access to the building. If you live outside the flood zone as defined in the 2007 Flood Insurance Rate Map, you are not required to pur- chase flood insurance, but you are eligible to purchase it at a low cost. Homes outside the flood zone can still flood, and this risk is increas- ing because of climate change. There are a number of ways to understand your flood risk. For flood insurance and building regulations, the official source of data is the flood maps created by FEMA. You may also hear the flood zone referred to as the Spe- cial Flood Hazard Area or the 100- year floodplain. But the latter term is misleading, since these floods A few weeks ago, Islanders were from about 859 square feet to 1,571 square can occur multiple times within surprised to notice a handsome ad- feet. Promotional materials describe roof- 100 years. vertisement that appeared online at top pools, a spa with a view of the water, a If you are in the flood zone, Courtesy NYC DEPARTMENT OF CITY PLANNING https://41degreesnorth.condos/residences community garden and grilling area, a kay- there are special zoning regula- and was quickly shared on Facebook pages. ak and canoe launch, a waterfront gazebo Did you know that if you are in a flood tions in place that enable and encourage Then news outlets began to report that per- and fish-cleaning station. Douglas Elliman zone, there is a 1 in 4 chance your building flood resistant building construction. These mits had been applied for at the Buildings is the listing agent and has already received will flood over the life of a 30-year mort- regulations are referred to as the Flood Re- Department, and it became clear that a con- 400 expressions of interest in the units. The gage? Floods have the potential to destroy silience Zoning Text or Flood Text, which dominium development that started more developer awaits approval for the condo- homes and businesses, damage subways was adopted after Hurricane Sandy on a than 25 years ago might actually become a minium by the state’s Attorney General’s and utilities, and threaten safety. In New temporary, emergency basis. The Flood reality at the east end of Marine Street. office before sales can be made. York City, the primary causes of flooding Text removes zoning barriers to resiliency Originally the site of the B.F. Wood City Planning zoning regulations call are hurricanes, tropical storms, nor’easters, investments, whether these investments are Shipyard and then Tri-boro Marine, the lot for any sizeable property on the waterfront intense rain storms and even extreme high required by Building Code, or if they are at the end of Marine Street has remained to grant public access to the water. On the tides. With climate change and sea level being done proactively to protect against vacant for years, even after permits were Sound, the development at the east end of rise, these risks are expected to increase in future storms. New York’s Department of granted by the city of New York for rezon- Fordham Street, chose to construct a seat- the future. City Planning is currently undergoing an ing the property from manufacturing to ing area separated by walls from the condo- Damage from floods is not covered effort to make these regulations permanent, commercial and for demapping the east end minium complex, but this project will grant by homeowner or property insurance, and but they have also identified opportunities of the street. A vacant building was demol- public access between the two buildings. flood insurance must be purchased as a sep- for improvement based on lessons learned ished on the site, but neighbors continued Mr. Marfione explains that there will be arate policy. Most flood insurance policies during the Sandy recovery process. to complain about raccoons and other var- closed-circuit television security, however. are administered by the National Flood In- New York City is overdue for accurate mints, and, more seriously, lead contamina- One of the most difficult aspects of the surance Program (NFIP) and sold through and up-to-date flood maps that are based tion and other environmental issues. project has been dealing with the soil con- the same agents that sell other kinds of in- on the best available science and modeling. The site was purchased in 1989 by the tamination caused by decades of boat con- surance. You may be required by federal law The first flood maps were adopted in New developer Alexander Goren of GBG, and struction, but The Current was assured by to purchase and maintain flood insurance if York City in 1983, and small updates were the project went through various stages. Cosmo Marfione, the project manager, that your property is located in a high-risk flood released in 2007. FEMA was in the pro- Representatives of Mr. Goren came to City this aspect of the project was well in hand zone, has a federally backed mortgage, or cess of creating new maps when Sandy hit. Island on at least two occasions to explain and that there is no lead contamination at has received federal disaster assistance. These Preliminary Flood Insurance Rate the project, most recently in 2010. The cur- the site. The New York State Department of Ask your insurance agent, mortgage lender Maps (PFIRMS) were released in 2013 and rent plan is to construct two 35-foot-high Environmental Conservation and the Army or broker to learn more. You can look up updated in 2015 (see map on this page). buildings, each with 16 units, separated by Corps have approved the waterfront plans, your address and see if you are required to The City conducted a review of the a driveway down to the water, where there and the city’s Department of Environmental purchase flood insurance at www.Flood- PFIRMs and found errors in FEMA’s mod- will be a marina for at least 43 boats, plus Protection has granted permits for remedia- HelpNY.org. eling and filed a technical appeal of the guest boats; underground parking will be tion of the site. He said that construction, It’s important to note that flood in- maps. In October 2016, FEMA accepted the provided for 90 cars. using City Island contractors, would not surance often doesn’t cover basements or City’s appeal and announced that it would Originally called Sea Breeze Estates, begin until all of the permits had been ap- cellars. In these spaces, any foundation revise the maps to better reflect NYC’s this property has gone through several de- proved, in order to avoid unanticipated de- elements or electrical, mechanical, and flood risk. FEMA began the revision pro- sign stages, but the most recent version is lays in the project. He estimated that con- plumbing equipment necessary to support cess in 2017 to create two new flood maps now being called “41 Degrees North.” The struction might be able to start as early as your home may be covered, but personal that will show: 1) a scientifically accurate project calls for units with one, two or three July and take 12 to 14 months to complete; belongings, floors, ceilings, or walls are 100-year floodplain and flood elevations bedrooms, and cost estimates range from in the meantime, the site will be cleared of not. The reason that flood insurance is more for purposes of calculating annual flood $488,000 to $888,000, with units ranging brush and other debris and a new fence will limited is that basements or cellars are most insurance premiums, and 2) a progressive be installed. Page Two The Island Current May 2018 BRIEFLY... A NEW GRIEF SUPPORT GROUP is forming at Trinity United Method- ist Church, 331 City Island Avenue, at Bay Street. The group is open to all who are grieving. Their next meetings will be Tuesday, May 1, 13 and 29, at 7 p.m. in the lower level of Fel- lowship Hall; the entrance is on Bay Street. All are welcome. Call Pastor Dave at 845-532- 3378 for information. BOY SCOUT TROOP 211 CLOTHING/FOOD DRIVE will take place May 8, 2018, at Trinity United Methodist Church on Bay Street and City Island Avenue. Life Scout candidate Brandon McGaughan will be helping the Masonic Temple of City Island to organize and run the blood/clothing /food drive as his project. The food and clothing that are collected will be donated to the POTS (Part of the Solution) program.