Is the whole Grove in a flood zone now?
Many Coconut Grove residents just received a notice from the City of Miami's Building Department that that says they are now in a federally designated flood zone, where they were not before.
We all know that the Grove is on the waterfront and there are many flooding problems caused by heavy rains, but property owners west of Main Main Highway and South Bayshore Drive, which sit on the Shenandoah ridge (highest elevation in Dade County), now are wondering why they are considered part of the flood zone.
Will they be required to purchase flood insurance now? I'm surprised many would gamble and not have blood insurance already. What about storm surges? Are they that high on the Shenandoah ridge?
Update: The notice was sent to the whole Grove, when it should have only been sent to specific areas. The Building Department goofed. What else is new around here?
We all know that the Grove is on the waterfront and there are many flooding problems caused by heavy rains, but property owners west of Main Main Highway and South Bayshore Drive, which sit on the Shenandoah ridge (highest elevation in Dade County), now are wondering why they are considered part of the flood zone.
Will they be required to purchase flood insurance now? I'm surprised many would gamble and not have blood insurance already. What about storm surges? Are they that high on the Shenandoah ridge?
Update: The notice was sent to the whole Grove, when it should have only been sent to specific areas. The Building Department goofed. What else is new around here?
posted by Tom Falco at 9:30 AM
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15 Comments:
I have to wonder if this was some sort of mixup because we received this as well and are way out of the flood zone (west of 27th and north of 22nd).
Consider it a form of pseudo disguised embezzlement from the insurance agencies. Although if your home sustains water damage, even from blowing rain and saturation, I've heard the wind policy won't cover it.
I think its a cover-your-ass move in case for some reason the seas decide to rise 17 feet and flood the Grove.
Did you know that the Grove sits on one of the highest points of elevation in all of SoFL? I also believe its on top of a crapload of limestone rock too.
So where does one get this "blood insurance"?
I would say Extortion more than embezzlement.
I'm sure it was something that was lobbied for by the insurance companies to either raise your premiums through the roof or drop
coverage for big areas all together.
I RECIEVED THIS LETTER TWO WEEKS AGO AND HAVE TRIED IN VAIN TO REACH THE CITY BUILDING DEPT .....NO ONE IS EVER AT THE NUMBER LISTED....NO ONE RETURNS CALLS FROM MESSAGES LEFT. WHY SEND OUT THESE KIND OF LETTERS TO CITIZENS...TELLING THEM TO CALL FOR MORE INFO ....(QUOTE) A PLUMBING PLANS EXAMINER WILL BE ABLE TO ASSIST YOU WITH ANY QUESTIONS YOU MAY HAVE CONCERNING PROPERTY FLOOD ZONES. (UNQUOTE) WHERE ARE CITY EMPLOYEES DURING BUSINESS HOURS? I,M REALLY OUTRAGED AT THE SERVICES WE RECIEVE FOR THE TAXES WE PAY ! MY NEXT CALL WILL BE TO MAYOR DIAZ' OFFICE .....ANYBODY WANT TO BET I GET SOMETHING GONE? I,VE A BRIDGE IN BROOKLYN I,M SELLING TOO !
What is happening in the Building Department? The staff in charge should be in the office supervising and not just collecting those outrageous salaries.
I recall recieving the same crap a few years ago. I just figure they are too lazy to compare all addreses to flood maps and just mass-mail everyone.
Maybe the printer is some official's "primo"?
well according to the fema hazard map we are not in any flood zone. Who the hell is publishing this crap and where is the proof. Anything above byashore should be out of the storm surge in the grove (hence why all those old homes are still standing). I think its more political corruption and they are screwing us over with higher insurance premiums. Who can we contact?
I concure with one of you commenters. My house is between tigertail and US one in the north grove. we are 17 ft above sealevel. If we have an 20 ft tsnami it will b due to an earthquake. do we need eartquake insurance also ? succede from the city of Miami by a state vote now.
ras t's comment about ANY water damage (even from a hurricane) is ONLY covered by FLOOD insurance.
I don't live in the Grove, but nevertheless my home is NOT in a flood zone either - and yet I DO cough up the $300+ a year for the national flood insurance program.
Happened back during Katrina - had tons of WATER come in from the sideways rain and my WINDSTORM insurance did not cover it.
Windstorm insurance only covers damages caused by WIND - meaning you broke a window, you lost some shingles, knocked a wall or fence down, blew all or part of your roof... etc. Water was a NON factor with the policy I had.
I would suggest everyone check their policies and see what exactly their "windstorm" or "hurricane" insurance does or does not cover.
Here is an article written on the mixup:
http://www.miamitodaynews.com/news/080918/story2.shtml
well are they going to then tell us who in fact is actually in a flood zone or do we just guess?
Coconut grove is in Flood Zone X which does not require flood insurance. I just had my insurance agent run a FEMA report and he confirmed it. Zones A or V are high-risk and require mandatory flood insurance.
It is also important to know information about your location's flood risk to have an idea on how much water might get into your place. Info can be avail in floodplain management office or building department. Anyone can be a victim of financial difficulties because of the damages that brought about by flooding.
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