Please don't climb over your neighbor's fence...

A good neighbor is one who smiles and extends a helping hand across your fence without climbing over it. 

Tomorrow marks the six month anniversary of Hurricane Sandy's arrival in Broad Channel.

During the past half year we have all come to realize the truth in the statement that "The impersonal hand of government can never replace the helping hand of a neighbor."

Unfortunately, recently there have been indications that there are those who appear to have forgotten the past six months of pain, damage, displacement and family upheaval and have reverted to a "pre-Sandy" mentality of a busybody neighbor.

One of our neighbors here on West 12th Road whose family was displaced right after Sandy has been working tirelessly trying to repair their residence in order to move their family back home.  

A complaint was filed with the Buildings Department and a stop work order issued on their residence this week.

Perhaps all the work being done was pursuant to permit code and then again maybe not.  In any case, it is not our place to judge as we all are struggling with the same issues and should have other, more pertinent issues, to concern ourselves with. 

Try to keep in mind that a good neighbor is one who smiles and extends a helping hand across your fence without climbing over it. 

Enough said?

UPDATE: Monday 4/29/2013.....

Several neighbors have contacted us and stated that staff from the Department of Buildings have been sited  on several roads within the Channel.  Apparently they are paying close attention to those homes which were "red tagged" by the DOB during November 2012 shortly after Sandy. 

Broad Channel Supports "Stop FEMA Now"....

The Broad Channel Civic Association has submitted a letter of support to Mr. George Kasimov of Toms River, New Jersey endorsing and supporting his organization, Stop FEMA Now.

government Broad Channel Civic Association

Community Development Block Grant Programs in New Jersey and New York...Not everyone is on the same page!

We just received the below email from George Kasimos, founder of the Stop FEMA Now organization regarding the information provided at the recent Broad Channel Civic Association by Mr. Brad Gair, Director of the N.Y.C. Housing Recovery Operations (HRO) and posted on this site.

"Incredible.  In NJ “our understanding” is that if you do NOT apply for SBA loan you will NOT be eligible for CDBG. 

We would assume that because CDBG is federal program the requirements would be the same. 

We will do some research on our side and hopefully we can both figure out what the truth is….

The CDBG grant is a Federal program.  We would ASSUME the requirements are the same nationally.

In NJ it is our understanding, that you MUST apply for SBA loan to be eligible for the CDBG grants.  Is it the same for NJ.

Here is the NJ – CDBG link and section referring to unmet needs.  Lets us know what you all find out?

Here is what the NJ CDBG Action Plan states

2.2 Summary of Impact and Unmet Needs

According to HUD, “unmet needs” are financial resources necessary to recover

from a disaster that are not satisfied by other public or private funding sources

like FEMA Individual Assistance, SBA Disaster Loans, or private insurance. 

http://www.nj.gov/dca/announcements/pdf/CDBG-DisasterRecoveryActionPlan.pdf 

Please let us know if it the same in NY. The misinformation In Jersey is RIDICULOUS."

George Kasimos

Stop FEMA Now

Questions Regarding NYC CBDG and SBA Loans....

We have received several questions from neighbors regarding the NYC Community Block Development Grant program (CBDG) and the Small Business Administration (SBA).

All of the information posted at this site regarding these issues are based solely on the verbal presentation provided by Mr. Brad Gair, the Director of N.Y.C. Housing Recovery Operations (HRO), at last Thursday's Civic Association meeting.  Mr. Gair did not provide any written materials in this regard for distribution to those in attendance.

Thus, our responses to the following question are based on our understanding of Mr. Gair's information verbally provided at that meeting.  We are certainly not offering ourselves as "experts" in this complex and convoluted governmental process and one of the reasons we are posting this information here is to allow a discussion of these issues and in those cases, where our understanding of the facts may be wrong,  to provide a corrected response immediately.

Neighbor's Question:

"I thought you could still qualify for the grant even though you received an SBA loan providing the monies you received through your flood insurance, FEMA, and the SBA loan still fell short of the expense of repairing your structure?"

Response:

Prior to last Thursday's Civic Association that was my impression also, however, after listening to Mr. Gaird's overview of the CBDG-DR program, I came away with the distinct impression that if you applied for and received (or were offered but declined) an SBA loan, you were then ineligible  for the grant monies.

At one point in the presentation Mr. Gaird even stated that, even if this restriction was lifted, the Small Business Administration would retain a "right of first refusal" regarding additional monies for an individual homeowner.

What this means is that if you received an SBA loan and were then eligible for inclusion in the CBDG-DR grant program, the SBA could review your application and possibly make a determination that regarding your financial situation and force you to take an additional (or increased) loan instead of being allocated the grant funds.  

Neighbor's Question:

"People who received a payment from FEMA after Hurricane Irene who failed to get flood insurance as stipulated in their agreement upon receiving FEMA assistance are precluded from receiving FEMA assistance for Hurricane Sandy. Does that preclusion also extend to these grants?"

Response:

Individuals who received FEMA financial assistance after Irene were obligated to obtain flood insurance in an amount equal to but not less than that of the financial aid they received from FEMA.  

 Thus, if you received $10,000 in FEMA finacial aid, you were obligated to obtain flood insurance for at least that amount ($10,000) in order to retain eligibility for future FEMA assistance. 

Because the funding for the NYC CDGB-DR grant program is federally based, a failure to obtain the required flood insurance after Irene related FEMA aid  would not only preclude additional FEMA assistance for SANDY but, more than likely, for involvement in the federally funded NYC CDGB-DR grant program as well.

Dan Mundy Sr., speaking "outside of the box",  spoke to this issue at last Thursday's Civic meeting by suggesting that perhaps the NYC CDGB-DR grant program could be revised to allow for a CDGB-DR grant that would be "reduced" by the total amount of the required flood insurance.  

In other words, if CDGB determined that you were eligible for a $35,000 grant, the grant would be reduced by $10,000 to reflect the flood insurance that you did not obtain and your total grant would then be $25,000.


Neighbor's Question:

"I still have financial issues relating to Hurricane Irene will this grant program recognize me for some assistance?"

Response:

To the best of our understanding, the federal assistance funds allocated to New York City by Congress under the Disaster Relief Appropriation Act of 2013 (Public Law 113-2 dated January 29, 2013) is to be used to assist victims of Hurricane Irene, Sandy as well as any other natural disaster occurring between now and 2014.

Thanks A Lot FEMA!

After last night's Civic Association meeting one of our neighbors here on W12thRoad went home and dug up a FEMA press release from January 2013 which is reproduced below.  Pay particular attention to those sections in bolded red!

Remember, if you applied for and received or were offered an SBA Loan, you are now ineligible for grant funds being utilized by NYC under the Community District Block Grant - Disaster Recovery Plan! 

As an aside, our Assemblyman, Phil Goldfeder, was present at the Civic meeting last night and spoke to this issue by stating "The SBA is wrong...the SBA is misguided....Ultimately the SBA will hurt with this program..." referring to the NYC CDBG-DR.

[Thanks for the FEMA press release Nicole!]

There Are Plenty of Reasons to Apply for an SBA Disaster Loan

Main Content

Release date: 

JANUARY 17, 2013

Release Number: 

NR-141

NEW YORK – The very reasons Hurricane Sandy survivors in New York find for not applying for a low-interest disaster loan from the U.S. Small Business Administration are the very reasons they should apply – on or before the Jan. 28 deadline.

“Oh I’m not eligible and I don’t own a business.”

Most SBA disaster loans go to individuals and families, and interest rates may be as low as 1.688 percent with terms up to 30 years. Loans to homeowners help pay for repair or replacement of their disaster-damaged primary residence. The loans also help homeowners and renters pay to replace disaster-damaged personal property.

“I don’t want a loan or can’t qualify for one.”

Filing the loan application does not obligate people to accept the loan, but individual and family applicants must still complete the SBA loan application before they can be considered for certain other FEMA grants and programs that could include assistance for disaster-related medical and dental expenses, disaster-related car repairs, clothing and household items. Completing the SBA application assures that the federal disaster recovery process continues and that you’re keeping your options open.

“It’s just too much trouble to fill out an application.”

It takes less than 30 minutes to fill out an application. Applicants can also receive one-on-one assistance at any Disaster Recovery Center or SBA Business Recovery Center. A simple, fast, and very available way to complete the application is online, using the SBA's electronic loan application. Go to https://DisasterLoan.SBA.gov/ELA. Plus, you can receive an update on the status of your application by calling 800-659-2955 (800-877-8339for the deaf and hard-of-hearing).

“But I’m a renter not a homeowner.”

Renters who need to repair or replace essential items lost in Hurricane Sandy can get help from the SBA. Renters may qualify for long-term, low-interest SBA loans to repair or replace personal property items, such as clothing, furniture, cars, or appliances damaged or destroyed in the disaster.

"I’m going to wait for my insurance settlement.”

Survivors should not wait to settle with their insurance companies before applying for SBA disaster loan assistance. If a survivor does not know how much of their loss will be covered by insurance or other sources, SBA will consider making a loan for the total loss up to its loan limits, provided the borrower agrees to use insurance proceeds to reduce or repay their SBA loan. 

“I own the property but it’s not my primary residence.”

If your property is used as a normal part of your business, such as rental property, you may be eligible to apply as a business owner. We suggest you submit your application and let SBA make that determination.

“Why bother with SBA when I also need to raise or elevate my home.”

If your disaster loan application is approved, you may be eligible for additional funds to cover the cost of improvements that will protect your property against future damage. Examples of improvements include elevating your house, retaining walls, seawalls, sump pumps, etc.

“Our neighbors were turned down for an SBA loan and they make more than we do.”

Don’t make the mistake of eliminating yourself.  Everyone’s situation is unique to them and SBA will work with you if you feel you may have a problem qualifying for the loan.  Remember, if a homeowner or renter cannot qualify for the SBA loan, they will be referred back to FEMA for additional grant consideration.

SBA customer service representatives are available to issue or accept low-interest disaster loan applications and answer questions at all New York State/FEMA disaster recovery centers and

SBA business recovery centers. To locate the nearest business recovery center, visit www.sba.gov or call 800-659-2955 (800-877-8339 for the deaf and hard-of-hearing).

To find the nearest disaster recovery center, check out the disaster recovery center locator at www.FEMA.gov/disaster-recovery-centers or, with a tablet or smartphone, go to m.fema.gov. You may also text “DRC” and your Zip Code to 43362 (4FEMA). For example, if you lived in Staten Island, you would text:  “DRC 10301.” Or call 800-621-3362 (TTY 800-462-7585).

Applicants may also apply online using the Electronic Loan Application via SBA’s secure website at https://DisasterLoan.SBA.gov/ELA. More information is available by calling the SBA Disaster Customer Service Center toll-free number, 800-659-2955 (800-877-8339 for the deaf and hard-of-hearing). Assistance is also available by sending an email to DisasterCustomerService@sba.gov or by visiting www.sba.gov.

For more information on New York’s disaster recovery, visit www.fema.gov/SandyNY, www.twitter.com/FEMASandy, www.facebook.com/FEMASandyand www.fema.gov/blog.

Broad Chanel Civic Association Meeting: Thursday April 25th

The Broad Channel Civic Association held its April 2013 meeting last night at the American Legion Hall.

The meeting was well attended, standing room only for most of the meeting, with more than 150 people packing the hall by 8:00 pm.

Attending for West 12th Road were:

John Heaphy

Nicole Weedon

Sophia DiVirgilio

Peter Mahon

Mr. Brad Gair, the Director of Housing Recovery Operations (HRO) for the City of New York, was present and provided an overview of the city's plan for disbursement of federal funds allocated to New York City by Congress under the Disaster Relief Appropriation Act of 2013 (Public Law 113-2 dated January 29, 2013).

Summary of Mr. Gair's Presentation/Overview of the CDGB-DR Program

The city intends to disburse this federal funding under the N.Y.C. Community Development Block Grant - Disaster Recovery Program (CDBG-DR).

An initial allocation of 1.77 billion dollars has been designated for use by New York City of which 720 million dollars has been designated for "housing" broken down as follows.

$350 million - 1 and 2 Family Homes (48.6% of total housing funds)

$250 million - Multi-Family Dwellings (34.7% of total housing funds)

$120 million - Public Housing (16.7% of total housing funds)

Mr. Gair's overview of the CDBG-DR focused primarily of the procedures, process and disbursement of the $350 million dollars of federal funds earmarked for 1 and 2 family homes.

According to Mr. Gair, the way this grant program will work, in simple terms, is that the city will:

1.  Identify the dollar cost of what a home requires to be made habitable again, and then,

2.  Identify the total funds received by a homeowner thus far from insurance, FEMA, etc.

If funding received from insurance, FEMA, etc., is less than the estimated total dollar amount required to fix the home. then the CDBG-DR Program is structured to issue a grant to cover that shortfall or "gap" to allow the homeowner to fix his or her home.

[NOTE: if you applied for and received or were offered a loan by the Small Business Administration (SBA) you are not presently eligible for this CDBG-DR program.]

Homeowners receiving such a grant to fix their home may utilize such funding for repairs by:

1.  Opting to allow the city to completely undertake and manage the repair of the home using city appointed architects/contractors with the grant money being paid directly to such contractor similar to the recent NYC Rapid Repair Program, or,

2.  The homeowner may elect to hire a private architect/contractor to effect such repairs but the total cost of such repairs may not exceed the dollar amount that would have been expended had the city solely managed such repairs. 

Mr. Gair stated that the CDBG-DR program will be "prioritized" with an initial priority being afforded that individuals in the "low to moderate income" ranges.

Mr. Gair also stated that the CDBG-DR program will now allow for the "reimbursement" to a homeowner who expended private funds to repair his or her residence with the exception of those homes which have been designated as "substantially damaged".  

According to Mr. Gair, this restriction on "reimbursing" homes deemed "substantially damaged" is required to be in compliance with the National Environmental Protection Act (NEPA) which requires an "environmental review" of a property prior to authorization of federal funds.  Mr. Bair stated that such an "environmental review" cannot be conducted for properties designated as "substantially damaged".

Mr. Gair went on to explain that there is no "cap" on the total reimbursement dollar amount for those properties which are not "substantially damaged" with the exception that the total dollar amount of reimbursement cannot exceed the value of "an average NYC house" with some adjustments.

Grants to allow a homeowner to elevate his or her home to come into compliance with pending FEMA Flood Elevation Maps will only be made available to those houses which have been designated "substantially damaged".   This is important to keep in mind because should you seek and receive a declaration of "substantial damage" for your home and then for any reason be found otherwise ineligible for grant money under the CDBG-DR program, you will then still be required  to comply with new building codes regarding Base Flood Elevations and repairing and raising your home at your own expense. 

At the conclusion of Mr. Gair's presentation, the meeting was opened to questions from those in attendance but, unfortunately, because of the size of the crowd, I could not fully hear most questions being posed to Mr. Gair. 

Issues to Keep in Mind....

SBA Loans

In the weeks following Hurricane Sandy every Broad Channel resident who met with FEMA was quickly guided to a representative from the SBA and told, in no uncertain terms, to apply for a low interest SBA homeowners loan.  Said FEMA to all...."You could possibly get up to $40,000 at 1% and it will open the door for grants down the road."

Well, the 1% ultimately became 6% and we never heard another word about grant monies until recently when the city announced it's CDBG-DR program.

Unfortunately, now we find out that if we applied for and received (or were offered but turned down) an SBA loan we are now ineligible for the CDBG-DR grant funds.

Reimbursement for Personal Funds Expended

The CDBG-DR program will now reimburse you for private fund expenditures to repair your house as long as your house is not deemed "substantially damaged" because of federally required compliance with the National Environmental Protection Act (NEPA).

Quite honestly I am at a loss of words to even begin to try and explain this absurdity!


Declaration of Substantial Damage

You did the right thing for your family and already spent thousands of your child's college fund fixing your house and now need to utilize the ICC clause in your flood insurance policy to help elevate your house?  Apply for a substantial damage declaration from DOB and then kiss any hope of being reimbursed for your initial repair expenditures goodbye!

On the other hand, do not seek a substantial damage declaration, don't raise your house but get your reimbursement  and then watch your insurance premiums go into orbit over the next few years!

The above notwithstanding, please make it a point to call our elected representatives (Senators Schumer and Gillibrand as well as Congressman Meeks) each day and let their staff know that....

1.  We desperately require relief from the Biggerts-Waters Flood Reform Act Legislation of 2012, and,

2.  We desperately require relief from the restriction of federal grant monies to anyone who applied and received or were offered an SBA Loan, and

3.  We desperately require relief from the National Environmental Protection Act (NEPA) prohibiting reimbursement of private funds expended to repair houses deemed "substantially damaged", and,

4.  We desperately require relief from FEMA's Advisory Base Flood Elevation maps.

Kevin Boyle, Editor of The WAVE, Keeps the "Heat On" issues of Flood Insurance and New FEMA Maps!

Kevin Boyle, Editor, The WAVE

Earlier this week, Mr. Kevin Boyle, the editor of our local newspaper, The WAVE, appeared on NY1's "Road to City Hall" to discuss the post Sandy problems being experienced by his readership.

In a lengthy eight minute interview with NY1 (which you can view by clicking here),
Mr. Boyle touches all the bases in explaining the present problems and inequities
faced by local residents stemming from the Biggert-Waters Flood Insurance Reform
Act of 2012,  the new FEMA flood maps, etc.

Mr. Boyle and The WAVE have been all over this issue for some time now and it is refreshing to see that his involvement has now fostered an interest in this matter by a major news outlet like NY1. 

If you receive a copy of this posting via email, please forward it to your friends, families and elected representatives.  

In this week's Forum.....Advisory Release for FEMA Revisions

ADVISORY RELEASE FOR FEMA REVISIONS – NEW MAPS OFFER COMFORT, POTENTIALSAVINGS FOR HOMEOWNERS

When FEMA released Advisory Base Flood Elevation maps (ABFE)  for many hard hit areas of Queens, after Sandy, it did so with the accompaniment of a laundry list of other factors that spelled further disaster to those already struck by the wrath of Sandy.

But late last week, some speculate as a result of widespread verbal public uprisings across the country, an announcement that FEMA would now introduce a revision to those revisions, as well as maps in other regions, was released.

Last week we announced to you that this newspaper would be taking steps toward the possible organization of a body of representatives from our immediate affected areas, including the Rockaways, Broad Channel and all of Howard Beach. Included in that body and along with our pooled resources would be those of The Wave newspaper of Rockaway and it’s editor, Kevin Boyle.  Boyle recently made an appearance on New York 1 at their invitation to review the situation and the steps he and his newspaper have already taken. This week we will try to provide a synopsis of this new and crucial development and will also continue in preparing for future steps we may need to take.

A Congressional advisory was released last week, to talk about changes to the ABFE that FEMA says are the result of continued scientific and technical research . The review conducted resulted in an identification of reduced risks in the areas marked in the maps.

Now FEMA is incorporating new data into the computation and the new base elevations. Homeowners will now be made aware of changes that will likely result in the reduction of elevation and mitigation requirements. The changes are scheduled to be released in  phases beginning in mid-May. At the time , FEMA will begin the formal process of working with communities to adopt new standards. Following the release, there will be a formal appeals

process which allows for a 90-day opportunity for data to be provided, which could lead to additional changes before the map is finalized.

The picture painted by the new maps represents what can be viewed as a great sigh of relief to homeowners and business owners. Along with the elevation reductions comes  the great reduction in the potential of the insurance premiums and the necessary mitigation.

The mitigations to include former requirements to perform house raisings that could potentially run up to $100,000 in total and in some cases even more. Now that many areas are being moved from V Zones—properties that have a one percent chance of flooding in any year as well as having to face hazards associated with coastal storm waves, to A zones, which have no risk of coastal storm waves.

The new parameters would not require the exorbitant premiums, which before had the potential to reach $10,000 or more for some homeowners. As promised we will keep you informed of the upcoming developments as they arise.

Proposed Changes to the maps for Queens:

Arverne: Moderate V to A zone changes. High risk areas moving to Shaded X. Minor elevation changes.

Breezy Point: Significant V to A zone changes; two to three feet of elevation discrepancies.

Broad Channel: Significant V to A zone changes. Significant restructuring of flood zones. Significant difference in elevation requirements.

Rockaway Park: High risk areas moving to Shaded X. Minor elevation changes.

Roxbury: High risk areas moving to Shaded X. Minor elevation changes.

Howard Beach: Minor changes of high risk areas in to the Shaded X zones.

Edgemere: Significant V to A zone changes. V12 to A10 (included in the Arverne map that FEMA created but should be called out separately)

Belle Harbor: Significant V to A zone changes. V12 to A10, A12 to A10, A11 to Shaded X

Neponsit: A12 to A10, A11 to Shaded X

By Patricia Adams

Something Wicked This Way Comes....

It has been almost six months since the tidal storm surge of Super Storm Sandy swept across our small island community during the evening of Monday, October 29, 2012, destroying everything in its path.

In the space of but a few hours, the waters of the Atlantic Ocean and Jamaica Bay had risen and transformed the vibrant 21^st century town of Broad Channel into that of an early 1800’s coastal  village lacking power, communication, transportation, fuel, sanitation, food, habitable living space, churches or schools.

Broad Channel residents spent the night huddled in what dry space they could find, if any, in their homes, watching the waters rise below a darkened sky intermittently filled with the light of exploding electrical transformers and short circuited power lines.

The worst was yet to come.

As the sun rose on the morning of Tuesday, October 30^th, residents slowly emerged from their homes and apartments and slowly surveyed the devastation that surrounded them. 

Almost without exception, each individual’s face was etched with the strain of complete disbelief and shock, eyes staring blankly into the distance, bereft of emotion as if the life had been sucked out them.

The realization slowly dawned on all of us that not only had we suffered incredible individual losses, we had also lost what most of us hold most dear,  that which keeps us anchored to our island community – our town.

Perhaps the best thing that happened that morning was each of us stepping out amidst our neighbors and friends into the oil drenched debris and rubble of the storm’s aftermath. For it was only then that we came to realize that as bad as it was for us, there were neighbors and friends who were much worse off than we were.

A simple statement by a child that he or she was hungry resulted in neighbors digging through what was left of their homes to come up with a working barbeque.  Other neighbors quickly inspected what perishable foods could be salvaged and shared among friends and neighbors.

While sharing meals on our filthy streets we, almost unknowingly, took stock of what assets we had left among us.  

Soon houses with small generators were making morning coffee and tea and charging cell phones. Those fortunate few who managed to get a hot water heater or boiler running offered showers to anyone needing one on a 24 hours basis.  When gasoline supplies became non-existent and generators ran empty, family and friends visited us from miles away delivering much need fuel.  Some innovative souls managed to dry out their propane gas regulators and jury rig their stove tops to provide a minimum of heat in their flood damaged kitchens.  Many an evening was spent around these stoves among friends and neighbors sharing stories and tears but always ending with the question “What can we do tomorrow to make this better?”

As days turned into weeks, many of us stayed but many of our neighbors found that they could not stay in their storm ravaged homes and had to move away, yet all of us were now possessed with the singular intention of doing whatever we had to restore our town of Broad Channel.

As weeks turned into months, it made no difference who stayed or who left, everyone had to deal with the complexities of FEMA, the impersonal, slow to react and less than caring attitudes of our flood insurance companies and the reluctance on the part of our banks to disperse such funds when they finally received the checks.

Thanksgiving, Christmas 2012 were celebrated as best we could with turkey dinners at the American Legion, Santa Claus and toys for children at the VFW - perhaps more memorable than those past as each of us had the opportunity to realize just how much we had to be thankful for and buoyed with the knowledge that we were all pulling together to restore our community!

Our town’s regained sense of optimism was perhaps best displayed during March when we were informed that the Broad Channel Flood Mitigation (street raising and new bulkhead) Project for West 11^th, 12^th, and 13^th Roads would be delayed (yet again) for one year!  Our town quickly came together and, with the assistance of our politicians, quickly re-established the timeline for this project to commence this summer!

As I stated at the start of this post, it is now almost six months since that wicked witch Sandy visited our fair town and although we are imbued with a new sense of hope and rebirth, we should all be aware of the witches warning in Macbeth – “…something wicked this way comes!”

The now calm waters of our beautiful bay belies the fact that something truly wicked does loom on the horizon for our town in the form of the Biggert-Waters Act of 2012 and the new Base Flood Elevation Maps from FEMA.  

These regulations, and the accompanying exorbitant expense of raising our houses in lieu of ridiculously high flood insurance premiums, if left unchecked, could easily undo all the hard work expended thus far by our town and endanger the future viability of our community.

This danger is real and the only way we can address it is to come together as we did in the wake of Sand’s flood waters. 

The next Broad Channel Civic Association meeting will take place Thursday evening in the American Legion Hall at 7:30pm.  This meeting should be “standing room only” as it was for the initial FEMA meeting back in early November 2012 if only to show those in government that if we would not allow Sandy to destroy our town we will be damned if we will allow a piece of legislation passed without full public notice accompanied by flawed elevation maps on the part of FEMA to place a stake through the heart of Broad Channel.  

[FROM NY1.click to watch video]

Storm Vulnerability A Factor In Post-Sandy Building Designs

By: Jill Urban

As the city continues to recover and rebuild from Hurricane Sandy, architects and engineers are busy looking at ways to re-design buildings to protect residents from the next potential storm. NY1's Jill Urban filed the following report.

It’s been six months since Hurricane Sandy and as many continue to rebuild developers and city officials are rethinking the way we live to protect our infrastructure in the event of another storm.

"There are very good minds working on the issue and the issues are complicated. So for instance in the building congress there are seven different committees dealing with everything from infrastructure to codes and regulations. And the city has a taskforce comprised of 30 entities that are all looking at this," says Patricia Lancaster of the NYU Schack Institute of Real Estate.

When it come to buildings, Patricia Lancaster and Richard Lambeck of NYU’s Schack Institute of Real Estate say we are seeing a radical change in the way owners are thinking.

For one, new plans are emerging to protect building operating systems, transformers and emergency generator tanks. Many are suggesting they be moved to higher floors or the roof which could be an issue for some building owners as it takes away from rentable space.

"Or possibly the other alternative is to contain them in a vessel so that water cannot penetrate those particular items. The other things they are looking at is some type of doors to so if there is a flood, water will not penetrate through those particular doors. They are looking at submarine type doors," explains Lambeck.

"Another change you might see in building code is with regard to data and fiber optic cable and communications so that will likely change to protect it and make it more resilient," says Lancaster.

And just like with homes, for new buildings there is talk of raising the first floor so lobbies are at a higher level, which could prevent flooding but could also change the streetscapes we are used to.

"If you raise the floor say two feet of some of the buildings it's going to change the way we are going to perceive that building. So it's going to change the urban fabric in ways we haven't anticipated yet," says Lancaster.

As for retrofits, building owners will have to consider resilient measures like floodwalls around a building and special doors to seal off vulnerable areas.

Most of these changes will require modifications to building codes and zoning regulations.

Next month, Mayor Michael Bloomberg will release a report that should outline the city's plan and officially set us on track to a new level of preparedness.