Islip adds application for federal approval of construction in flood plains to permit process

Islip Town officials say they are making it easier for shoreline property owners to raise their homes and businesses — and cut the cost of federal flood insurance.

The town planning department has added an application for federal approval of construction in flood plains as part of the standard building permit process, officials said, adding they believe Islip is the only Long Island town to do so.

The change, which applies only to new construction or substantial renovations in federally designated flood zones, will help property owners avoid the hassle of completing construction only to find out later their home doesn't comply with federal regulations, Islip Planning and Development Commissioner Ron Meyer said.

It also makes more property owners eligible for reductions in FEMA flood insurance rates, he said.

"It’s a very minor change, but it goes a long way to certifying whether your house is protected or not," Meyer told Newsday. "It’s not going to require a lot of red tape or a lot of fuss. ... It’s literally money in the bank."

About 29% of land in Islip Town — or 7,782 parcels comprising a total of 15,609 acres — is within areas designated by the Federal Emergency Management Agency as being in flood zones, Islip officials said.

Those flood zones include every property south of Montauk Highway and inland areas along major rivers and wetlands, Meyer said.

He said Islip received hundreds of applications for rebuilding or raising houses after Superstorm Sandy devastated South Shore communities such as Bay Shore and Oakdale on Oct. 29, 2012.

Under federal law, major construction within flood zones, including new homes and businesses or renovations that would substantially increase the value of a property, must receive a FEMA flood plain development permit.

FEMA spokesman Bill McDonnell said he didn't know how many municipalities include FEMA approval as part of their building review process. He said municipalities are required to certify FEMA compliance in flood zones, but many don't do so until after construction is completed — leading to confusion and added expense for some property owners.

"It’s good to hear that they are doing that," McDonnell said, referring to Islip. "They should all be doing it."

Meyer said requirements for the permit vary depending on factors such as a property's proximity to the shoreline. Generally, the lowest habitable floor of a house must be raised several feet above what FEMA says is the average flood elevation for that area, he said. The certification reduces FEMA flood insurance costs by hundreds of dollars for houses, and thousands of dollars for businesses such as hotels, restaurants and condominiums, Meyer said.

"We keep hearing about storms and we’ve had more damaging effects of them in recent years," Islip Supervisor Angie Carpenter told Newsday. "It’s a step in the right direction."

By Carl MacGowan

carl.macgowan@newsday.comCarlMacGowan

Carl MacGowan is a Long Island native who covers Brookhaven Town after having previously covered Smithtown, Suffolk County courts and numerous spot news and feature stories over his 20-plus year career at Newsday.