Res No 013-19-15285Resolution No. 0 13 -19 -15 2 8 5
A Resolution authorizing the City Manager to adopt the Repetitive Loss
Area Analysis document.
WHEREAS, the City participates in the National Flood Insurance Program's (NFIP)
Community Rating System (CRS); and
WHEREAS, the City must maintain and update repetitive loss data annually in order to
participate in the CRS; and
WHEREAS, repetitive loss is defined as any insurable building for which two or more
claims of more than $1,000 were paid by the NFIP within any rolling 10-year period, since 1978;
and
WHEREAS, the City has identified four (4) Repetitive Loss Areas in the City that
contain a total of forty-seven (47) properties; and
WHEREAS, within those four (4) areas, a total of six (6) unmitigated and two (2)
mitigated repetitive loss properties in the City are located; and
WHEREAS, in an effort to take greater responsibility for these repetitive loss properties
and encourage mitigation, the City has opted to complete a Repetitive Loss Area Analysis
(RLAA); and
WHEREAS, with the assistance of Wood Environment & Infrastructure Solutions Inc.,
the City's contracted flood consultant, the City was able to develop its RLAA in accordance with
the CRS credit criteria found within the 2017 CRS Coordinator's Manual; and
WHEREAS, the RLAA will benefit the City by examining potential mitigation measures
for specific repetitive loss areas and increasing its credit in the CRS Program; and
WHEREAS, the Mayor and City Commission desire to have the City Manager adopt the
Repetitive Loss Area Analysis document.
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA:
Section 1. The City Manager is hereby authorized to adopt the Repetitive Loss Area
Analysis (RLAA) document prepared by Wood Environment & Infrastructure Solutions Inc.
Section 2. Severability. If any section clause, sentence, or phrase of this resolution is for
any reason held invalid or unconstitutional by a court of competent jurisdiction, the holding shall
not affect the validity of the remaining portions of this resolution.
Section 3. Effective Date. This resolution shall become effective immediately upon
adoption by vote of the City Commission.
Page 1 of 2
Res. No. 013-19-15285
PASSED AND ADOPTED this 151" day of January, 2019.
ATTEST: APPROVED:
pI,
CITY C RK 3MAY R
READ AND APPROVED AS TO FORM, COMMISSION VOTE:
Mayor Stoddard:
Vice Mayor Harris:
Commissioner Gil:
Commissioner Liebman:
Commissioner Welsh:
5-0
Yea
Yea
Yea
Yea
Yea
Page 2 of 2
Agenda Item No:5.
City Commission Agenda Item Report
Meeting Date: January 15, 2019
Submitted by: Marcus Lightfoot
Submitting Department: Planning & Zoning Department
Item Type: Resolution
Agenda Section:
Subject:
A Resolution authorizing the City Manager to adopt the Repetitive Loss Area Analysis document.
Suggested Action:
Attachments:
RLAA Adoption Cover Memo.docx
RLAA Adoption Resolution.docx
South Miami RLAA_Public.pdf
e ) CITY OF SOUTH MIAMI
South Miami OFFICE OF THE CITY MANAGER
THE CITY OF PLEASANT LIVING INTER -OFFICE MEMORANDUM
To: THE HONORABLE MAYOR & MEMBERS OF THE CITY COMMISSION
VIA: STEVEN ALEXANDER, CITY MANAGER
FROM: .LANE TOMPKINS.. PLANNING AND ZONING DIRECTOR
DATE: JANUARY 15, 2019
SUBJECT:
A Resolution authorizing the City Manager to adopt the Repetitive Loss Area Analysis
document.
BACKGROUND:
The City of South Miami has been a regular participant in the National Flood Insurance Program
(NFIP) since September 29, 1972. In addition to meeting the basic requirements of the NFIP, the
City has completed additional floodplain management activities to participate in the Community
Rating System (CRS) program, which rewards local communities with insurance premium
discounts for taking actions to reduce flood risk and vulnerability. Currently, the City is a CRS Class
7 which rewards all policyholders in the Special Flood Hazard Area (SFHA) with a fifteen percent
(15%) reduction in their flood insurance premiums. Non-SFHA policies (Standard X Zone policies)
receive a five percent (5%) discount, and preferred risk policies receive no discount.
As a requirement for participating in the CRS, the City must maintain and update repetitive loss
data annually. Repetitive Loss is defined as any insurable building for which two (2) or more
claims of more than $1,000 were paid by the NFIP within any rolling 10-year period, since 1978.
Through the maintenance of those records, the City has identified four (4) Repetitive Loss areas
that contain a total of forty-seven (47) properties. Of the properties identified, the City has a total
of six (6) Unmitigated and two (2) mitigated repetitive loss properties.
In order to determine the steps necessary to correct the repetitive loss properties, a Repetitive
Loss Area Analysis (RLAA) was performed. To aid in that process, the City contracted services
from Wood Environment & Infrastructure Solutions Inc (formerly known as AMEC Foster
Wheeler). The purpose of the RLAA is to identify the issues that may have contributed to the
creation of the repetitive loss properties, collect and measure the data gathered from visiting the
sites, and document the findings. Once the findings have be produced, an approach to mitigation
can be determined.
As required by FEMA, the document must first be adopted before the City can begin
implementing the projects that are proposed in the RLAA.
K
South Miami Repetitive Loss Area Analysis
January 15, 2019
Page 2of2
RECOMMENDATION:
Staff recommends that the City Commission authorize the City Manager to adopt the City of
South Repetitive Loss Area Analysis that was prepared by Wood.
Attachments:
• Draft Resolution
• South Miami Repetitive Loss Area Analysis document prepared by Wood
3
�1'
South Miami
it If CRY Of NFASA\i Ll%'In0
REPETITIVE LOSS AREA ANALYSIS
South Miami, Florida
Public Version
wood.
0
Table of Contents
Repetitive Loss Area Analysis................................................................................................................1
Background...............................................................................................................................................1
Setting............................................................................................................................. .................... 2
RepetitiveLoss Requirement....................................................................................................................5
Mapping Repetitive Loss Areas.................................................................................................................5
TheRLAA Process..................................................................................................................................9
STEP 1. Advise All Property Owners.......................................................................................................10
MailedQuestionnaire.........................................................................................................................10
WebsiteAnnouncement.....................................................................................................................10
STEP 2. Contact Agencies and Organizations.........................................................................................17
Summary of Studies and Reports........................................................................................................17
STEP 3. Building Data Collection............................................................................................................19
ProblemStatement 1:.............................................................................................................................
20
Subarea1............................................................................................................................................21
ProblemStatement 2: .............................................................................................................................
28
Subarea2............................................................................................................................................29
STEP 4. Review Alternative Mitigation Approaches...............................................................................32
MitigationAlternatives.......................................................................................................................32
MitigationFunding..............................................................................................................................32
STEP S. Conclusion and Recommendations...........................................................................................39
Conclusion...........................................................................................................................................
39
Prioritization........................................................................................................................................
39
Recommendations..............................................................................................................................
39
PrioritizationTable..............................................................................................................................43
References..........................................................................................................................................44
AppendixA — Building Survey Data.............................................................................................................45
7
City of South Miami, Florida Page i
Repetitive Loss Area Analysis
List of Tables
Table 1.1—Summary of Repetitive Loss Properties..................................................................................... 5
Table 2.1— Repetitive Loss Area Percentage by Flood Zone......................................................................19
Table 2.2 — Repetitive Loss Area Overview for Subarea 1..........................................................................
21
Table 2.3 — Repetitive Loss Area Overview for Subarea 2..........................................................................
29
Table 2.4 — Mitigation Grant Programs.......................................................................................................
33
Table 2.5 —Advantages and Disadvantages of Acquisition.........................................................................
34
Table 2.6 —Advantages and Disadvantages of Relocation.........................................................................
35
Table 2.7 —Advantages and Disadvantages of Barriers..............................................................................
36
Table 2.8 —Advantages and Disadvantages of Wet Floodproofing............................................................
36
Table 2.9 — Advantages and Disadvantages of Dry Floodproofing.............................................................
37
Table 2.10 —Advantages and Disadvantages of Drainage Improvements .................................................
37
Table 2.11— Advantages and Disadvantages of Elevation..........................................................................
37
Table 2.12 — Advantages and Disadvantages of Flood Insurance...............................................................
38
Table 2.13 — Past and Current Mitigation Actions......................................................................................39
Table 2.14— Prioritization of Recommended Mitigation Actions...............................................................43
List of Figures
Figure 1.1— City of South Miami Location Map............................................................................................4
Figure 1.2 — City of South Miami Repetitive Loss Areas...............................................................................7
Figure 1.3 — City of South Miami Repetitive Loss Areas and FEMA Flood Zones ..........................................
8
Figure 2.1— Example RLAA Property Notification Letter............................................................................11
Figure2.2 — RLAA Survey, Page 1................................................................................................................12
Figure2.3 — RLAA Survey, Page 2................................................................................................................13
Figure2.4 — Repetitive Loss Area 1.............................................................................................................
22
Figure 2.5 — Repetitive Loss Area 2.............................................................................................................
23
Figure2.6 — Repetitive Loss Area 4.............................................................................................................
24
Figure2.7 — Repetitive Loss Area 3.............................................................................................................
30
Figure 2.8—Typical Property Protection Measures....................................................................................32
City of South Miami, Florida Page ii
Repetitive Loss Area Analysis
1 Repetitive Loss Area Analysis
Background
Flooding is the most common natural hazard in the United States.
More than 20,000 communities experience floods and this hazard
accounts for more than 70 percent of all Presidential Disaster
Declarations. In the United States, over 8 million residential and
commercial structures are currently built in areas at risk to
flooding. The cost of recovery is spread over local, state and
federal governments and the victims themselves, who are directly
affected by these disasters.
The National Flood Insurance Program (NFIP) is continually faced
with the challenge of balancing the financial soundness of the
program with the competing expectation of keeping premiums
affordable. Repetitive loss properties are one of the two largest obstacles to achieving financial soundness
of the NFIP. Since the inception of the NFIP, almost $9 billion have been paid to repetitive loss properties,
about one-fourth of all NFIP payments. While the NFIP has resulted in forty years of successful floodplain
management, and many of these structures are no longer insured, repetitive loss properties are still a
drain on the NFIP. Currently, repetitive loss properties represent 1.3% of all policies, but are expected
to account for 15%to 20%of future losses.
Private insurance companies faced with high losses have several options to keep turning a profit. They
can raise income through premium rate increases, decrease payments to insurers or reduce the exposure
to the hazard. Unfortunately, the NFIP can only do what is allowed by statute. If losses increase, the
Federal Emergency Management Agency (FEMA) is authorized by Congress to make incremental
adjustments to increase the premium rates and reduce overall coverage. FEMA is not permitted to
eliminate coverage for any policy holder including high -risk properties. Actuarial rates cannot be charged
to buildings built before State and local floodplain management regulations went into effect. Since
repetitive flood claims must be paid, FEMA has no choice but to spread these costs among all
policyholders.
Sometimes floodplain management regulations mitigate repetitive flood losses when a building is
substantially damaged. A structure where the cost to repair is equal to or exceeds 50 percent of the
building's value is considered substantially damaged. A substantially damaged building must be brought
up to the same flood protection level as a new building under a community's floodplain management
ordinance. Many repetitive loss buildings are not in a regulated floodplain or they do not get substantially
damaged and remain at risk to future damage.
Many owners of properties that experience repetitive flooding are not aware of the magnitude of damage
they are exposed to because they either purchased the property afterthe last flood or the seller or lender
did not disclose the flood hazard. Disclosure of repetitive flooding is a problem due to the fact that
repetitive loss areas are not shown on Flood Insurance Rate Maps (FIRMS) but instead must be identified
and mapped by local communities.
City of South Miami, Florida Page 1 9
Repetitive Loss Area Analysis
The City of South Miami (CID-120658) has been a regular participant in the NFIP since September 29,
1972. In addition to meeting the basic requirements of the NFIP, the South Miami has completed
additional floodplain management activities to participate in the Community Rating System (CRS)
program, which rewards local communities with insurance premium discounts for taking actions to reduce
flood risk and vulnerability. The City of South Miami is currently a CRS Class ® m m ® ® m o
7 which rewards all policyholders in the SFHA with a 15 percent reduction 859
in their flood insurance premiums. Non-SFHA policies (Standard X Zone I NFIP Policies
policies) receive a 5% discount, and preferred risk policies receive no 9
discount. South Miami entered the CRS program on May 1, 2013. $254+ million
As of March 30, 2017, there are 859 NFIP Polices in force in the City with in insurance coverage 9
insurance coverage of over $254 million. The City has a total of 88 paid L= � � � � — � =A
losses, which have resulted in a total payout of $1,222,364.14. Included among these losses, there has
been one substantial damage claim since 1978.
A repetitive loss property does not have to currently be carrying a flood insurance policy to be considered
a repetitive loss property or a severe repetitive loss property. In some cases, a community will find that
properties on its repetitive loss list are not currently insured. An insured property with claims on that
property will make it a repetitive loss property. Once it is designated as a repetitive loss property, that
property remains as a repetitive loss property from owner to owner; insured policy to no policy; and even
after that property has been mitigated with flood protection. One third of repetitive loss buildings in the
City of South Miami are currently insured, and 25 percent have been mitigated (see the Repetitive Loss
Requirement Section).
TERMINOLOGY
REPETITIVE LOSS: Any insurable building for which two or more claims of more than $1,000 were paid by the NFIP within
any rolling 10-year period, since 1978. Two of the claims paid must be more than 10 days apart but, within 10 years of each
other. A repetitive loss property may or may not be currently insured by the NFIP.
SEVERE REPETITIVE LOSS: As defined by the Flood Insurance Reform Act of 2004, SRLs are 1-4 family residences that have
had four or more claims of more than $5,000 or at least two claims that cumulatively exceed the building's value. The Act
creates new funding mechanisms to help mitigate flood damage for these properties.
According to January 2017 repetitive loss data from FEMA, and accounting for input from City officials on
completed mitigation of properties, there are a total of 6 unmitigated and 2 mitigated repetitive loss
properties within the City of South Miami. The 2017 CRS Coordinator's Manual states that any community
with at least 1 but less than 50 repetitive loss properties —considered a "Category B Community" —must
map repetitive loss areas, describe its repetitive loss problem, and undertake outreach to all addresses
in the repetitive loss areas that have insurable buildings. In an effort to take greater responsibility
for these repetitive loss properties and encourage mitigation, the City has opted to complete a
Repetitive Loss Area Analysis (RLAA) using the 2017 CRS Coordinator's Manual. The RLAA will
benefit the City by examining potential mitigation measures for specific repetitive loss areas
and increasing its credit in the CRS Program.
Setting
The City of South Miami is located in Miami -Dade County in southeastern Florida. The City has a total
land area of approximately 2.3 square miles of land area as well as several canals totaling 0.04 square
miles of water area. The City sits within the C-2 drainage basin and drains to the Biscayne Bay via the C-2
Snapper Creek Canal.
City of South Miami, Florida page 2 10
Repetitive Loss Area Analysis
The City sits approximately 1.5 miles inland from the coast of Biscayne Bay. The majority of the City falls
within Miami -Dade County's Storm Surge Evacuation Zone C, which is at greatest risk for Category 3
storms and higher, according to the County's Office of Emergency Management.
The City is served by US Route 1, Florida 976 (SW 40th Street), and Florida 826 (Palmetto Expressway).
US-1 runs through the southern portion of the City, northeast to Coral Gables and southwest to
Pinecrest. FL-976 runs along the northern border of the City between US-1 to the east and Ronald
Reagan Parkway to the west. FL-826 runs to the west of the City, connecting south to US-1 and north
toward Miami International Airport. As of 2015, according to the American Community Survey (ACS)
2011-2015 5-Year Estimates, the population was 12,156.
Figure 1.1 reflects the City of South Miami's location within Miami -Dade County and in relation to the
surrounding cities and towns.
11
City of South Miami, Florida Page 3
Repetitive Loss Area Analysis
Figure 1.1 -City of South Miami Location Map
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12
City of South Miami, Florida Page 4
Repetitive Loss Area Analysis
Repetitive Loss Requirement
Repetitive loss data must be maintained and updated annually in order to participate in the CRS. Since
a disproportionate number of losses under the NFIP come from repetitively flooded properties,
addressing these properties is a priority for participating in the CRS Program. Depending on the severity
of the repetitive loss problem, a CRS community has different responsibilities.
• Category A: A community with no unmitigated repetitive loss properties. No special
requirements from the CRS.
• Category B: A community with at least one, but fewer than 50, unmitigated repetitive loss
properties. Category B communities are required by the CRS to research and describe their
repetitive loss problem, create a map showing the showing the location of all repetitive loss
properties (areas) and complete an annual outreach activity directed to repetitive loss
properties.
Category C: A community with 50 or more unmitigated repetitive loss properties. Category C
communities are required to do everything in Category B and prepare either a floodplain
management plan that covers all repetitive loss properties (areas) or prepare a RLAA for all
repetitive loss areas.
As of the latest repetitive loss data obtained from FEMA from January 1, 2017, the City of South Miami
contains a total of eight unmitigated repetitive loss properties, therefore the City is designated as a
Category B repetitive loss community. The City noted that two of these properties have since been
mitigated through demolition. All eight repetitive loss properties are summarized in Table 1.1.
Table 1.1—Summary of Repetitive Loss Properties
Flood
Zone'
Building Type
Building Count
Losses
Total
Building
Payment
Total
Content
Payment
Total Paid
Non'
Residential
Residential
Insured
Uninsured
X
x
x
3
114,056.92
40,476.09
154,533.01
AE
x
x
2
5,776.94
8,171.19
13,948.13
AE
x
x
2
12,538.81
951.52
13,490.33
A
x
x
2
1 8,401.69
2,853.28
11,254.97
X
x
x
2
35,011.70
0.00
35,011.70
AE
x
x
2
40,039.42
8,310.10
48,349.52
AE
x
x
2
12,028.64
0.00
12,028.64
AE
x
x
2
116,698.71
49,979.33
166,678.04
Total
2
6
2
6
17
$344,552.83
$110,741.51
$455,294.34
Source: NFIP Repetitive Loss Data, 1/31/2017
'Flood Zone is based on historical FIRM when first loss occurred. These zones do not reflect the current Effective FIRM zone for each property.
Mapping Repetitive Loss Areas
There were 4 Repetitive Loss Areas identified within the City of South Miami in accordance with the
principles outlined in the CRS guidance titled Mapping Repetitive Loss Areas dated August 15, 2008. The
4 Repetitive Loss Areas include the 6 unmitigated repetitive loss properties as well as historic claims
properties (those with one paid claim against the NFIP), plus additional surrounding properties that have
the same or similar flood conditions but have not had any claims paid against the NFIP. A total of 47
properties were included within the RLAA.
For reporting purposes, the Repetitive Loss Areas were broken into two subareas based on the type of
flooding they typically experience. Subarea 1 contains repetitive loss areas prone to overbank flooding
13
City of South Miami, Florida Page 5
Repetitive Loss Area Analysis
from lakes and canals, and Subarea 2 contains repetitive loss areas prone to localized/stormwater
flooding. The subareas and repetitive loss areas within these general flooding areas are summarized
below.
Subarea 1: Overbank Flooding
• Area 1
• Area 2
• Area 4
Subarea 2: Localized/Stormwater Flooding
• Area 3
A detailed map of each Repetitive Loss Area is provided in Section 2. An overview map of the City of
South Miami Repetitive Loss Areas grouped into subareas is shown in Figure 1.2 on the following page.
Figure 1.3 shows the Repetitive Loss Areas in relation to the FEMA Flood Zones.
14
City of South Miami, Florida Page 6
Repetitive Loss Area Analysis
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2 The RLAA Process
The RLAA planning process incorporated requirements from Section 510 of the 2017 CRS Coordinator's
Manual. The planning process also incorporated requirements from the following guidance documents:
1) FEMA publication Reducing Damage from Localized Flooding: A Guide for Communities, Part III Chapter
7; 2) CRS publication Mapping Repetitive Loss Areas dated August 15, 2008; and 3) Center for Hazards
Assessment Response and Technology, University of New Orleans draft publication The Guidebook to
Conducting Repetitive Loss Area Analyses. Most specifically, this RLAA included all five planning steps
included in the 2013 CRS Coordinator's Manual:
Step 1: Advise all the properties in the repetitive loss areas that the analysis will be conducted
and request their input on the hazard and recommended actions.
Step 2: Contact agencies or organizations that may have plans or studies that could affect the
cause or impacts of the flooding. The agencies and organizations must be identified in
the analysis report.
Step 3: Visit each building in the repetitive loss area and collect basic data.
Step 4: Review alternative approaches and determine whether any property protection
measures or drainage improvements are feasible.
Step 5 Document the findings. A separate analysis report must be prepared for each area.
Beyond the 5 planning steps, additional credit criteria must be met:
1. The community must have at least one repetitive loss area delineated in accordance with
the criteria in Section 503.
2. The repetitive loss area must be mapped as described in Section 503.a. A Category "C"
community must prepare analyses for all of its repetitive loss areas if it wants to use RLAA
to meet its repetitive loss planning prerequisite.
3. The repetitive loss area analysis report(s) must be submitted to the community's governing
body and made available to the media and the public. The complete repetitive loss area
analysis report(s) must be adopted by the community's governing body or by an office that
has been delegated approval authority by the community's governing body.
4. The community must prepare an annual progress report for its area analysis.
5. The community must update its repetitive loss area analyses in time for each CRS cycle
verification visit.
17
City of South Miami, Florida Page 9
Repetitive Loss Area Analysis
STEP 1. Advise All Property Owners
Before field work began on the RLAA, individual letters were mailed to property owners within the 4
identified Repetitive Loss Areas. Figure 2.1 on the following page shows an example of the property
owner notification letter. Letters were mailed to add properties within each area, including repetitive
loss properties, historical claims properties (those with one paid claim against the NFIP), and additional
properties with similar flooding conditions but which have no claims paid against the NFIP. In total, 47
notification letters were mailed to property owners; three of these letters were returned as
undeliverable. The letters were sent out on July 19, 2018. Copies of all mailed letters are maintained
on file with the City of South Miami Planning and Zoning Department. In accordance with the Privacy
Act of 1974, the letters will not be shared with the general public.
Mailed Questionnaire
A property owner questionnaire was included with each letter mailed to building owners. The
questionnaire asks about the type of foundation and if the building has a basement, if the building has
experienced any flooding and the type of flooding, cause of flooding, flood protection measures and
whether the owner has flood insurance. The Flood Protection Questionnaire is shown in Figures 2.2
and 2.3 on the following pages.
Website Announcement
The completed document will be made available for review on the City's website. This gives property
owners an opportunity to review the general findings of the analysis and provide feedback to the City
to further improve the City's and property owner's knowledge of flood issues.
City of South Miami, Florida Page 10
Repetitive Loss Area Analysis
yy J
k* r F
[DATE]
errs
[NAME]
[ADDRESS]
[CITY], FL
Property Address: XXXXXX Parcel Number: XXXXXXXXX
Dear Property Owner:
As part of the City of South Miami's participation in the National Flood Insurance Program Is
(NFIP) Community Rating System (CRS), the Planning & Zoning Department is evaluating
properties that have experienced repetitive flood damage. This analysis will include the review
of all previous flood data and studies conducted in these locations.
The repetitive loss analysis involves the collection of the following property level data elements:
• Building permit records (including application and associated records)
• Structure and site elevation information (elevation certificate if available)
■ Tax ID and lot and parcel number
■ Building property value on record (assessed value, replacement value or both)
• Land property value on record
• Building codes/floodplain development regulations exceeding minimum standards
■ Historical flood event information (when events occurred, amount of damage to property,
etc.)
In addition, the City of South Miami and its contractor will visit each property to survey the
flood risk and to take photographs. Property owners are encouraged to provide any relevant
flooding information. The survey crews will be looking at the type and condition of the
foundation, drainage patterns on the lot and whether outside mechanical equipment is elevated.
The results of the repetitive loss area analysis will include a review of alternative approaches for
property protection measures or drainage improvements where feasible. Once the analysis is
complete, a copy of the report can be obtained from the Planning & Zoning Department or by
calling (305) 663-6326.
You can help us perform this analysis by completing this questionnaire and returning to me
at City of South Miami Planning and Zoning Department, 6130 Sunset Drive, South Miami,
FL 33143. If you have any questions, please call me at (305) 663-6326.
Sincerely,
Marcus Lightfoot
Senior Planner
City of South Miami Planning & Zoning Department
Figure 2.1— Example RLAA Property Notification Letter
19
City of South Miami, Florida Page 11
Repetitive Loss Area Analysis
CITY OF SOUTH MIAMI
f FLOOD PROTECTION QUESTIONNAIRE
Name:
Property Address:
L How many years have you occupied the building at this address?
❑ Less than 1
❑ 1-5 years
2. Do you rent or own this building?
❑ Rent
❑ Own
3. What type of foundation does the building have?
❑ Slab
❑ Crawl Space
4. Has this building ever been flooded or had a water problem?
❑ Yes ❑ No
S. Has this property ever been flooded or had a water problem?
❑ Yes ❑ No
6. In what year(s) did the building or property flood?
❑ 5-10 years
❑ 10+ years
❑ Basement
❑ Other:
7. Where did you get water and how deep did it get?
❑ In basement; Depth: ❑ Over 1" floor; Depth:
❑ In crawl space; Depth: ❑ In yard; Depth:
❑ Water was kept out of building by sandbagging, sewer valve, or other protective measure
8. What was the longest time that water stayed In the building or on the property?
9. What do you feel was the cause of your flooding? Check all that affect your building or property.
❑ Storm sewer backup ❑ Flooding from ditch/creek/river:
❑ Sanitary sewer backup
❑ Standing water next to house/building
❑ Drainage from nearby properties ❑ Other:
❑ Saturated ground / leaks in basement wails
10. Have you taken any of these flood protection actions on the property?
Yes
I No
Installed sump pump
Waterproofed the outside wall
Re -graded yard to keep water away
Moved things out of basement
Yes No
Installed backup power system / generator
Sandbagged
Other:
Page 1 of 2
Figure 2.2 — RLAA Survey, Page 1
City of South Miami, Florida Page 12
Repetitive Loss Area Analysis
FLOOD PROTECTION QUESTIONNAIRE
(CONTINUED)
11. Which flood protection measures (checked in question 10) worked?
12. Is this building looted in a FEMA floodplain?
❑ Yes
❑ No
❑ I don't know
13. Do you have flood insurance for this building?
❑ Yes
❑ No
❑ Idon't know
14. Please include any additional information and comments you may have about flooding on this property or the surrounding area:
For more Information on flood protection measures for your buildings or property, please contact Marcus Lightfoot, info below.
Please help us by completing this survey by Auzust 17, 2018 and returning it to:
Marcus Lightfoot, Senior Planner
City of South Miami
6130 Sunset Drive
South Miami, FL 3314
Phone(305)663-
Surveys can also be emailed to mlightfoot@southmiamifl.gov
Page 2 of 2
Figure 2.3 — RLAA Survey, Page 2
21
City of South Miami, Florida Page 13
Repetitive Loss Area Analysis
Of the 47 mailed notification letters and questionnaires, the City of South Miami received 14 responses
which corresponds to a response rate of approximately 30 percent. The questionnaire responses are
summarized below. Note: Respondents may have skipped questions and/or provided more than one
response to a question.
Q1. How many years have you occupied the building at this address?
Answer Choices
Percentage
Number Responding
Less than 1
0
0
1-5
21.4
3
5-10
7.1
1
10+
71.4
10
Total
1
1 14
Q2: Do you rent or own this building?
Answer Choices
Percentage
Number Responding
Rent
0
0
Own
100
14
Total
1
14
Q3: What type of foundation does the building have?
Answer Choices
Percentage
Number Responding
Slab
92.3
12
Crawl Space
0
0
Basement
0
0
Other
7.7
1
Total
13
If other: Unknown
Q4: Has this building ever been flooded or had a water problem?
Answer Choices
Percentage
Number Responding
Yes
14.3
2
No
85.7
12
Total
14
Q5: Has this property ever been flooded or had a water problem?
Answer Choices
Percentage
Number Responding
Yes
21.4
3
No
78.6
11
Total
14
Q6: In what year(s) did the building or property flood?
• More than 10 years ago
• "No Name" storm in 2007 and one time previous to that
• Can't recall
22
City of South Miami, Florida Page 14
Repetitive Loss Area Analysis
Q7: Where did you get water and how deep did it get?
Answer Choices
Flood Depths
Percentage
Number Responding
In basement
garage depth
25.0
1
In crawl space
0
0
Over 1n floor
6"
25.0
1
In yard only
more than 12"; covered back
yard and pool entirely
50.0
2
Water was kept out of house by
sandbagging, sewer valve, or other
protective measure
0
0
Total
4
Q8: What was the longest time that water stayed in the building or on the property?
• Receded within day • 2-3 days • About one week
Q9: What do you feel was the cause of your flooding? Check all that affect your building or property.
Percentage
Number Responding
Storm sewer backup
50.0
2
Sanitary sewer backup
0
0
Standing water next to house/building
0
0
Drainage from nearby properties
0
0
Saturated ground / leaks in basement walls
25.0
1
Flooding from ditch/creek/river:
0
0
Other
25.0
1
Total
1
4
Ditch/creek/river flood source:
Other:
• 1 think it was fixed - last years no problem yet
• flooding from heavy rains entering through back yard (from 481h street)
Q10: Have you taken any of these flood protection actions on the property?
Answer Choices
Percentage "Yes"
Number Responding "Yes"
Installed sump pump
0
0
Waterproofed the outside walls
0
0
Re -graded yard to keep water away
0
0
Moved things out of basement
0
0
Installed backup power system / generator
33.3
1
Sandbagged
33.3
1
Other
0
0
None
33.3
1
Total
3
Other:
Q11: Which flood protection measures (checked in question 10) worked?
• I am pretty sure the City fixed the drainage problem on our block, but to reinforce security I
always sandbag front door and garage doors during hurricane. Large rains which can cause
flooding have not been a problem for the last few years.
• Problem went away when they no longer allowed water to accumulate in dykes
23
City of South Miami, Florida Page 15
Repetitive Loss Area Analysis
Q12: Is your home located in a Federal Emergencv Management Agencv (FEMA) floodalain?
Answer Choices
Percentage
Number Responding
Yes
57.1
8
No
0
0
1 don't know
1 42.9
1 6
Total 1
1 14
Q13: Do you have flood insurance?
Answer Choices
Percentage
Number Responding
Yes
92.9
13
No
7.1
1
1 don't know
0
0
Total
1
i 14
Q14: Please include any additional information and comments you may have about flooding in your
area:
• 1 also live near a small lake and flooding could have been a problem from this and the canals
backing up
• This property is just inside flood zone AH (tan on SMIA Flood Map). Before we purchased it in
19811 checked with NOAA's surge modelers and was told that the worst case was 30 cm of
water above flood grade. Current estimates (?) are plausibly (?) less optimistic.
• This property is on a canal in South Miami and I have lived here since 1984. Except for the water
rising once to about 1 foot from the edge during a very rainy hurricane we have never had so
much as a concern for water levels in 34 years.
• Some years ago drainage systems were installed along 48th Street & 49th Street, alleviating any
flooding tremendously.
The following trends in survey responses should be considered when evaluating mitigation measures:
A very high percentage (nearly 92%) of survey respondents say they have flood insurance policies.
This includes most respondents who say they have never had a flooding problem in their building or
on their property.
24
City of South Miami, Florida Page 16
Repetitive Loss Area Analysis
STEP 2. Contact Agencies and Organizations
The City of South Miami contacted external agencies and internal departments that have plans or
studies that could affect the cause or impacts of flooding within the identified repetitive loss areas. The
data collected was used to analyze the problems further and to help identify potential solutions and
mitigation measures for property owners. Those reports which were analyzed and reviewed included:
• City of South Miami Comprehensive Plan, Updated December 2010
• City of South Miami Code of Ordinances, Updated June 2017
o Flood Damage and Prevention
• City of South Miami Land Development Code, Updated June 2017
o Zoning Regulations
o Subdivision Regulations
• City of South Miami Capital Improvements Program, FY 2014 through FY 2018
• City of South Miami Stormwater Master Plan, June 2012
• Miami -Dade County Comprehensive Development Master Plan
o Adopted 2020 and 2030 Land Use Plan Map, Updated January 2016
o Parks Conservation and Vacant Land Map
• Miami -Dade County Local Mitigation Strategy, January 2017
• FEMA Community Information System Data
• FEMA Flood Insurance Study, Miami -Dade County, Effective September 11, 2009
• FEMA/ISO — Repetitive Loss and Flood Insurance Data
Summary of Studies and Reports
FEMA Flood Insurance Study, Effective September 11, 2009
FEMA's Effective FIS for Miami -Dade County, FL, including the City of South Miami, is dated September
111P 2009. The AS also includes revised Flood Insurance Rate Maps (FIRMs) released on the same date.
Flood Insurance Claims Data
The Privacy Act of 1974 (5 U.S.C. 522a) restricts the release of flood insurance policy and claims
data to the public. This information can only be released to state and local governments for the use in
floodplain management related activities. Therefore, all claims data in this report are only discussed in
general terms.
City of South Miami Comprehensive Plan, updated December 2010
The 2010 City of South Miami Comprehensive Plan is the City's framework for growth and development.
The plan addresses future land use, transportation, housing, infrastructure, conservation, recreation and
open space, intergovernmental coordination, and capital improvement. For each element addressed, the
plan identifies specific goals as well as objectives and policies to meet those goals. Flooding is addressed
in the future land use and infrastructure elements. Specifically, the plan calls for the preservation of the
Special Flood Hazard Area (SFHA) by transferring allowable density to a Transit -Oriented Development
District. Additionally, the plan sets a level of service standard of protection from the 1%-annual-chance-
flood for the stormwater drainage system.
25
City of South Miami, Florida Page 17
Repetitive Loss Area Analysis
City of South Miami Flood Damage and Prevention Ordinance, updated June 2017
The City of South Miami Flood Damage and Prevention ordinance establishes provision for flood hazard
reduction. Specific standards include requiring that new construction be elevated to the base flood
elevation and that enclosures below the lowest floor not be used for living space.
City of South Miami Land Development Code, updated June 2017
The City of South Miami Land Development Code stipulates where and how development can occur in
the City. The Code outlines the zoning use districts and purposes and establishes requirements for new
development. The Land Development Code does not specifically address flooding but is an important
regulatory tool through which flood protection can occur in conjunction with the Comprehensive Plan
and the Flood Damage and Prevention ordinance.
City of South Miami Capital Improvements Program, 2014-2018
The Capital Improvement 5-Year Plan for 2014-2018 identifies and budgets for seven drainage
improvement projects. Four projects were budgeted in fiscal year 2013, two were budgeted through 2014,
and one multi -phase, citywide project was budgeted through 2018. Funding sources for drainage
improvements include the Stormwater Drain Trust Fund, the South Miami CRA, and the Local Option Gas
Tax. Planned and budgeted projects include addressing drainage issues along 59t' Avenue, SW 74t'
Terrace, and additional locations identified in the Stormwater Master Plan.
City of South Miami Stormwater Master Plan, June 2012
The 2012 Stormwater Master Plan assesses the hydrologic and hydraulic conditions in the City, identifies
problem areas, and makes recommendations for drainage improvements and flood protection.
Miami -Dade County Comprehensive Development Master Plan (CDMP), updated January 2016
The Miami -Dade County CDMP sets goals, objectives, and policies for the development and conservation
of land and natural resources over the next 10 to 20 years. The 2020 and 2030 Land Use Map illustrates
the general land use categories planned throughout the County and shows the expected expansion of the
County's Urban Development Boundary, setting a growth strategy.
Miami -Dade County Local Mitigation Strategy, January 2017
The Miami -Dade Local Mitigation Strategy (LMS) is a multi -hazard mitigation plan for the county. The plan
devotes a chapter to flooding, the NFIP, and the CRS, which assesses the flood hazard risk and vulnerability
throughout the county and identifies mitigation projects that have been and/or can be implemented.
26
City of South Miami, Florida Page 18
Repetitive Loss Area Analysis
STEP 3. Building Data Collection
The on -site field survey for this analysis was conducted on July 24, 2018. The National Tool Limited View
was not utilized in this effort, but most of the information required by the National Tool was incorporated
into a mobile application survey. The data collection forms generated by the mobile application are
included in Appendix A. (Note: In accordance with the Privacy Act of 1974, Appendix A will not be
shared with the general public).
In addition, multiple site photos were taken of each structure on the property. Photos were also taken of
current drainage features and mitigation and floodproofing measures if evident from street or parking lot
views. The following information was recorded for each property:
• Existing mitigation observed • Likely areas and severity of
• Type and condition of the structure and foundation damage on property
• Number of stories • Presence of any HVAC units that
• Height above street grade and height above site grade would be vulnerable
• Presence and type of appurtenant structures
Data was also gathered, when possible, through conversations with property owners and/or residents.
These conversations provided detail on the extent of flooding, potential causes of flooding, and
recollections from past flood events, which help to better understand flooding issues forthese areas.
Data was also incorporated from off -site research, including a review of FEMA Flood Insurance Rate
Maps and the location of the Repetitive Loss Areas in relation to FEMA flood zones.
Table 2.1 details the percentage of each repetitive loss area that falls within the 100-year, 500-year or
Unshaded Zone X flood zone.
Table 2.1— Repetitive Loss Area Percentage by Flood Zone
27
City of South Miami, Florida Page 19
Repetitive Loss Area Analysis
Problem Statement 1:
Areas of Overbank Flooding
Of the four identified Repetitive Loss Areas in the City of South Miami, three are in areas vulnerable
primarilyto overbank flooding from nearby drainage features. The areas include locations alongthe City's
secondary canal system and near a stormwater retention pond. These areas are all located within the
100-year flood plain.
The primary flood source in these areas is overbank flooding, resulting from prolonged rains that
oversaturate the soil and eventually overwhelm the capacity of the drainage system. Losses have
occurred in these areas as a result of hurricanes and tropical storms; specifically, Hurricane Katrina in
2005, Tropical Storm Leslie in 2000, and Hurricane Irene in 1999 resulted in flood insurance claims. The
last hurricane or tropical storm to have a major flooding impact on the City of South Miami was Hurricane
Wilma in October 2005.
Additionally, these areas are also likely subject to periodic flash flooding from heavy rains and localized
stormwater flooding. Flash flooding can occur if conveyance is obstructed by debris, sediment, and other
materials that limit the volume of drainage. Tidal influences can also exacerbate flash flooding in South
Miami when heavy rains fall during a high tide, which prevents the primary canal system from draining
floodwaters as quickly to the Biscayne Bay.
The approach to reducing repetitive flooding in these areas will require a combination of floodproofing
techniques, drainage improvement projects, and education.
28
City of South Miami, Florida Page 20
Repetitive Loss Area Analysis
Subarea 1
Repetitive Loss Area 1 is located completely within the 100-yr floodplain. This area is residential with
single family homes. Most structures are on minimal fill and elevated between 0-2 feet above grade;
however, three structures are at grade and one structure is below street grade. The structures in this area
have slab -on -grade foundations. All buildings in Area 1 were built between 1950 and 1977; only three
were built prior to the community's first FIRM, dated 1972. During field survey of the area, which was
conducted after a rain event, standing water was noted along SW 49" Street and in several driveways.
Additionally, it was observed that a drainage inlet on 49t° Street is higher than the adjacent blacktop,
which may contribute to stormwater flooding in the area. Drainage inlets are located in front of three
houses on SW 48" Street, and in front of one house on SW 49" Street, but none were observed on SW
67`" Avenue orSW 491" Terrace. Most HVAC units were not visible during field survey, howeverthree were
seen elevated to the B.F.E, one had some elevation, and one home had a window air conditioning unit.
Four residents of this area completed flood protection questionnaires and two responded that they have
had issues with flooding but that the problem was abated by drainage improvements and maintenance.
Repetitive Loss Area 2 is located completely within the 100-yr floodplain. This area is single family
residential with slab on grade foundations and concrete construction. All six homes are built on minimal
fill, with three elevated between 0-1 foot above grade and three elevated between 1-2 feet above grade.
All six structures were built in 1980. Only one HVAC unit was visible during field survey, and it was not
elevated. Three properties had drainage inlets in front of them, with one in the property's driveway; a
fourth property had a drainage inlet located across the street. Two of the properties had no guttering.
One resident of this area completed a flood protection questionnaire and reported flooding issues that
have since been solved by drainage improvements.
Repetitive Loss Area 4 is located almost entirely within the 100-yr floodplain. A canal runs north -south
through this area along the back of the properties. This area is residential with single family homes. The
homes in this area were built between 1958 and 1978; all but three were built prior to the community's
first FIRM, dated 1972. Most foundations are slab on grade and all but one of the structures is of masonry
construction. Most of the structures were built either at grade or only 0-1 foot above grade. Several
structures lack guttering. During field survey, standing water was noted along the street and in the
driveways and yards of several properties. Nine residents of this area completed flood protection
questionnaires, and all responded that they have not had any issues with flooding.
Table 2.2 — Repetitive Loss Area Overview for Subarea 1
Note: Additional data on buildings within each repetitive loss area is located on the field survey forms in Appendix A.
Subarea 1 contains a total of 44 properties.
City of South Miami, Florida Page 21
Repetitive Loss Area Analysis
29
Figure 2.4 — Repetitive Loss Area 1
n
t
1
om s.
2
w 49. ]..,
1W
o w a
lam!
Legentl
South Miami, Florida
_ - tlft�alst�
O RL Area
Re etitive Loss Area Ma IO
p PP 9
NOTE: THIS MAP IS FOR
_
- -
QSouth Miami Boundary
REFERENCE ONLY]
,
/
Zone AH
Area: SM-01
-
.agylh MIaml
MEPARE6 ]25fN19 SOURCE FEIM
amec foster wheeler '
...... ... ..........._....._.��.
Kendal
9.: An.6WGNP.,tl bbinn.
W1
City of South Miami, Florida Page 22
Repetitive Loss Area Analysis
c
South Miami, Florida
ttitive Loss Area Mapping
Area: SM-02
amec foster wheeler
Figure 2.5 — Repetitive Loss Area 2
NOTE: THIS MAP IS FOR
REFERENCE ONLYI
A
st
tni r aend
QRLArea
Q South Mlami Boundary
Word IIIII�Zone AE
Zone AM
31
City of South Miami, Florida Page 23
Repetitive Loss Area Analysis
Figure 2.6 — Repetitive Loss Area 4
K
A
sw cam sI
s
B
4 -
D
a ea s +
South Miami, Florida
waar�esrc
C3 RLArea
tepetitive Loss Area MappingNOTE
THIS MAP IS FOR
REFERENC1. E ONLYI
Q South Miami Boundary
Zone AE
Area: SM-04
.•.•,. �•••..•..,•.•..•, .`"••.•
'L
Zone AH
amec faster Wheeler W
PRVARF67e=n6 WUR Fq
BY e..mwaReRmnwa
- Kendall
32
City of South Miami, Florida Page 24
Repetitive Loss Area Analysis
Example Properties in Area 1
HVAC Unit not elevated above slab
Water ponded in driveway and sidewalk
Standing water in front of house
Drainage inlet higher than surrounding blacktop
33
City of South Miami, Florida Page 25
Repetitive Loss Area Analysis
Example Properties in Area 2
Drainage inlet in front of house
Debris in front of drainage way
House elevated on fill
a,
City of South Miami, Florida Page 26
Repetitive Loss Area Analysis
Example Properties in Area 4
Standing water in driveway
Driveway slopes toward garage
Standing water in driveway
HVAC unit not elevated
35
City of South Miami, Florida Page 27
Repetitive Loss Area Analysis
Problem Statement 2:
Areas of Stormwater/localized Flooding
Of the four identified Repetitive Loss Areas, one is located entirely outside the 1-percent annual chance
floodplain and away from the City's major drainage features. This area is primarily subject to periodic
flooding from heavy rains and localized stormwater drainage problems. Losses have occurred in these
areas as a result of hurricane and tropical storm rains; specifically, Hurricane Katrina in 2005 and Hurricane
Irene in 1999 resulted in flood insurance claims.
Most repetitive loss flooding in this area is considered flash flooding that causes damage to residential
and commercial buildings as well as street closures due to floodwaters overtopping the roadway. Flash
flooding can occur when the capacity of the stormwater system is exceeded or if conveyance is obstructed
by debris, sediment, and other materials that limit the volume of drainage. The approach to reducing
repetitive flooding in these areas will require a combination of floodproofing techniques and drainage
improvement projects.
36
City of South Miami, Florida Page 28
Repetitive Loss Area Analysis
Subarea 2
Repetitive Loss Area 3 is located completely outside the 100-yr floodplain in the unshaded Zone X. This
is a commercial area with a mix of concrete and masonry construction types. One structure is elevated 6-
8 feet and has a basement with a walkout. An occupant of this building noted that the street drain has
clogged and caused flooding of the basement area. The HVAC unit for one structure were elevated above
the first floor elevation, but another structure did not have its HVAC unit elevated. There were no
responses to the flood protection questionnaire from this area.
Table 2.3 — Repetitive Loss Area Overview for Subarea 2
in Appendix A.
Subarea 2 contains a total of 3 properties.
37
City of South Miami, Florida Page 29
Repetitive Loss Area Analysis
Figure 2.7 — Repetitive Loss Area 3
01 _
SW 70th Sti
3
N
m
J
N
D
K
0`..
6023
ml
Legend
South Miami, Florida
Repetitive Loss Area Mapping
NOTE: THIS MAP Is FORQRLArea
REFERENCE ONLYI
Q Soulh Miami Boundary
Area: SM-03
h NMIPq®
q.dn
M lly 8 80.R FEU.
amec foster wheeler VIP
-...,"...'.........`.....`.
38
City of South Miami, Florida Page 30
Repetitive Loss Area Analysis
Example Properties in Area 3
Storm drain inlet located adjacent to structure Structure with walkout basement
with walkout basement
Structure with minimal elevation
Structure at grade
39
City of South Miami, Florida Page 31
Repetitive Loss Area Analysis
STEP 4. Review Alternative Mitigation Approaches
Mitigation Alternatives
According to the 2017 CRS Coordinator's Manual, mitigation measures should fall into one of the following
floodplain management categories:
• Prevention
• Property Protection
• Natural Resource Protection
• Emergency Services
• Structural Projects
• Public Information and Outreach
Property protection is essential to mitigating repetitive loss properties and reducing future flood losses.
There are many ways to protect a property from flood damage. Property protection measures recognized
in the 2017 CRS Coordinator's Manual include relocation, acquisition, building elevation, retrofitting,
sewer backup protection, and insurance. Different measures are appropriate for different flood hazards,
building types and building conditions. Figure 2.8 below, found in the 2017 CRS Coordinator's Manual,
lists typical property protection measures.
• Demolish the building or relocate it out of harm's way.
• Elevate the building above the flood level.
• Elevate damage -prone components, such as the furnace or air conditioning unit.
• Dry floodproof the building so water cannot get into it.
• Wet floodproof portions of the building so water won't cause damage.
• Construct a berm or redirect drainage away from the building.
• Maintain nearby streams, ditches, and storm drains so debris does not obstruct them.
• Correct sewer backup problems.
Source: 2027 CRS Coordinators Manual.
Figure 2.8 —Typical Property Protection Measures
Improving the stormwater drainage.system and storage capacity throughout the City of South Miami can
eliminate some building damage and road closures in these areas. Similarly, improving drainage outfalls
can reduce stormwater flooding from heavy rains. These structural methods require large capital
expenditures and cooperation from private property owners. Promoting floodproofing techniques and
flood insurance and increasing public education and awareness of the flood hazards can be the next best
alternative for property owners in this area. The City's websites, e-mail distribution lists, press releases
and variable message boards can help get these messages out to business owners and residents.
Mitigation Funding
There are several types of mitigation measures, listed in Table 2.4, which can be considered for each
repetitive loss property. Each mitigation measure qualifies for one or more grant programs. Depending
on the type of structure, severity of flooding and proximity to additional structures with similar
flooding conditions, the most appropriate measure can be determined. In addition to these grant funded
projects, several mitigations measures can be taken by the homeowner to protect their home. Please
note, the Biggert-Waters 2012 National Flood Insurance Reform Act eliminated the previously available
Repetitive Flood Claims grant program.
40
City of South Miami, Florida Page 32
Repetitive Loss Area Analysis
Table 2.4— Mitigation Grant Programs
Types of Projects Funded
HMGP
FMA
PDM
5RL
Ilc
SBA
Acquisition of the entire property by a gov't
X
X
X
X
Relocation of the building to a flood free site
X
X
X
X
X
X
Demolition of the structure
X
X
X
X
X
X
Elevation of the structure a bove flood levels
X
X
X
X
X
X
Replacingthe old building with a new elevated
X
X
X
X
Local drainage and small flood control projects
X
X
Dry floodproofing(non-residentialbuildings only)
X
X
X
X
X
Percent paid by Federal program
75%
75%
759/
75%
100%
0
Application Notes
1,2
1
1
1
3
2,4
Application notes:
1. Requires a grant application from your local government
2. Only available after a Federal disaster declaration
3. Requires the building to have a flood insurance policy and to have been flooded to such an extent that the local
government declares it to be substantially damaged.
Pays 100%up
to $30,000
4. This is a low interest loan that must be paid back
Potential Mitigation Measures
Dry flood proofing. Commercial structures and even residential
structures are eligible for dry floodproofing; however, in many
instances this requires human intervention to complete the
measure and ensure success. For example, installing
watertight shields over doors or windows requires timely
action by the homeowner; especially in a heavy rainfall event.
Wet floodproofing. Wet floodproofing a structure involves
making the uninhabited portions of the structure resistant to
flood damage and allowing water to enter during flooding. For
example, in a basement or crawl space, mechanical equipment
and ductwork would not be damaged.
Provide public education through posting
information about local flood hazards on
Town websites, posting signs at various
locations in neighborhoods or discussing
flood protection measures at local
neighborhood association meetings.
Implement volume control and runoff
reduction measures in the Town's
Stormwater Management Ordinance.
For basements, especially with combined storm sewer and Consider expanding riparian impervious
sewer systems, backflow preventer valves can prevent storm surface setbacks.
water and sewer from entering crawlspaces and basements.
Acquire and/or relocate properties/target abandoned
properties.
Elevate structures and damage -prone components, such as the
furnace or air conditioning unit, above the BFE.
Construct engineered structural barriers, berms, and floodwalls
(Note: Assuming lot has required space for a structural
addition).
Increase road elevations above the BFE of the 100-year
floodplain.
Implement drainage improvements such as increasing capacity
in the system (up -sizing pipes) and provide additional inlets to
receive more stormwater.
Improve stormwater system maintenance program to ensure
inlets and canals are free of clogging debris.
Relocate internal supplies,
products/goods above the flooding depth.
Promote the purchase of flood insurance.
Improve the Town's floodplain and zoning
ordinances
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Repetitive Loss Area Analysis
Current Mitigation Projects
Capital Improvements Plan Drainage Improvements
In the City's Capital Improvement 5-Year Plan for 2014-2018, six drainage improvement projects were
identified and three were assigned funding, including phase 6 and phases 7-10 of South Miami's
Citywide Drainage Improvements as identified in the City's Stormwater Master Plan. Funding is assigned
through the City's Stormwater Drain Trust Fund.
Acquisition and Demolition
The City of South Miami has already mitigated two of the properties on its repetitive loss list through
acquisition and demolition of the structures.
Advantages and Disadvantages of Mitigation Measures
Seven primary mitigation measures are discussed here: acquisition, relocation, barriers, floodproofing,
drainage, elevation, and insurance. In general, the cost of acquisition and relocation will be higher than
other mitigation measures but can completely mitigate risk of any future flood damage. Building small
barriers to protect single structures is a lower cost solution, but it may not be able to offer complete
protection from large flood events and may impact flood risk on other properties. Where drainage issues
are the source of repetitive flooding, drainage improvements can provide flood mitigation benefits to
multiple properties. Each of these solutions is discussed in greater detail below.
Acquisition:
Property acquisition and/or relocation are complex processes requiring transferring private property
to property owned by the local government for open space purposes. Acquisition is a relatively expensive
mitigation measure, but it provides the greatest benefit in the lives and property are protected from
flood damage. The major cost for the acquisition method is for purchasing the structure and land.
The total estimated cost for acquisition should be based on the following:
• Purchase of Structure and land
• Demolition
• Debris removal, including any landfill processing fees
• Grading and stabilizingthe property site
• Permits and plan review
Table 2.5—Advantages and Disadvantages of Acquisition
• Permanently removes problem since the structure no longer
Cost may be prohibitive.
exists.
• Resistance may be encountered
• Allows a substantially damaged or substantially improved
by local communities due to loss
structure to be brought into compliance with the community's
of tax base, maintenance of
floodplain management ordinance or law.
empty lots, and liability for
• Expands open space and enhances natural and beneficial uses.
injuries on empty, community -
owned lots.
• May be fundable under FEMA mitigation grant programs.
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There are 3 criteria that must be met for FEMA to fund an acquisition project:
• The local community must inform the property owners interested in the acquisition program
that the community will not use condemnation authority to purchase their property and that
the participation in the program is strictly voluntary,
• The subsequent deed to the property to be acquired will be amended such that the landowner
will be restricted from receiving any further Federal disaster assistance grants, the property shall
remain in open space in perpetuity, and the property will be retained in ownership by a public
entity, and,
• Any replacement housing or relocated structures will be located outside the 100-yearfloodplain.
Relocation:
Relocation involves lifting and placing a structure on a wheeled vehicle and transporting that structure
to a site outside the 100-year floodplain and placed on a new permanent foundation. Like acquisition,
this is one of the most effective mitigation measures.
Table 2.6 — Advantages and Disadvantages of Relocation
Advantages Disadvantages
I Removes flood problem since the structure is relocated Cost may be prohibitive.
out of the flood -prone area
• Additional costs are likely if
Allows a substantially damaged or substantially the structure must be
improved structure to be brought into compliance with a brought into compliance with
community's floodplain management ordinance. current code requirements
for plumbing, electrical, and
• May be fundable under FEMA mitigation grant programs. energy systems.
The cost for relocation will vary based on the type of structure and the condition of the structure. It is
considerably less expensive to relocate a home that is built on a basement or crawl space as opposed to
a structure that is a slab on grade. Additionally, wood sided structures are less expensive to relocate
than structures with brickveneer. Items to consider in estimating cost for relocation include the following:
• Site selection and analysis and design of the new location
• Analysis of existing size of structure
• Analysis and preparation of the moving route
• Preparation of the structure prior to the move
• Moving the structure to the new location
• Preparation of the new site
• Construction of the new foundation
• Connection of the structure to the new foundation
• Restoration of the old site
Barriers:
A flood protection barrier is usually an earthen levee/berm or a concrete retaining wall. While levees and
retaining walls can be large spanning miles along a river, they can also be constructed on a much smaller
scale to protect a single home or group of homes.
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Table 2.7—Advantages and Disadvantages of Barriers
Advantages Disadvantages
• Relative cost of mitigation is less expensive Property is still located within the
than other alternatives. floodplain and has potential to be damaged
No alterations to the actual structure or by flood if barrier fails or waters overtop it.
•
foundation are required. Solution is only practical for flooding
• Home owners can typically construct their depths less than 3 feet.
own barriers that will complement the style • Barriers cannot be used in areas with soils
and functionality of their house and yard. that have high infiltration rates.
The cost of constructing a barrier will depend on the type of barrier and the size required to provide
adequate protection. An earthen berm will generally be less expensive compared to an equivalent
concrete barrier primarily due to the cost of the materials. Another consideration is space; an earthen
barrier requires a lot of additional width per height of structure compared to a concrete barrierto ensure
proper stability. Key items to consider for barriers:
• There needs to be adequate room on the lot
A pump is required to remove water that either falls or seeps onto the protected side of the
barrier
• Human intervention will be required to sand bag or otherwise close any openings in the barrier
during the entire flood event
Floodproofing:
Wet floodproofing a structure consists of modifying the uninhabited portions (such as a crawlspace or an
unfinished basement) to allow floodwaters to enter and exit. This ensures equal hydrostatic pressure on
the interior and exterior of the structure which reduces the likelihood of wall failures and structural
damage. Wet floodproofing is practical in only a limited number of situations.
Table 2.8 —Advantages and Disadvantages of Wet Floodproofing
Advantages Disadvantages
• Often less costly than Extensive cleanup may be necessary if the structure becomes wet
other mitigation measures. inside and possibly contaminated by sewage, chemicals and other
materials borne by floodwaters.
• Allows internal and
external hydrostatic Pumping floodwaters out of a basement too soon after a flood
pressures to equalize, may lead to structural damage.
lessening the loads on
walls and floors. Does not minimize the potential damage from a high -velocity
flood flow and wave action.
A dry floodproofed structure is made watertight below the level that needs flood protection to prevent
floodwaters from entering. Making the structure watertight involves sealing the walls with waterproof
coatings, impermeable membranes, or a supplemental layer of masonry or concrete; installing watertight
shields over windows and doors; and installing measures to prevent sewer backup.
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Repetitive Loss Area Analysis
Table 2.9—Advantages and Disadvantages of Dry Floodproofing
• Often less costly than other Requires human intervention and adequate warning to
retrofitting methods install protective measures.
• Does not require additional land. Does not minimize the potential damage from high -
May be funded by a FEMA mitigation
velocity flood flow and wave action.
grant program. May not be aesthetically pleasing.
Drainage Improvements:
Methods of drainage improvements include overflow channels, channel straightening, restrictive crossing
replacements, and runoff storage. Modifying the channel attempts to provide a greater carrying capacity
for moving floodwaters away from areas where damage occurs. Whenever drainage improvements are
considered as a flood mitigation measure, the effects upstream and downstream from the proposed
improvements need to be considered.
Table 2.10 —Advantages and Disadvantages of Drainage Improvements
DisadvantagesAdvantages
• Could increase channel carrying capacity May help one area but create new problems
through overflow channels, channel upstream or downstream.
straightening, crossing replacements, or Channel straightening increases the capacity to
runoff volume storage.
accumulate and carry sediment.
• Minor projects may be fundable under May require property owner cooperation and
FEMA mitigation grant programs. right-of-way acquisition.
Elevation:
Elevating a structure to prevent floodwaters from reaching living areas is an effective and one of the most
common mitigation methods. Elevation may also apply to roadways and walkways. The goal of the
elevation process is to raise the lowest floor of a structure or roadway/walkway bed to or above the
required level of protection.
Table 2.11—Advantages and Disadvantages of Elevation
• Elevating to or above the BFE allows a substantially
damaged or substantially improved house to be
brought into compliance.
• Often reduces flood insurance premiums.
• Reduces or eliminates road closures due to overtopping.
• May be fundable under FEMA mitigation grant
programs.
Cost may be prohibitive.
The appearance of the structure and
access to it may be adversely affected.
• May require property owner
cooperation and right-of-way
acquisition.
• May require road or walkway closures
during construction.
NOTE: Elevating a structure with a slab -on -grade foundation can cost over 30 percent more than elevating a
structure on a crawlspace foundation. Many of the properties located in South Miami's Repetitive Loss Areas
have slab -on -grade foundations, which may mean this mitigation alternative will be cost -prohibitive.
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Repetitive Loss Area Analysis
Flood Insurance:
Insurance differs from other property protection activities in that it does not mitigate or prevent
damage caused by a flood. However, flood insurance does help the owner repair and rebuild their
property after a flood, and it can enable the owner to afford incorporating other property protection
measures in that process. Insurance offers the advantage of protecting the property, as long as the
policy is in force, without requiring human intervention for the measure to work.
Table 2.12 —Advantages and Disadvantages of Flood Insurance
Advantages Disadvantages
• Provides protection outside of what is covered by a homeowners' Cost may be
insurance policy. prohibitive.
• Can help to fund other property protection measures after a flood Policyholders may
through increased cost of compliance (ICC) coverage. havetrouble
understanding policy
• Provides protection for both structure and contents. and filing claims.
• Can be purchased anywhere in a community, including outside of a flood Does not prevent or
zone. mitigate damage.
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Repetitive Loss Area Analysis
STEP 5. Conclusion and Recommendations
Conclusion
Based on the field survey and collection of data, the analysis of existing studies and reports, and the
evaluation of various structural and non-structural mitigation measures, the City of South Miami has
identified several projects that should be implemented for these Repetitive Loss Areas, detailed below
under Recommendations. Table 2.13 examines past and current mitigation actions in these areas.
Table 2.13 - Past and Current Mitigation Actions
Property owners have documented flooding and identified flooding concerns in returned questionnaires
from this analysis.
Property owners are aware of flooding causes. Some property owners have undertaken specific
floodproofing measures at their own expense. Others note that drainage improvements made by the City
have resolved their flooding problems.
3 The City has developed a Stormwater Master Plan which identifies areas of stormwater flooding and has
undertaken capital improvement projects to improve drainage throughout the City.
The City has already mitigated two properties on the repetitive loss list through acquisition and demolition.
4 The City targeted the two properties with the highest value of paid losses for this mitigation in order to
maximize the benefit -cost ratio.
Prioritization
In order to facilitate the implementation of the following recommended mitigation actions, a
prioritization schedule is included based on the following:
• Cost
Funding Availability
• Staff Resources
• Willingness of Property Owner to
Participate
• Additional Planning Requirements
The priority rating for the following mitigation actions is summarized in Table 2.14. Each of the above
prioritization variables was rated on a scale of 1 to 5, with 5 indicating the greatest difficulty for
implement. The weight of each variable is indicated in the prioritization table. Those mitigation actions
with the lowest overall priority scores should be implemented first. An overall priority rating of high,
medium, or low is assigned to each recommended action, using the following scale:
• High Priority: Score of 0.00 —1.99
• Medium Priority: Score of2.00-3.99
• Low Priority: Score of 4.00 — 5.00
Recommendations
The City will encourage property owners to use floodproofing measures to help protect lower levels of
their property. The City will also increase its public education efforts to increase awareness of flood
preparedness and flood protection measures including moving valuable items to above the flood
elevation and permanently elevating vulnerable HVAC units. At the same time, the City will work with
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Repetitive Loss Area Analysis
property owners, citizens, the state and other regional and federal agencies to implement capital
improvement projects which will help to eliminate flooding in the repetitive loss areas.
Mitigation Action 1: Flood Insurance Promotion
Property owners should obtain and keep a flood insurance policy on their structures (building and
contents coverage). The City will continue on an annual basis to target all properties in the repetitive loss
areas reminding them of the advantages to maintaining flood insurance through its annual outreach
effort. Repetitive Loss Areas are noted as a target area in the City's Program for Public Information
(PPI).
Responsibility: The City's Planning & Zoning Department will provide the most relevant up-to-date flood
insurance information to all property owners within the repetitive loss areas through annual outreach and
other efforts.
Funding: The cost will be paid for from the City's operating budget.
Priority: High
Target Area: Subarea 1 & Subarea 2
Mitigation Action 2: Preferred Risk Policy Promotion
As part of the annual outreach to the repetitive loss areas, the City will provide specific information on
the availability of Preferred Risk Policies for property owners in the low -risk Zone X.
Responsibility: The City's Planning & Zoning Department will provide the most relevant up-to-date flood
insurance information to all property owners within the repetitive loss areas through annual outreach and
other efforts.
Funding: The cost will be paid for from the City's operating budget.
Priority: High
Target Area: Subarea 2
Mitigation Action 3: Property Protection Information
Property owners should not store personal property in basements since personal property is not covered
by a flood insurance policy without contents coverage. The City will increase its outreach efforts on an
annual basis for the identified repetitive loss areas to include this specific information in the outreach
materials. ,
Responsibility: The City's Planning & Zoning Department will provide the most relevant up-to-date
information to all property owners within the repetitive loss areas.
Funding: The cost will be paid for from the City's operating budget.
Priority: High
Target Area: Subarea 2
Mitigation Action 4: Floodproofing
When appropriate, commercial property owners should consider floodproofing measures such as flood
gates or shields, flood walls, hydraulic pumps, and elevating electrical services including electrical outlets.
Responsibility: The City's Planning & Zoning Department will promote effective flood protection
measures and provide advice and assistance to property owners who may wish to implement such
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City of South Miami, Florida Page 40
Repetitive Loss Area Analysis
measures in an on -going program.
Funding: The cost will be paid for by individual property owners. Advice and assistance will require staff
time. Promotion of existing floodproofing measures may require some additional funds from the City's
operating budget.
Priority: Medium
Target Area: Subarea 2
Mitigation Action 5: Acquisition & Demolition
The City will continue acquisition and/or demolition mitigation of high -risk flood -prone properties. The
highest priorities are properties at the greatest flood risk and where drainage improvements will not
provide an adequate level of protection. Acquisition and demolition has already been used to mitigate
two properties on the repetitive loss list, one in Zone AE and one in Zone X.
Responsibility: The City's Planning & Zoning Department will continue to target properties for acquisition
and demolition.
Funding: The acquisition and demolition can be paid for using FEMA's Hazard Mitigation Grant Program
(HMGP). Staff time to develop the list of target properties will require funds from the City's operating
budget.
Priority: Low
Target Area: Subarea 1 & Subarea 2
Mitigation Action 6: CIP Drainage Improvements
Prioritize CIP projects to focus on drainage improvement projects in the drainage basins which contain
the identified repetitive loss areas.
Responsibility
The City's Public Works Department.
Funding
The cost will be paid for by the City's Stormwater Drain Trust Fund.
Priority: Medium
Target Area: Subarea 1 & Subarea 2
Mitigation Action 7: Elevate Mechanical Equipment
HVAC units were found to be not elevated in all repetitive loss areas. The City will encourage property
owners to elevate inside and outside mechanical equipment above the BFE.
Responsibility: The City's Planning & Zoning Department will promote effective flood protection
measures and provide advice and assistance to property owners who may wish to implement such
measures in an on -going program.
Funding: The cost will be paid for by individual property owners. Advice and assistance will require staff
time. Promotion of existing floodproofing measures may require some additional funds from the City's
operating budget.
Priority: Medium
Target Area: Subarea 1 & Subarea 2
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Repetitive Loss Area Analysis
Mitigation Action 8: Contents Coverage for Renters
The City's parcel data suggests that several properties in the repetitive loss areas are renter -occupied.
Renters typically have less power to implement physical changes to mitigate flooding, but they do have
the ability to protect themselves with flood insurance. Therefore, the City's Planning & Zoning Department
will encourage renters to purchase flood insurance for their contents.
Responsibility: The City's Planning & Zoning Department along with local insurance agents will promote
the benefits of renter's insurance.
Funding: The cost will be paid for by the City's operating budget.
Priority: Medium
Target Area: Subarea 2 & Area 4
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City of South Miami, Florida Page 42
Repetitive Loss Area Analysis
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3 References
City of South Miami, Comprehensive Plan. December 2010.
City of South Miami, Code of Ordinances. June 2017.
City of South Miami Land Development Code. June 2017.
City of South Miami, Capital Improvements Program. FY 2014 through FY 2018.
City of South Miami, Stormwater Master Plan. June 2012.
Miami -Dade County, Comprehensive Development Master Plan. January 2016.
Miami -Dade County, Local Mitigation Strategy. January 2017.
Federal Emergency Management Agency, Community Information System. March 2017.
Federal Emergency Management Agency, Flood Insurance Study, Miami -Dade County. Effective
September 11, 2009.
Federal Emergency Management Agency/ISO, City of South Miami Repetitive Loss Data, 2017.
Federal Emergency Management Agency, National Flood Insurance Program, Community Rating
System CRS Coordinator's Manual. FIA-15/2017. Section 510.
Federal Emergency Management Agency, National Flood Mitigation Data Collection Tool and RLP
Viewer, User's Guide. FEMA 497/August 2008.
Federal Emergency Management Agency, Reducing Damage from Localized Flooding: A Guide for
Communities. FEMA 511/June 2005. Part III Chapter 7.
Federal Emergency Management Agency, Selecting Appropriate Mitigation Measures for Floodprone
Structures. FEMA 551/March 2007.
Federal Emergency Management Agency, National Flood Insurance Program, Community Rating System,
Mapping Repetitive Loss Areas, August 2008.
University of New Orleans, Center for Hazards Assessment, Response and Technology, Draft Guidebook
to Conducting Repetitive Loss Area Analyses, 2012.
52
City of South Miami, Florida Page 44
Repetitive Loss Area Analysis
Appendix A — Building Survey Data
Note: In accordance with the Privacy Act of 1974, Appendix A will not be shared with the general
public.
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City of South Miami, Florida Page 45
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