By Mary Thurwachter
Lantana signed off on flood management regulations to meet National Flood Insurance Program standards, which meant the town also had to revise its ordinance as it relates to mobile homes. On its first reading of the ordinance in November, the Town Council voted affirmatively, although not all members agreed.
“We wanted time to do some homework to be sure we knew what the implications were,” Mayor Karen Lythgoe said at the Dec. 9 meeting. But even with further discussion, the vote remained the same: 3-2 in favor of the changes. Council members Lynn “Doc” Moorhouse and Christopher Castle cast the dissenting votes.
Development Services Director Nicole Dritz gave some background.
The Federal Emergency Management Agency’s revised flood insurance rate map became effective on Dec. 20.
“As a condition of eligibility in the National Flood Insurance Program, the town must adopt the flood plain management regulations to meet the standards set by the NFIP,” Dritz said. “In addition to the NFIP requirement that we must adopt, the ordinance also revises language related to how we as a town regulate our mobile homes.”
That’s the part that concerned council members.
“The town has participated in a voluntary program called the Community Rating System for over 15 years,” Dritz said. “The voluntary program is meant to incentivize communities to implement flood plain management practices and procedures that exceed the minimum set by the NFIP.”
Communities earn points for various flood plain activities that reduce flooding risk or enhance resiliency, such as improving drainage systems or promoting public education, she said. As communities accumulate points, they can achieve different rating levels that can lower flood insurance rates for property owners.
Flood insurance premiums in town currently receive a 10% discount with its Class 8 rating.
“As a prerequisite, and for the town to retain that Class 8 rating, all manufactured homes installed or replaced in the special flood hazard area must be elevated to or above the base flood elevation outlined by the NFIP, by FEMA or one additional foot,” Dritz said.
While the new elevation requirements don’t apply to existing homes, they will apply to homes undergoing major renovations or repairs.
Annemarie Joyce, who lives in View Street, a mobile home park south of The Moorings on the Intracoastal Waterway, said she’s concerned “that the wording in here says that we can only do repairs (for damaged homes) up to 50% of our appraised valuation by the property appraiser’s office.”
“With inflation the way it is, this is going to leave people in the lurch by a great deal. Because the property appraiser’s valuation of our homes is not high enough that we would be able to do many repairs. I am extremely concerned about that.”
But that’s not the only worry for owners of mobile homes in a flood zone.
Moorhouse said those homes could be difficult to sell given the new requirements. “I just think it’s totally unreasonable,” he said.
The reduction in the cost of insurance wouldn’t amount to much, perhaps as little as $50 a year for people in mobile homes, he said. “I’m not going to put somebody out of their home for $50 a year. I think it’s a burdening hardship.”
But Lythgoe said she would be voting in favor of the changes.
“I’m going to vote for this primarily because in 2027, Citizens Insurance is going to require all policy holders in Florida to have flood insurance, whether you’re in a flood plain or not. If we’re not in good standing in the program, we’re not going to be able to get flood insurance through the NFIP, and in that case when someone goes to purchase a home or if you have a mortgage that requires you to have windstorm insurance, you’re not going to be able to keep it.
“And if you have Citizens, which a lot of people do, you’re not going to be able to keep your insurance policy because you’re not going to get flood insurance. Very few insurance companies are writing flood insurance, you have to get it through the federal government.”
The special flood areas are all east of Dixie Highway, according to Dritz.
Vice Mayor Pro Tem Kem Mason said that while this vote was for him “heart-wrenching, there comes a time you have to think of the majority.”
He said insurance can get as high as $10,000 a year and a 10% reduction was a significant one.
Vice Mayor Mark Zeitler said he empathized with Joyce and other mobile home residents, but would join Mason and Lythgoe in voting for the revised language.
After the vote, Joyce told The Coastal Star she was one of those people who looks at both sides.
“I can understand that some people who can afford insurance stand to benefit,” she said. “My main concern is for people who don’t have unlimited resources.
“I don’t see any upside for them.”
Comments