Interesting how so many Morse fans seem to relish being kept in the dark regarding future development/expansion plans. And to tout the Morse business practice of keeping their employees in the dark shows just how gullible people can be. I'm starting to understand why seniors need special protected class laws to protect them from being taken advantage of.

I don't see it that way at all. Everything starts out a plan, but things change throughout that planning process. My guess is until everything is set in stone, those plans aren't told because many changes will take place.
Why would this mean anyone is gullible and how would this have anything to do with people being taken advantage of ?

Really did you just say we aren't bright enough to know what going on. Do you think tesla let people know a year ago that they were releasing a new car that only cost $35,000. what makes you think the developer is keeping us in the dark OK GG jump in on this one. I have to shut up

I agree. I'm not a stupid person and definitely not gullible. No one has to tell anyone anything until they feel the time is right. Their property, their money. ;)

And when asked if rents were excessive he evaded the question with a "they knew what they were getting into when they signed the lease" type of statement....

Usually in a business or other enterprise involving numbers of peoples that are either workers or customers or competitors the future planning is not a shared infromation for many reasons that should be obvious.

For many reasons some in their control and others not plans can be changed; modified; abandoned; put on hold, etc. So there is no merit in telling people about future planning until such time as it is a sure thing to be implemented or done.

To some the practice of good planning and self preservation and promotion or expansion are viewed as being kept in the dark. It is just common sense good business.

The commentary about being a special protected class is really not true or even amusing

There is no doubt there are many differing leases for the many different businesses in TV. Some small businesses and some very large (in revenues).

Leases that have what folks like to pray on as the developers "cut" is taken out of context and intent.

If one had a business plan that portrayed a base of $300,000 per year and a growth factor of 5%+ per year. The lease would have some language to the effect that if the business should surpass $1.2 million in revenues the TV would THEN get a certain percentage. the target amount was established and agreed to by the lessor and the lessee. And most lessors would be happy beyond their wildest expectation to achieve such high revenue numbers and writing a check to TV would be just fine by them..........to have a bussiness and associated success and profitability at that level.

Without knowing the details of any given lease and because each and every one of them is different and discreet....it is just not correct to assign any given characteristic as a general situation with all leases in TV. It is just not true!

The main reason the cat does not get out of the bad to soon is many of the plans change minute to minute. There are so many issues that have to be resolved. Permitting,, water rights,, and so on.
Something might sound like the best idea in the world now, but 6 moths or year down the road, things change.

The Sumter County Mast Plan map has changed so many times. That is why nothing is leaked. Has nothing to do with anyone being in the dark. It is their company and business. We will know when they let us know. Do not see the big issue. Funny just reading all the rumors. :icon_bored:

Outlaw, as you know in business there must be an element of secrecy. If Mr. Morse said, one day we would like to be south of abc blvd., I would be first in line to buy 20 acres south of abc blvd, then sell to the Morses at a healthy profit. You never telegraph your punches.

Disney used a half dozen shell companies to buy their land here

News for New Areas South
 

Yep. It's just business. Nothing mysterious or conspiratorial.

I agree, also think Outlaw owned his own company or a very small company. As most of us that have worked for large companies, we know that strategic plans of a company are not shared with the employee population or the customer base until they move to the tactical planning.

Topics Merging
 

As taken from the parallel thread on news about the start of Village of Fenney..

Here we find the "South to North" build theory set in motion and now fully operational: TV Developer builds housing (in new "southern" Village of Fenney) commercial construction and expansion (north to 44) to follow. Simple plan/simple execution: people in place, stores to follow... For TVers, does it get more exciting than this? Yes, of course, the issues of surging growth are many but I'm willing to bet most of us are more than willing to sit back and enjoy the ride...

"You can't always plan the future by the past". Burke, E. Anyone who tells you The Developer is going to do such and such---take the words as "a grain of salt." When it is no longer profitable, buildout will come and only then.

(Ground broken for first homes in the Village of Fenney) according to the other online news source.

I noticed that The Village of Fenney will be located within the 100 Yr. FEMA flood zone. Are other areas of the Villages also located in a flood zone?

There are several different flood zone characterizations - indicated by a letter or several letters. Which one are they in?

Disclosure
 

That is a good question. A house built in a 100 year flood zone would require disclosure by the builder.

See # 11

Getting put in the FEMA flood zone is a disaster. After taking a big hit with Superstorm Sandy, FEMA decided to upgrade their flood plain maps, and added areas into the flood zone. If you want to buy a house with a mortgage backed by the federal government, you are required to purchase flood insurance. I experienced this when I tried to sell my parents' house in Connecticut. Buyers were required to purchase $2300 of additional flood insurance per year on a $200,000 house. Talk about a deal killer! Luckily, I had an elevation survey ($1000) done on the house to prove it was above the flood plain. After a load of paperwork and time with FEMA, it was removed from the insurance requirement,but not after a lot of good offers fell through. Don't know what the deal will be in the new Villages if they are in the 100-year FEMA flood plain. I'm sure few will be willing to add $$$$ flood insurance to their mortgage payments.

Retirement is supposed to be easy street, not flooded street. Maybe designer houses on stilts ? As an upside you could install real hardwood flooring. [emoji848]

That is why the zone designation you are in matters. I used to own a home in the AE10 flood zone. While I did not carry flood insurance, it wasn't nearly as high as your experience with your parent's home.

Maybe that's the selling point - potential "water views" for every lot!:thumbup:

The developer has already announced two new small building projects up on the north end by hwy 42, and has received approval for a new village (1000 acres?) south of hwy 44. I estimate TV is about 50% built out.

I thought all mortgage companies required flood insurance if the house was in a flood zone?

Every place in the country is located in a Fema Flood Zone. Some are more prone to flooding than others.

Even small towns in Ohio are in Fema Flood Zones. Flood Plain Mapping Update Information

I think some folks are activists without a cause to support.

What are flood zones? - Floodsmart.gov

Zone A
Zone A is the flood insurance rate zone that corresponds to the 100-
year floodplains that
are determined in the Flood Insurance St
udy (FIS) by approximate methods. Because
detailed hydraulic analyses
are not performed for such ar
eas, no BFEs or depths are
shown within this zone. Mandatory fl
ood insurance purchase requirements apply.

Zone AE and A1-A30
Zones AE and A1-A30 are the flood insurance rate zones that correspond to the
100-year floodplains that are determined in the FIS by detailed methods. In most
instances, BFEs derived from the detailed
hydraulic analyses are shown at selected
intervals within this zone. Mandatory flood insurance purchase requirements apply.

Zone AH
Zone AH is the flood insurance rate zone that corresponds to the areas of 100-year
shallow flooding with a constant water-surface elevation (usually areas of ponding)
where average depths are between 1 and 3 feet. The BFEs derived from the detailed
hydraulic analyses are shown at selected intervals within this zone. Mandatory flood
insurance purchase requirements apply.

Zone AO
Zone AO is the flood insurance rate zone that corresponds to the areas of 100-year
shallow flooding (usually sheet flow on sloping terrain) where average depths are
between 1 and 3 feet. The depth should be averaged along the cross section and
then along the direction of flow to determine the extent of the zone. Average flood
depths derived from the detailed hydraulic analyses are shown within this zone. In
addition, alluvial fan flood hazards are shown as Zone AO on the FIRM. Mandatory
flood insurance purchase requirements apply.

Zone AR
Zone AR is the flood insurance rate zone used to depict areas protected from flood
hazards by flood control structures, such as a levee, that are being restored. FEMA
will consider using the Zone AR designation
for a community if the flood protection
system has been deemed restorable by a Feder
al agency in consultation with a local
project sponsor; a minimum level of flood protection is still provided to the
community by the system; and restoration
of the flood protection system is
scheduled to begin within a designated time period and in accordance with a
progress plan negotiated between the community and FEMA. Mandatory purchase
requirements for flood insurance will apply in Zone AR, but the rate will not exceed
the rate for unnumbered A zones if the structure is built in compliance with Zone AR
floodplain management regulations.
For floodplain management in Zone AR areas, elevation is not required for
improvements to existing structures. However, for new construction, the structure
must be elevated (or floodproofed for non-residential structures) such that the lowest
floor, including basement, is a maximum of 3 feet above the highest adjacent
existing grade if the depth of the base flood elevation (BFE) does not exceed 5 feet
at the proposed development site. For infill si
tes, rehabilitation of existing structures,
or redevelopment of previously developed areas, there is a 3 foot elevation
requirement regardless of the depth of the BFE at the project site.
The Zone AR designation will be removed and the restored flood control system
shown as providing protection from the 1% annual chance flood on the NFIP map
upon completion of the restoration project and submittal of all the necessary data to
FEMA.

Zone A99
Zone A99 is the flood insurance rate zone that corresponds to areas of the 100-year
floodplains that will be protected by
a Federal flood protection system where
construction has reached specified statutory milestones. No BFEs or depths are
shown within this zone. Mandatory flood insurance purchase requirements apply.

Zone D
The Zone D designation on NFIP maps is used for areas where there are possible
but undetermined flood hazards. In areas designated as Zone D, no analysis of flood
hazards has been conducted. Mandatory flood insurance purchase requirements do
not apply, but coverage is available. The flood insurance rates for properties in Zone
D are commensurate with the uncertainty of the flood risk.

Zone V
Zone V is the flood insurance rate zone that corresponds to the 100-year coastal
floodplains that have additional hazards associated with storm waves. Because
approximate hydraulic analyses are performed for such areas, no BFEs are shown
within this zone. Mandatory flood insurance purchase requirements apply.

Zone VE
Zone VE is the flood insurance rate zone that corresponds to the 100-year coastal
floodplains that have additional hazards associated with storm waves. BFEs derived
from the detailed hydraulic analyses are shown at selected intervals within this zone.
Mandatory flood insurance purchase requirements apply.

Zones B, C, and X
Zones B, C, and X are the flood insurance rate zones that correspond to areas
outside the 100-year floodplains, areas of 100-year sheet flow flooding where
average depths are less than 1 foot, areas of 100-year stream flooding where the
contributing drainage area is less than 1 square mile, or areas protected from the
100-year flood by levees. No BFEs or depths are shown within this zone.

That would be a rolling 50%!

Is it possible for you to ascertain from the page displayed by Two Plane just what Zone the new area called Finney is in? As I said before, it appears that every place in the United States is in "The Fema 100 year Flood Plane" but that doesn't mean that all are in elevated danger of flooding.

The maps are probably out there somewhere on the FEMA site, or elsewhere. I believe it will also show up once the lots are platted.

That's simply not true.

FEMA 100 (and 500) year flood zones for the entire country are available from a number of sources (some require payment), or you can look just at Sumter County if you have a Shapefile (SHP) program on your computer.

Downloadable Maps | Sumter County, FL - Official Website

How do you interpret this?

Copied and pasted directly from the government flood insurance site;



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What are flood zones?

Flood zones are land areas identified by the Federal Emergency Management Agency (FEMA). Each flood zone describes that land area in terms of its risk of flooding. Everyone lives in a flood zone–it's just a question of whether you live in a low, moderate, or high risk area.

Back to Frequently Asked Questions: Flood Zone

LOL :1rotfl:

I suppose if you go back to the Noah story, then yeah maybe.


Otherwise

http://www.townofmarshfield.org/Coll...signations.pdf

That was cut and pasted from the national government flood insurance site. What are flood zones? - Floodsmart.gov

For a majority of people, what really matters is whether you are in a "lettered" zone that requires you to carry flood insurance if you have a mortgage.

My previous home, on a bayou, was not in the 100 year flood zone. It was in the 500 year flood zone.

I just looked at the 100 year flood zone map for Sumter County. If I read the map right, there are a few dozen TV homes that are in the flood zone. Most are in the new villages around Lake Deaton. Some blocks/clusters of homes are in the flood zone. If I had the correct location, part of the Finney property is in the flood zone.

Reading the map right, or at all seems to be the obstacle here. My goal is to quell rumors and to calm fears, just because I dislike worry mongers. I feel that the enormous amount of knowledge from building here in this area and the enormous quantities of land available would give choices to anyone looking to build.

What level of danger do you ascertain from your map reading, Outlaw?

Thank you biker1. Can you figure out if the new area in Finney is such a place?

Since I am not in the 100 year flood zone, I feel pretty safe, flood-wise. Sinkholes; lightning strikes? That's another story. One person's "worry" is another person's information gathering. I like all information; facts, history, projections, rumors, opinions. It's all information that helps me to better understand my risks. If you don't like it, or it bothers you, just quit reading the thread. But why continue to harp on other people and label them (worry mongers?) just because they want to discuss subjects that you are uncomfortable with?