In a recent government meeting, officials discussed a proposed residential development project located within a floodplain overlay, highlighting its compliance with FEMA regulations and local zoning ordinances. The project includes the construction of a new home featuring an elevator at the garage level, which is designed to accommodate potential wave action while ensuring no habitable areas are situated on this level.

The first habitable floor will be elevated above the garage and will primarily serve as the living area, including an office, bathrooms, and a master suite. A second habitable level will house additional bathrooms and another master bedroom, complete with a balcony that extends eight feet beyond the structure's string line, adhering to city zoning regulations.

The design of the home reflects a modern coastal aesthetic, characterized by stone and stucco siding, large windows, and a height compliant with the 24-foot limit, with allowances for architectural elements like skylights. The project requires a coastal development permit due to its location and proposed lot line adjustments, and it has been confirmed to meet all applicable development standards, aside from certain administrative modifications.

Public access to nearby beaches, including Capistrano Beach Park and Pochi Beach, remains unaffected by the development, which is situated on an undeveloped lot devoid of environmentally sensitive habitats. A site-specific wave run-up study established a future base flood elevation of 22 feet, factoring in sea level rise, and the home will be constructed on caissons to meet these requirements.

The meeting also addressed challenges posed by sea level rise and floodplain regulations, particularly regarding the elevation of habitable areas and the positioning of stairs leading to the seaward deck. Administrative modifications have been requested to reduce setbacks for these stairs, a flexibility previously granted to other homes along Beach Road. The discussions underscored the complexities of developing in flood-prone areas while ensuring compliance with safety and accessibility standards.