Flagler Beach planning board unanimously recommends Ordinance 2025, adds 3-foot elevation amendment

The Flagler Beach Planning and Architectural Review Board on Feb. 4 recommended approval of Ordinance No. 2025, which amends the Flagler Beach Code of Ordinances (Appendix A, Land Development Regulations) to specify elevation requirements for manufactured homes in flood hazard areas and to reformat local amendments to the Florida Building Code.

Board members discussed how the changes align the city's local code with state building standards and floodplain management requirements. Staff said duplicative language was removed to avoid conflicts with state technical requirements and to follow guidance from the Office of Floodplain Management and the National Flood Insurance Program. The board also discussed the 50% threshold used to define "substantial improvement" and how that threshold is applied in repair or rebuilding decisions.

Members raised practical concerns about how higher minimum elevations affect insurance and construction costs. One board member noted the city's Insurance Services Office (ISO) rating and the potential insurance impacts; staff replied that the ISO rating can affect insurance rates. Several members said higher required elevations increase construction cost (additional foundation materials, stairs and ramps) but argued those costs can be less than repeated flood damage and insurance claims.

The board debated language in other sections of the land development code that appear on page references during the meeting, including subdivision design standards (depth to accommodate two front-yard setbacks on arterial streets) and maintenance requirements for gutters and downspouts. A board member asked that the code explicitly recognize alleys as rights of way in the gutter/downspout language because runoff from rear-entry properties can cause alley and adjacent-yard flooding.

During the motion to recommend approval, a board member moved to recommend Ordinance No. 2025 and then amended the motion to add 'a 3-foot elevation addition.' The motion, as amended, passed on a roll-call vote with all members voting yes. The roll-call listed Paul Tesek, Jerry Cook, Lisa Smith, Vody Esper, Joanne Cohen, Brenda Witherspoon and Chair Johnson as voting in favor; no no votes or abstentions were recorded.

The board's recommendation goes to the City Commission for final action. The ordinance and the board's amendment do not take effect until acted on by the commission; the meeting record did not record a final effective date.

Votes at a glance: one formal action - Ordinance No. 2025: Motion to recommend approval of Ordinance No. 2025, amended to add a 3-foot elevation requirement; outcome: recommended (motion passed unanimously, roll-call yes votes recorded for Paul Tesek; Jerry Cook; Lisa Smith; Vody Esper; Joanne Cohen; Brenda Witherspoon; Chair Johnson).