Planning board recommends text change to floodplain 'freeboard' definition, adds higher maximum in AE/VE zones

The Coral Gables Planning and Zoning Board on Sept. 17 recommended approval of a zoning code text amendment to revise the definition of “freeboard” and to align single‑family elevation standards with the city’s floodplain management code. The staff proposal establishes a maximum freeboard of five feet above Base Flood Elevation in higher‑risk AE and VE flood zones and retains a three‑foot maximum for other Special Flood Hazard Areas while keeping a minimum requirement of one foot above the Base Flood Elevation.

Craig Southern of the Planning and Zoning Department presented the amendment, explaining that freeboard "refers to the vertical distance added above the base flood elevation to provide an extra margin of safety against flood hazards" and that the change responds to differing flood‑risk levels across the city. Southern said the proposed change aligns the zoning code language with the City’s flood damage prevention code and with practices in other municipalities and agencies the staff consulted, including the Florida Department of Emergency Management and FEMA.

Board members discussed impacts on building height calculations. The board clarified that in most parts of the city height is measured from the finished floor elevation and that raising the freeboard in AE/VE zones would not allow an applicant to gain additional interior habitable height; staff confirmed the additional freeboard would not be used to increase counted interior floor area unless a site‑specific district explicitly provided otherwise. Board member Alice Bravo and others said the change is consistent with actions in similar municipalities, and noted community benefits such as lowering insurance premiums under FEMA’s Community Rating System.

There was no public comment for this item. The board voted to recommend the ordinance as presented by staff. The recommendation will move to the City Commission for formal adoption; staff noted the change had been discussed with state and federal floodplain experts and is intended to provide extra safety margin for higher‑risk properties and to harmonize code sections.

If the ordinance is adopted, single‑family properties in AE and VE zones will be allowed to adopt up to five feet of freeboard above Base Flood Elevation (subject to the one‑foot minimum), and garage and non‑habitable area elevation language was clarified to align with flood‑resistant construction requirements. Staff said the change will be reflected in zoning and flood prevention code cross‑references for permitting and enforcement.