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Planning Board to workshop flood‑management ordinance after members raise inconsistencies with FEMA and utility practices
Summary
Board members asked staff to prepare materials for a workshop on the town's flood management ordinance, citing differences with FEMA practice on the 50% substantial‑improvement rule, building valuation for repairs, and utility/electrical meter elevations relative to local flood elevation rules.
Planning board members signaled a desire to workshop the Town of Wells' flood‑management ordinance after staff outlined several areas where the town’s rules diverge from FEMA guidance and neighboring coastal communities.
Mike (town planner) summarized items the board should review, including the town's treatment of the FEMA 50% substantial‑improvement rule, the town's approach to carrying an initial improvement monetary threshold for the life of a structure, and a local requirement that electrical utilities and connections be elevated one foot above the flood elevation. Mike said other coastal communities reset the monetary threshold after a set period (for example, five years), whereas Wells currently…
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