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Coral Gables board backs higher freeboard limit in high‑risk flood zones
Summary
The board voted to recommend a text amendment raising the maximum freeboard to five feet in higher‑risk AE/VE coastal flood zones while retaining a 1‑foot minimum citywide; staff said the change aligns code with FEMA guidance and other municipalities and could improve the city's CRS rating.
The Planning & Zoning Board recommended that the City Commission adopt a text amendment revising Article 16 of the zoning code to modify the definition and allowable maximum of 'freeboard' in special flood hazard areas.
Planning staff explained the change would allow a maximum freeboard of five feet above base flood elevation in higher‑risk AE and VE coastal zones, up from a prior citywide practice that applied a maximum of three feet. The change preserves a one‑foot minimum freeboard requirement citywide and clarifies how freeboard interacts with flood‑damage‑prevention provisions in municipal code Chapter 113. Staff said the proposal grew from outreach begun in April and included consultations with the Florida Department of Emergency Management, the Florida Floodplain Management Association and FEMA representatives.
Board members asked whether raising freeboard would affect building height calculations; staff confirmed that base building height is measured from finished floor elevation and that the ordinance exempts certain interior height limitations tied to freeboard in standard districts (unless a site‑specific district states otherwise). Members also noted potential insurance premium and Community Rating System (CRS) benefits.
The board voted unanimously to recommend adoption of the amendment. The item will move to the City Commission for final adoption and codification.
