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Board outlines concept to create a new flood‑hazard base zone for parts of ECBD
Summary
As part of a master-plan update, the board reviewed hand-drawn rezoning maps for the ECBD and proposed designating the highest-risk FEMA AE interiors as a distinct base zone to discourage redevelopment there while enabling density transfers elsewhere; staff will prepare GIS-based maps and a revised Schedule B for the next meeting.
The Planning Board discussed rezoning options for the ECBD (central business/downtown area) that would explicitly account for FEMA flood-hazard zones and redevelopment pressure.
Chair presented redlined maps showing a proposed new base zone to cover interior parcels mapped as FEMA Zone AE where repeated flooding is most likely; the intent would be to make such parcels unsuitable for redevelopment (permanent open space or limited permitted uses) while allowing density transfers or higher-density development in less-risky adjacent districts. The board debated blanket height limits (three stories across much of the ECBD) versus lower limits (2.5 stories) on certain residential edges and agreed staff should prepare GIS-based rezone boundaries to avoid split-lot zoning.
Planner Mike said he would work with county GIS and provide a formal shapefile for a staff-produced zone map within weeks so the board could review the revised Schedule B and bulk standards at the next meeting. Board members emphasized consistency with the borough’s master plan and flood-safety goals while preserving redevelopment opportunities where appropriate.
