Atlantic Beach officials debate stormwater code changes as flooded residents press for immediate relief

Mayor Ford opened the commission meeting with a public comment period that quickly centered on repeated flooding in the Kavala and Aquatic Gardens neighborhoods, where residents said ordinary rains are now forcing water into homes.

The meeting’s main presentation came from Amanda Achew, the city’s director of planning and community development, who reviewed Community Development Board recommendations to amend Chapter 24 (stormwater regulations). Achew summarized several proposals under consideration: removing the market‑value trigger that currently forces on‑site stormwater for projects meeting a 50 percent value increase; eliminating a one‑time grandfathering exemption that allows rebuilds to exceed the city’s 45 percent lot‑coverage rule; and reconsidering the square‑foot trigger (staff said it could move from 250 up toward 400 square feet or be removed entirely). She told the commission the draft ordinance would be embedded in Chapter 24 and that, by statute, the earliest any ordinance vote could occur is September 23 after required notice and two public hearings.

The presentation included technical and policy tradeoffs. Achew said staff supports clearer definitions for "permeable/pervious" materials and standards for permeable pavers and artificial turf, but cautioned that maintenance matters and that some products lose permeability over time. She also noted the Environmental Stewardship Committee’s request to treat pervious pavers and well‑specified artificial turf as permeable only when base and installation meet performance standards. On pools, staff discussed modeling pools as partially pervious if they meet a minimum freeboard and installation standard.

Residents who spoke during public comment described acute damage and emotional strain. Marcus Pickering, whose neighborhood floods from Hopkins Creek, said, "We're experiencing regular flooding with just 2 inches of rain into the back of our homes," and asked for expedited mitigation. Chrissy Olsen described waking at 3 a.m. to a pond over‑topping and the resulting trauma for families and veterans in the neighborhood. Multiple speakers asked the city to deploy a pump at the pond and keep it on site until long‑term repairs are implemented.

Commissioners and staff debated whether to wait for a scientific stormwater master plan — Mr. Killingsworth said the recommended master plan would cost about $200,000 — before changing code triggers, or to adopt "low‑hanging fruit" changes now. Commissioner Kelly urged quick investment in the master plan to provide the data to prioritize multi‑million‑dollar projects; Commissioner Ring pushed for incentives or code credit to encourage permeable paving options. Mayor Ford directed the city manager to explore near‑term relief measures, including leaving a pump on site, automating or closing the pond culvert when appropriate and briefing the commission on permitting status with DEP and FEMA so the city can use all available resources to expedite work.

No ordinance vote was taken. Achew told the commission the full Chapter 24 recommendations will go before the Community Development Board on September 17 and back to the commission on September 23 for formal consideration.

What comes next: staff will evaluate short‑term mitigation options (pumps, culvert operations, ditch cleaning) and return with options and a recommended budget path for the master plan and any code changes. The commission emphasized both the urgency of near‑term relief and the need for expert modeling to guide large capital investments.