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Board and consultants discuss dunes, base‑flood elevation and how design guidelines should reflect coastal risk
Summary
Consultants and board members discussed coastal protections, FEMA base‑flood elevation, 50‑foot dune setbacks and whether design guidance can or should regulate raised foundations, breakaway walls, or habitable space below elevated structures; staff said these topics often require code and civil‑engineering analysis.
Consultants and board members spent substantial time discussing how the pattern book should address coastal and flood hazards. Bobby Boone and Reuben Cruz noted coastal construction and dune protections are governed by the town's land‑development code and FEMA regulations; consultant Cruz, a certified floodplain manager, emphasized the complexity of finished‑floor requirements and breakaway walls.
Board members asked whether the guidelines could limit habitable space below elevated structures or disallow open parking under pilings; staff and the town attorney said some design directions could be addressed through code or clarified via objective checklist language, but that other measures risk regulatory takings or require deeper legal review. Staff noted the town requires an 18‑inch freeboard above base flood elevation in many cases and that specific elevation requirements must be verified per parcel.
