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Floodplain elevation and new FEMA rules shape Bandon auditorium approval
Summary
Discussion over a 0.8-foot difference in base flood elevation (15.2 vs 16 feet) and the city’s timing relative to new FEMA/state rules was central to the hearing; the applicant agreed to use 16 feet and elevate the building one foot above base flood elevation.
A technical question about base flood elevation (BFE) was a central part of the hearing. The applicant's representative discussed a discrepancy between survey data (15.2 feet) and the adopted FIRM number of 16 feet and said the team can work with staff to meet whichever elevation the city requires for this application.
Robin Miller III described the disparity in numbers: "The initial survey showed for Bandon 15.2 feet, whereas the firm map that came out said 16 feet for Bandon." Planning staff told the commission the applicant agreed to use 16 feet as the base flood elevation and to elevate the structure one foot above that BFE as part of the findings to ensure compliance and to reduce future flood risk.
Staff also noted that the application was submitted on 11/25/2024 and that new FEMA-related regulation changes took effect after that date; applications submitted before the state changes are considered under the city’s existing code standards. Planning staff told the commission it will bring updated FEMA-related code amendments to the commission in April and that the city must adopt required standards by June.
