Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Floodplain Building Heights topic
No spam. Unsubscribe anytime.
Commissioners flag inconsistent height measurements for commercial vs. residential projects
Summary
Staff and commissioners discussed that residential height limits are measured relative to the design flood elevation while commercial projects reference grade, creating inconsistent height calculations and a possible need for harmonized code language across Chapters 9 and 24.
Commissioners raised a recurring technical discrepancy: residential height limits are tied to the design flood elevation (DFE) while commercial height limits are measured from grade, which can create different allowable building heights for otherwise similar projects. "So residential in the zoning codes chapter 24 again... you have to build no higher than 35 and 0.5 feet... to be measured from the design flood elevation," Christian Summers explained, while noting commercial rules reference grade.
Members asked whether design flood elevation — described as "1 foot above the 500 year floodplain" in plain terms — applies to both commercial and residential projects. Summers confirmed the residential approach is more restrictive in many cases and that the commission should be aware that commercial projects can sometimes achieve greater absolute height because they reference grade rather than DFE.
Commission discussion focused on whether the Building Standards Commission should recommend that commercial projects use the same DFE-based reference as residential projects. Staff emphasized that changing the measurement basis would involve Planning & Zoning and City Council because definitions sit largely in Chapter 24 even where Chapter 9 addresses yard amenities and fill.
There was no formal motion or vote at the meeting; staff suggested packaging any recommended amendments for Planning & Zoning to review alongside other Chapter 24 changes.
