Officials say bathhouse retrofit could trigger FEMA elevation rules, complicating a vendor relocation plan
Summary
Staff warned that renovating the existing bathhouse to host a food-service window could trigger FEMA elevation requirements if the work exceeds 50% of assessed value, potentially requiring a 15‑foot elevation and making renovation costly or infeasible.
Commissioners discussed whether renovating the existing bathhouse to accommodate a vendor service window would be feasible given federal floodplain rules. Director (S5) cautioned that "the regulation with FEMA to go 14, 15 feet in the air rather is if you're do renovations of 50% or more of your assessed value on the property," which could make a retrofit impractical or expensive.
The Director noted there is a 10‑year look‑back on FEMA rules and that past renovations could factor into the calculation. Commissioners asked staff to consult the wetlands officer and zoning and to consider DEP if dune or coastal management areas are affected before pursuing a bathhouse solution.
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