HOLMES BEACH – City leaders are considering a proposal to allow property owners in Seaside Garden to raise their homes above the FEMA base flood elevation height to help save the homes from rising sea levels, and they want input from the neighborhood’s residents.
City Planner Chad Minor presented the proposition to commissioners during an April 25 work session. He said one property owner had approached the city about raising the level of one unit of a three-unit structure in Seaside Gardens. Minor said that raising the neighborhood’s 110 units above the base flood elevation would bring the structures into compliance with FEMA standards without needing to rezone all of the properties from their current R-4 zoning.
To raise the buildings, Minor said the bottom floors would have to become non-habitable areas, such as a parking garage, and the upstairs would have to be built within the current building footprint. No additional bedrooms would be able to be added and the construction would not be allowed to affect neighboring units.
“I like the idea,” Commissioner Carol Soustek said. “People can improve the condition of or rebuild their homes without abandoning the neighborhood.” She said that further discussion on how to limit the impacts to neighbors was needed along with input from neighborhood residents.
Building Official Neal Schwartz said that a firewall will need to be maintained between adjoined units and that the new units constructed above the base flood elevation level wouldn’t be subject to FEMA’s 50% rule. The rule allows for a ground-level property to be renovated only up to 50% of the value of the property.
Commissioner Pat Morton, who lives in a triplex in the neighborhood, said he’s concerned about the impact to neighbors with all of the units attached.
“To me, this is a disaster for the area,” Morton said, adding that he doesn’t believe neighborhood residents would be in favor of allowing property owners to move their units up.
Mayor Judy Titsworth said the real issues for the neighborhood are king tides and saltwater intrusion.
“It’s good to get people off the ground because the ground’s getting soggy,” she said.
The issue is not yet scheduled for a hearing.
