STONE HARBOR – A home under construction at 113th Street and Second Avenue has set off a debate in the borough over what is and what should be allowed with respect to lot grading and structure elevation. Zoning official Ray Poudrier explained to the borough council Tuesday, Oct. 3, the relationship of the borough’s lot-grading ordinance and its floodplain ordinance with respect to the issue of elevation.
Poudrier began by saying that all measurements are taken from a zero reference point, which is the mean sea level. He explained that the average existing grade in Stone Harbor runs from about 11 feet in the southern part of the community on the ocean side to 3 feet in the north end along the bay.
The flood ordinance, Poudrier said, requires a minimum of 12 feet measured from mean sea level as the design flood elevation. The peak of roof in the borough is a maximum of 31 feet from the design flood elevation. According to Poudrier, the homeowner is allowed significant freedom to develop the structure within that 31 feet.
Relating this to lot-grading gets, in Poudrier’s own word, “tricky.” The lot-grading ordinance is keyed to 6 feet of street elevation. If the street elevation is less than 6 feet, the homeowner is required to engage in lot grading. If the street elevation is 6 feet or more, lot grading is optional, allowed but not required.
The council has introduced an ordinance change that would not allow homes with street elevation at 6 feet or more to build a retaining wall. In effect the option is being removed. That ordinance change must still come forward for a public hearing and vote to adopt.
Poudrier then went into the calculation that sets the maximum height of a retaining wall if a retaining wall is allowed under the potential change in the ordinance.
The PowerPoint document has not yet been placed on the Stone Harbor website, but Poudrier’s presentation can be viewed in the video of the Oct. 3 council meeting. The link to that video is on the borough website and is also on YouTube.
Contact the author, Vince Conti, at vconti@cmcherald.com.
