Council discusses proposed demolition standard; residents warn costs could block repairs

The council opened a public hearing on a draft order to amend municipal code chapters 171 and 185 to define demolition and criteria that determine when work constitutes demolition. Planning & Zoning recommended a test tied to 50% of market value aggregated over a five‑year lookback, using county assessed value as the baseline — an approach planning commissioners said mirrors FEMA substantial‑improvement rules.

Council members and a substantial number of residents questioned the cost‑based approach. "Costs vary based upon contracts, materials, timing, and how work is categorized," an emailed comment read into the record argued, and several residents attending in person warned the threshold could force homeowners to seek variances or rebuild rather than repair. Kathy Degnan, who said she filed a permit Sept. 16, asked that in‑process permits be grandfathered so homeowners do not lose work already underway.

Commissioner Jasinski and others described field outreach and interviews with homeowners and builders, who reported that necessary underpinning and foundation work for many post‑1962 beach cottages can run tens of thousands of dollars (one builder cited a $73,000 encapsulation/raise) — enough to push common projects close to or past the 50% threshold for properties assessed in the low‑$200,000s. After extended discussion, council members concluded more refinement is needed and no motion to adopt the draft ordinance was made at the meeting.