HomeMy WebLinkAboutRes2010-008 Sponsored by: Applicant
CITY OF SEWARD, ALASKA
PLANNING AND ZONING COMMISSION
RESOLUTION 2010 -08
A RESOLUTION OF THE SEWARD PLANNING AND ZONING
COMMISSION, GRANTING LUCKY WILSON A FLOODPLAIN
VARIANCE FROM SEWARD CITY CODE CHAPTER 15.25 FLOODPLAIN
MANAGEMENT TO CONSTRUCT AN AIRCRAFT HANGAR ON LOT 9,
BLOCK 200 SEWARD AIRPORT, 2102 AIRPORT ROAD
WHEREAS, applicant Lucky Wilson proposes to construct an aircraft Hangar on lease Lot
9, Block 200, Seward Airport, leased from the State of Alaska, Department of Transportation; and
WHEREAS, Lot 9, Seward Airport is located within a designated 100 -year floodplain as
identified on the Federal Emergency Management Agency's (FEMA) Flood Insurance Rate Map
(FIRM); and
WHEREAS, according to FIRM No. 020012- 3255A, dated May 19, 1981, the Base Flood
Elevation for Lot 9, Seward Airport is approximately 20.0 feet; and
WHEREAS, based on information from previous site plans prepared by a registered land
surveyor and studies completed by DOWL engineers for the Seward Airport Master Plan, the
existing elevation of the proposed lot is approximately 16.0 which would place the lowest floor of
the building approximately 4 feet below the base flood elevation; and
WHEREAS, the City of Seward Floodplain Management Ordinance, Seward City Code
Section 15.25.050.B.2.a&b, requires that the lowest floor of non - residential construction be elevated
to the base flood elevation, or be flood - proofed so that below the base flood level the structure is
watertight with walls substantially impermeable to the passage of water; or be constructed with
components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and
WHEREAS, the applicant would be unable to access the structure for its designed use if the
structure were to be elevated at or above the base flood elevation which is approximately 4 feet
above the adjacent tarmac; and
WHEREAS, the applicant has applied to the Planning and Zoning Commission for a
variance from the City of Seward Floodplain Management Ordinance to construct the proposed
aircraft Hangar's lowest floor at a grade less than 1 foot above the adjoining airport apron elevation
of approximately 16 feet; and
WHEREAS, the applicant has applied to the Planning and Zoning Commission for a
variance from the City of Seward Floodplain Management Ordinance 15.25.050.B.2a to construct the
bow proposed aircraft Hangar and supporting utilities without being flood - proofed with watertight walls
substantially impermeable to the passage of water; and
Seward Planning and Zoning Commission
Resolution 2010 -08
Page 2 of 4
WHEREAS, the applicant has applied to the Planning and Zoning Commission for a
variance from the City of Seward Floodplain Management Ordinance 15.25.050.B.2b to construct
the proposed aircraft Hangar without additional components capable of resisting hydrostatic and
hydrodynamic loads and effects of buoyancy; and
WHEREAS, the public notification process was complied with and the appropriate public
hearing as required by Seward City Code § 15.01.040 was conducted by the Commission on August
3, 2010.
NOW, THEREFORE, BE IT RESOLVED by the Seward Planning and Zoning
Commission that:
Section 1. In accordance with Seward City Code Section 15.25.060 the Seward Planning and
Zoning Commission has considered all of the following factors:
a. The danger that materials may be swept onto other lands to the injury of others;
b. The danger to life and property due to flooding or erosion damage; ...
c. The susceptibility of the proposed facility and its contents to flood damage and the
effect of such damage on the individual owner;
d. The importance of the services provided by the proposed facility to the community;
e. The necessity to the facility of a waterfront location, where applicable; Not
applicable.
f. The availability of alternative locations for the proposed use which are not subject to
flooding or erosion damage;
g. The compatibility of the proposed use with the existing and anticipated development;
h. The relationship of the proposed use to the comprehensive plan and floodplain
management program for that area;
i. The safety of access to the property in times of flood for ordinary and emergency
vehicles;
j. The expected heights, velocity, duration, rate of rise, and sediment transport of the
flood waters and the effects of wave action, if applicable, expected at the site;
k. The costs of providing governmental services during and after flood conditions,
including maintenance and repair of public utilities and facilities such as sewer, gas,
electrical, and water systems, and streets and bridges.
Section 2. The Commission makes the following specific findings regarding the Lucky
Wilson floodplain variance request:
1. The majority of the Seward Airport and surrounding property is located within the Special
J tY rP g P I�rty
Flood Hazard Area or floodway. Since the applicant's proposed aircraft Hangar is dependent upon
Seward Planning and Zoning Commission
Resolution 2010 -08
Page 3 of 4
an airport location, there are no other feasible locations for the structure which are not located within
the floodplain.
2. Failure to grant the variance would result in exceptional hardship to the applicant for the
following reason: It is not feasible to elevate the structure at or above the base flood elevation. To
do so would not allow the aircraft Hangar to be utilized for its intended purpose.
3. Granting the requested variance will not result in damage or hardship for this or any other
property.
4. The proposed use is compatible with the surrounding industrial land uses and existing
similar facilities.
5. The applicant has established good and sufficient cause for this Commission to find
pursuant to SCC §15.25.060(b)(5) that the granting of a variance will not result in increased flood
heights, additional threats to public safety, extraordinary public expense, create nuisances, cause
fraud on or victimization of the public or conflict with existing laws.
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6. Because the proposed variance has low damage potential and otherwise conforms to all
variance criteria in SCC§ 15.25.060(a) & (b), the Commission finds this application to be one of
those "very limited circumstances" described at SCC §15.25.060(b)(7) for granting this floodplain
variance on Lot 9, Block 200, Seward Airport.
7. Considering all of the above findings, the Commission hereby determines that the
requested variance to construct the aircraft Hangar and supporting utilities on Lot 9, Block 200,
Seward Airport, at an elevation of 16 feet which is approximately 4 feet below the base flood
elevation, is the minimum necessary to afford relief.
Section 3. Based on the above findings, the Planning and Zoning Commission hereby grants
Lucky Wilson a floodplain variance from SCC §15.25.050.B.2. allowing the lowest floor of the
proposed aircraft Hangar and supporting utilities to be constructed approximately four (4) feet below
the base flood elevation of 20.0 feet.
Section 4. Based on the above findings, the Planning and Zoning Commission hereby grants
Lucky Wilson a floodplain variance from SCC §15.25.050B2. allowing the aircraft Hangar to be
constructed without being flood - proofed with watertight walls substantially impermeable to the
passage of water.
Section 5. Based on the above findings, the Planning and Zoning Commission hereby grants
'"maw Lucky Wilson a floodplain variance from SCC §15.25.050.82 allowing the aircraft Hangar to be
constructed without additional components capable of resisting hydrostatic and hydrodynamic loads
Seward Planning and Zoning Commission
Resolution 2010 -08
Page 4 of 4
and effects of buoyancy.
Section 6. Based on the above findings, the Planning and Zoning Commission finds the
proposed use, subject to the following condition satisfies the criteria for granting a floodplain
variance, and authorizes the administration to issue a Floodplain Variance Permit to Lucky Wilson
subject to the following conditions:
1. Work with staff to obtain a Floodplain Development Permit.
2. Upon completion of the proposed aircraft Hangar and before a Certificate of
Occupancy can be obtained the applicant must submit to the City of Seward a copy of the required
elevation certificate.
Section 7. In accordance with SCC §15.25.060.B.8, the Community Development Office
must give written notice to the applicant that the structure will be permitted to be built with a lowest
floor elevation below the base flood elevation and that the cost of flood insurance will be
commensurate with the increased risk resulting from the reduced lowest floor elevation. This
variance to construct the structure below the Base Flood Elevation will result in increased flood
insurance premium rates as high as $25.00 per $100.00 of coverage.
Section 8. This resolution shall take effect ten (10) days following its adoption.
PASSED AND APPROVED by the Seward Planning and Zoning Commission this 3 day
of August 2010.
THE CITY OF SEW .' ) , ALASKA
Sandie Roach', Chair
AYES: Morgan, DeMarco, Heinrich, Ecklund, Roach'
NOES: None
ABSENT: None
ABSTAIN: None
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