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HomeMy WebLinkAboutRes2007-018Sponsored by: Staff CITY OF SEWARD, ALASKA PLANNING AND ZONING COMMISSION RESOLUTION 2007-18 A RESOLUTION OF THE SEWARD PLANNING AND ZONING COMMISSION, GRANTING GREG THRALL A VARIANCE FROM SEWARD CITY CODE CHAPTER 15.25 FLOODPLAIN MANAGEMENT TO CONSTRUCT AN AIRCRAFT HANGER ON LOT 8, BLOCK 200 SEWARD AIRPORT WHEREAS, applicant Greg Thrall proposes to construct an aircraft hanger on Lot 8, Block 200 Seward Airport which he has leased from the State of Alaska, Department of Transportation; and WHEREAS, Lot 8, 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 8, Seward Airport is 20.0 feet; and WHEREAS, the City of Seward Floodplain Management Ordinance, Seward City Code Section 15.25.OSO.B.2.,requirestbat the lowest floor ofnon-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; and WHEREAS, the applicant would be unable to access the structure for its designed use if the structure were to be elevated above the base flood elevation; 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 hanger's lowest floor at less than 1 foot above the adjoining airport apron elevation; 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 October 16, 2007. NOW, THEREFORE, BE IT RESOLVED by the Seward Planning and Zoning Commission that: Seward Planning and Zoning Commission Resolution No. 2007-18 Page 2 of 4 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 condition, including maintenance and repair of public utilities and facilities such as sever gas, electrical, and water systems, and streets and bridges. Section 2. The Commission makes the following specific findings regarding tli~ Greg Thrall floodplain variance request: 1. The majority of the Seward Airport and surrounding property is locat~l wf~in the floodplain or floodway. Since the applicant's proposed aircraft hanger is dependent u~3on 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 hanger 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., Seward Planning and Zoning Commission Resolution No. 2007-18 Page 3 of 4 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. 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 an exception to the requirement of SCC § 15.25.060 (b)(1) which would otherwise require that Lot 8, Block 200, Seward Airport, be "contiguous to and surrounded by lots with existing structures below the base flood level." 7. Considering all of the above findings, the Commission hereby determines that the requested variance to construct the aircraft hanger on Lot 8, Block 200, Seward Airport, at an r.. elevation of 17.4 feet which is approx 3 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 Greg Thrall a floodplain variance from Seward City Code § 15.25.OSO.B.2. to allow the lowest floor of the proposed aircraft hanger to be constructed up to three (3) feet below the base flood elevation of 20.0 feet. The proposed building shall meet either the minimum FEMA requirements for Professional Engineer's watertight design or opening requirements ofwet-flood proofing, allowing automatic equalizing of hydrostatic flood forces. Section 4. In accordance with 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. Section 5. This resolution shall take effect ten (10) days following its adoption. Seward Planning and Zoning Commission Resolution No. 2007-18 Page 4 of 4 PASSED AND APPROVED by the Sewazd Planning and Zoning Commission this 16~' day of October 2007. T CITY OF 5EWAR13, ALASKA M arena Keil, Char r AYES: Anderson, Clazk, Hicks, K~eil, Roach', Smith NOES: None ASSENT: None ABSTAIN: None VACANT: One ATTEST: .~~ ~tG% /llril GG:~'~f'/d ~/,(7~ ~%Lf~/ /OY ` ;,'lean Lewis, CMC City Clerk (City Seal) ~~~~~er n~~~~~ ~,,.. .., " • ~ ~ ~i AT .~; s ,, ^^ .~,~ y 9j:Gi~F 1 19~'L : ~ Mrs ~V••v ~~~,,~*OJ to `~ ; ~~o, ~e~t