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HomeMy WebLinkAboutRes2009-014Sponsored b~-: Applicant CITY OF SEWAI2U, ALASK,4 PLANNING ANDLONING COMMISSION RESOLUTION 2009-14 A RESOLUTION OF THE SEWARll PLANNING AND ZONING COMMISSION, GRANTING JIM HOEFFLER A VARIANCE FROM SF.WARD CITY CODE, CFIAPTF.R 15.25 FLOUDPLAIN MANAGEMENT TO CONSTRUCT AN AIRCRAFT HANGER ON LOT _5A, [3LOCK 2110 SEWARD AIRPORT WHERF,AS, applicaut Jim Iloefller proposes to construct an aircraft hanger-on Lot SA, Block 200, Seward Airport which he has leased li-om the State of Alaska, Department of Transportation; and WHEREAS, Lot SA, Seward Airport is located within a designated 100-year floodplain as identified on the h'ederal Emergency Management Agency's (FEMA) Flood Insurance Rate Map (FIRM); and WHEREAS, according to FIRM No. 020012- ;255A, dated May 19, 1981, the L3ase Flood haevation for I.ot SA. Seward Airport is 21.0 feet; and WHERN:AS, based on information loom previous site plans prepared by a registered land surveyor and studies completed by DOWI, engineers for the Seward Airport Master Plan. the existing elevation of the proposed building site is approximately 1 S.0 which would place the lowest 11oor of the building approximately 3 feel below the base flood elevation; and WHl?REAS, the City oC Seward Floodplain Management Ordinance. Seward Citv Code Section 15.25.0~0.13.2.a&b. requires that the lowest floor ofnon-residential construction be elevated to the hase 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 he 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 a g;radc less than 1 foot above the adjoining airport apron elevation of approximately 18 feet and ,_ WHEREAS, the applicaut has applied to the Planning and 'Coning Commission for a variance from the City of Seward Floodplain Management Ordinance 15.2S.OSO.B?a to construct the Seward Planning and Zoning Commission Resolution No. 2009-14 Page 2 of 4 proposed aircraft hanger without being flood-prooled with watertight walls substantially impermeable to the passage of water; and WHEREAS, the applicant has applied to the Planning and Zoning Commission for a variance ti-om the City of Seward Floodplain Management Ordinance 15.25.U~O.B.2b to construct the proposed aircraft hanger without additional components capable of resisting hydrostatic and hydrodynamic loads and effccls of buoyancy: and WHEREAS, the public notification process was complied with and the appropriate public hearing as required by Seward City Code ~ 1 S.Ol .040 was conducted by the Commission on May 19. 2009. NOW, THEREFORE, BE IT RESOLVED by the Seward Planning and 'Coning Commission that: Section L (n accordance with Seward City Code Section 15?5.060 the Seward Planning and Zoning Commission has considered all of the following factors: a. 'I~he danger that materials may he swept onto other lands to the injury of others; b. fhe 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; c. Che 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 hooding 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 w-aye 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 .Lim 1 Loeffler floodplain variance request: Scward Planning and %oning Commission Resolution No. 2009-1~ Page ; of 4 1. The majority of the Scward Airport and surrounding property is located within the floodplain or floodway. Since the applicant"s proposed aircraft hanger is dependent upon 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. "fo 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 properly. 4. "fhe 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 trod 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) & (bj, the Commission finds this application to he one of those "very limited circumstances" described at SCC§15.25.0(0(b)(7) for granting this floodplain variance on Lot SA, Block 200, Scward Airport. 7. Considering all of the above findings, the Commission hereby determines that the reyucsted variance to construct the aircraft hanger on Lot SA, Block 200, Seward nirport, at an elevation of 18 feet which is approx 3 feet below the base flood elevation, is the minimum necessa~~r to aftbrd relief: Section 3. Based on the above findings, the Planning and 'Coning Commission hereby grants Jim floefller a floodplain variance liom SCC§15.25.OSO.B.2. allowing the lowest floor of the proposed aircraft hanger to be constructed up to three (3) feet below the base flood elevation of 21.0 feet. Section 4. Based on the above findings, the Planning and Zoning Commission hereby grants .lim Hoeffler a floodptain variance from SCC§15.25.OSOB2. allowing the aircraft hanger to he constructed without being flood-proofed with watertight walls substantially impenncable to the passage of water. Section 5. Base o^ the above findings, the Planning andloning Commission hereby grants Seward Planning and Zoning Commission Itesolutio^ No. 2009-14 Page 4 of 4 Jim lioefflcr a toodplain variance from SCC~1~.25.OSO.B2 allowing the aircraft hanger to be constructed without additional catnponents capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy. Section 6. Base 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 h'loodplain Variance Permit to Jim Hoctfler subject to the following condition 1. Submit to the City of Seward a copy of the required elevation certiflcatc upon completion of the proposed aircraft hanger. Section 7. In accordance with SCC~~' 15.25.060.8.8, 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 Hood insurance premiums rates as high as $2>.00 per $100.00 of coverage. Section S. This resolution shall take effect ten (]0) days following its adoption. PASSN:D AND APPROVED by the Seward Planning and Zoning Commission this 19°i day of May 2009. "1'HE CITY OF SE~D, ALASKA (~ ~ Sandie Roach'. Chair AYES: Ecklund, I leinrich, McClure, Morgan, Roach NOh:5: None ABS}~:N"I`. None ABSTAIN: None VACANT: One ATTEST: , ~ \ JeatTLcw~s, CMC City Clerk Stauffer ~*~~~~~ ~~~ a,~~i •~ ~ ~+~ww ~ ~ yys O ,. `s ',~ s ~` . ~ '; ~~ ' ._. s ~ S~ '••qrF o~ A`~ ~•' (City Seal