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: ,
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JeatTLcw~s, CMC
City Clerk
Stauffer
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