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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. ra 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 VACANT: Two •• � �i.u l1 ft" � OF. Sei '.• G�vrq ®�'•. • • Je.( Lew , C C • SEAL, Ci N Clerk �� ± ': * **;t". OF AoP ••• %mass 10"