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HomeMy WebLinkAbout09042012 Planning & Zoning PacketSeward Planning & Zoning Commission Regular Meeting Packet September 4, 2012 City Council Chambers Beginning at 7:00 p.m. Seward Planning & Zoning Commission Sandie Roach' Chair Term Expires 02113 Martha Fleming Commissioner Term Expires 02114 Tena Morgan Commissioner Term Expires 02113 Bixler McClure Commissioner Term Expires 02115 Cindy Ecklund Vice Chair Term Expires 02114 Dale Butts Commissioner Term Expires 02113 Vacant Commissioner Term Expires 02115 Jim Hunt City Manager Ron Long Assistant City Manager Donna Glenz Planner Dwayne Atwood Planning Technician Regular Meed, Is 1. Call to Order 2. Opening Ceremony A. Pledge of Allegiance 3. Roll Call 4. Special Reports & Presentations A. City Administration Report B. Other Reports, Announcements & Presentations 5. Citizens' Comments on any subject except those items scheduled for public hearing. [Those who have signed in will he given the first opportunity to speak. Time is limited to 2 minutes per speaker and 30 minutes total time for this agenda item] 6. Approval of Agenda and Consent Agenda. [Approval of Consent Agenda passes all routine items indicated by asterisk (*). Consent Agenda items are not considered separately unless a Commissioner so requests. In the event of such a request, the item is returned to the Regular Agenda.] Planning and Zoning Commission Meeting Agenda September 4, 2012 7. Public Hearings [Limit comments to S minutes. Those who have signed in will be given the first opportunity to speak] A. Unfinished Business Items requiring a Public Hearing — None B. New Business Items requiring a Public Hearing 1. Resolution 2012-13 of the Seward Planning and Zoning Commission of the City of Seward, Alaska granting Dennis and Pat Perry a Floodplain Variance from Seward City Code Chapter 15.25 Floodplain Management to construct an aircraft hangar up to 4 feet below base flood elevation on Lot 7, Block 200 Seward Airport, 2106 Airport Road ..........................Page 3 2. Resolution 2012-14 of the Seward Planning and Zoning Commission of the City of Seward, Alaska recommending City Council and Kenai Peninsula Borough approval of the Forest Acres Subdivision Levee Replat, creating four (4) parcels; vacating undeveloped rights -of -way and utility easements while dedicating new rights -of -way and utility easements; located south of the North Forest Acres Levee and predominately within the Resource Management Zoning District..................................................................Page 19 8. Unfinished Business — None 9. New Business — None * A. August 21, 2012 Special Meeting Minutes..............................................................Page 31 10. Informational Items and Reports (No action required) A. September 18 Work Session Reminder....................................................................Page 39 B. 2012 Planning and Zoning Meeting / Work Session Schedule ................................Page 40 C. NFIP / CRS Update, August 2012...........................................................................Page 41 11. Commission Comments 12. Citizens' Comments [Limit to 5 minutes per individual — Each individual has one opportunity to speak] 13. Commissions and Administration Response to Citizens' Comments 14. Adjournment Planning and Zoning Commission Meeting Agenda September 4, 2012 Sponsored by: Applicant CITY OF SEWARD, ALASKA PLANNING AND ZONING COMMISSION RESOLUTION 2012-13 A RESOLUTION OF THE SEWARD PLANNING AND ZONING COMMISSION, OF THE CITY OF SEWARD, ALASKA GRANTING DENNIS AND PAT PERRY A FLOODPLAIN VARIANCE FROM SEWARD CITY CODE CHAPTER 15.25 FLOODPLAIN MANAGEMENT TO CONSTRUCT AN AIRCRAFT HANGAR UP TO 4 FEET BELOW BASE FLOOD ELEVATION ON LOT 7, BLOCK 200 SEWARD AIRPORT, 2106 AIRPORT ROAD WHEREAS, applicants Dennis and Pat Perry propose to construct an aircraft hangar on Seward Airport Lease Lot 7 Block 200, Seward Airport, leased from the State of Alaska, Department of Transportation; and WHEREAS, Lot 7, 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 7, Seward Airport is approximately 20.5 feet; and WHEREAS, based on an elevation survey prepared by a registered land surveyor, the existing elevation of the proposed development site is approximately 17.0 feet which would place the lowest floor of the building approximately 3.5 feet below the base flood elevation; and WHEREAS, based on the same elevation survey the lot corners of Lot 7 are approximately 16.0 feet which would place the adjacent tarmac at more than 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 plus 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 Seward Planning and Zoning Commission Resolution 2012-13 Page 2 of 5 aircraft hangar's lowest floor at a grade of approximately 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)(2)(a) to construct the proposed aircraft Hangar and supporting utilities without being flood -proofed with watertight walls substantially impermeable to the passage of water; and WHEREAS, the applicant has stated he plans to meet the City of Seward Floodplain Management Ordinance 15.25.050(B)(2)(b) by the providing the 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 September 4, 2012. 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(a)(4) the Seward Planning and Zoning Commission has considered all of the following factors: a. The danger that materials maybe swept onto other lands to the injury of others, There is no reason to believe that placement of the structure will increase the danger of materials being swept onto other lands. Staff has consulted with Dan Mahalak, Kenai Peninsula Borough Hydrologist for his professional opinion. He has stated the area is a low flow velocity area. Mahalak also noted if the structure were to be built above the Base Flood Elevation the added fill would cause more problems by creating velocity on neighboring properties and/or increase flood levels in the area. b. The danger to life and property due to, flooding or erosion damage. The past three major flood events in 1986, 1995 and 2006 did not present any significant threat to life and/or property in the area of the proposed structure. c. The susceptibility of theproposedfacility and its contents to flood damage and the effect of such damage on the individual owner. The past three major flood events in 1986, 1995 and 2006 did not present any significant threat of flooding to the area. d The importance of the services provided by the proposed facility to the community. The applicant is a licensed aircraft pilot, the aircraft hangar allows the applicant to protect his investment, there is no public services planned by the applicant. Seward Planning and Zoning Commission Resolution 2012-13 Page 3 of 5 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. The majority of the Seward Airport and surrounding property is located within the floodplain or floodway. Since an aircraft hangar requires a location near an airport, there are no other feasible locations for the proposed structure. g. The compatibility of the proposed use with the existing and anticipated development. The proposed use is compatible with the surrounding industrial land uses and existing similar aircraft facilities. h. The relationship of the proposed use to the comprehensive plan and floodplain management program for that area. The 2020 Comprehensive Plan section 3.8.2 addresses floodplain development by supporting the participation in the National Flood Insurance Program (NFIP). Flooding of streams and rivers has historically occurred in Seward and the outlying areas as most flat lands along the south central Alaskan coast is floodplain. The Resurrection River channels and the airport erosion need continued attention. There is no evidence that this project would in any way increase or hinder the existing flooding issues in the area. i. The safety of access to the property in times of flood for ordinary and emergency vehicles. It does not appear the proposed structure will add any safety concerns for standard and/or emergency vehicles during flood events. j. The expected heights, velocity, duration, rate of rise, and sediment transport oftheflood waters and the effects of wave action, if applicable, expected at the site. The past three major flood events in 1986, 1995 and 2006 did not present any significant threat to life and/or property in the area of the proposed structure. & 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. No public water, sewer or electric are provided to this lot, no additional costs are expected. Section 2. The Commission makes the following specific findings regarding the Dennis and Pat Perry floodplain variance request: 1. The majority of the Seward Airport and surrounding property is located within the Special Flood Hazard Area. Since the applicant's proposed aircraft hangar is dependent upon an airport location, there are no other feasible locations for the structure which are not located within the floodplain. Seward Planning and Zoning Commission Resolution 2012-13 Page 4 of 5 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§ I 5.25.060(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 § I 5.25.060(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 7, 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 7, Block 200, Seward Airport, at an elevation of approximately 17 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 Dennis and Pat Perry a floodplain variance from SCC§ I5.25.050.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 20.5 feet. Section 4. Based on the above findings, the Planning and Zoning Commission hereby grants Dennis and Pat Perry a floodplain variance from SCC§ 15.25.050B2(a) 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 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 Dennis and Pat Perry subject to the following conditions: 1. Work with staff to obtain a Floodplain Development Permit. Seward Planning and Zoning Commission Resolution 2012-13 Page 5 of 5 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 FEMA required elevation certificate. 3. As requested, work with the FAA Airway Transportation System, Kenai to obtain an underground power line locate prior to construction. Section 6. 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 7. This resolution shall take effect ten (10) days following its adoption. PASSED AND APPROVED by the Seward Planning and Zoning Commission this 4'h day of September 2012. AYES: NOES: ABSENT: ABSTAIN: VACANT: One ATTEST: Johanna Kenney, CMC City Clerk THE CITY OF SEWARD, ALASKA Sandie Roach', Chair (City Seal) P&Z Agenda Statement Meeting Date: September 4, 2012 , Through: Ron Long, Assistant City Manaje_r�' I� 1 From: Donna Glenz, Planner j q[011-f Agenda Item: Dennis and Pat Perry Request for Variance to Floodplain Management Standards SCC Chapter 15.25 on Lot 7, Seward Airport Background: Dennis and Pat Perry intend to apply for a building permit to construct an aircraft hangar on Lot 7, Block 200, Seward Airport Lease Tracts. During the courtesy review process it was identified that the parcel is located within a Federal Emergency Management Agency (FEMA) mapped Special Flood Hazard Area. The City's Floodplain Management Ordinance (Title 15.25) guides development in the floodplain in order to lessen the economic loss caused by impending flood events. Provisions of the ordinance Section 15.25.050 General Standards provide specific construction standards for development in the floodplain. Section 15.25.050(B)(2) requires that nonresidential construction must have the lowest floor, including basement, elevated to the level of the base flood elevation; OR, together with attendant utility and sanitary facilities, shall: a. Be flood -proofed so that below the base flood level the structure is watertight with walls substantially impermeable to the passage of water. The applicant is unable to meet this requirement, noting that the aircraft hangar cannot be constructed to be watertight. The applicant is requesting a variance b. Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy. The applicant will provide the additional components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy. C. Be certified by a registered professional engineer or architect that the standards of this subsection are satisfied. Item c. is not applicable. The applicant is requesting a variance from the flood proofing. Stamped engineered plans for the aircraft hangar are being submitted to the City of Seward Building Department. d. Nonresidential structures that are elevated, not flood proofed, must meet the same standard for space below the lowest floor as described in SCC§15.25.050 B.l.b. Item d is not applicable, the aircraft hangar will not be elevated, and the lowest floor will beat grade. The State ofAlaska does not allowfill on the Airport Lease sites and fill if add would render the site inaccessible by aircraft. e. Applicants flood proofing nonresidential buildings shall be notified that flood insurance premiums will be based on rates that are one foot below the flood proofed level. The applicant has been notified of the increased flood insurance premiums and shall again be notified through the variance process Based on the best available data the Base Flood Elevation for the applicants lease parcel is approximately 20.5 feet. The applicant has applied to construct the proposed aircraft hangar at no more than one (1) foot above the adjoining airport apron which according to submitted survey and studies completed by DOWL engineers for the Seward Airport Master Plan, the elevation of the proposed development area is approximately 17 feet. Variance Requested: The applicant is requesting a variance from Seward City Code§ 15.25.050(B)(2)(a) in order to construct the proposed aircraft hangar and supporting utilities approximately 4 feet below the base flood elevation. CONDITIONS AND FINDINGS FOR GRANTING A VARIANCE SCO15.25.060. Appeal and Variance Procedure (b) Conditions for variances (1) Generally, the only condition under which a variance from the elevation standard maybe issued is for new construction and substantial improvements to be erected on a lot of 1/2 acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, providing subparagraphs (a) through (k) of subsection (a)(4) of this section have been fully considered. As the lot size increases the technical justification required for issuing the variance increases. Review. The requested variance meets this stipulation. The variance request is for construction of a new aircraft hangar and supporting utilities on less than a'/2 acre lot, this lot is contiguous to and surrounded by lots with existing commercial structures constructed below the base flood level. The following are the consideration of (a) through (k) of SCC§ I5.25.060(a)(4): In passing upon such applications, the commission shall consider all technical evaluations, all relevant factors, standards specified in other sections of this chapter, and: a. The danger that materials may be swept onto other lands to the injury of others; There is no reason to believe that placement of the structure will increase the danger of materials being swept onto other lands. Staff has consulted with Dan Mahalak, Kenai Peninsula Borough Hydrologist for his professional opinion. He has stated the area is a low flow velocity area. Mahalak also noted if the structure were to be built above the Base Flood Elevation the added fill would cause more problems by creating velocity on neighboring properties and/or increase flood levels in the area. b. The danger to life and property due to flooding or erosion damage. The past three major flood events in 1986,1995 and 2006 did not present any significant threat to life and/or property in the area of the proposed structure. In review of the draft 2010 FEMA Special Flood Hazard Area maps due to be approved within the next year, the Seward Airport lease sites are no longer contained within the 2 Special Flood Hazard Area. c. The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner. The past three major flood events in 1986, 1995 and 2006 did not present any significant threat of flooding to the area. In review of the draft 2010 FEMA Special Flood Hazard Area maps due to be approved within the next year, the Seward Airport lease sites are no longer contained within the Special Flood Hazard Area. d The importance of the services provided by the proposed facility to the community. The applicant is a licensed aircraft pilot, the aircraft hangar allows the applicant to protect his investment, there is no public services planned by the applicant. 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. The majority of the Seward Airport and surrounding property is located within the floodplain or floodway. Since an aircraft hangar requires a location near an airport, there are no other feasible locations for the proposed structure. g. The compatibility of the proposed use with the existing and anticipated development. The proposed use is compatible with the surrounding industrial land uses and existing similar aircraft facilities. h. The relationship of the proposed use to the comprehensive plan and floodplain management program for that area. The 2020 Comprehensive Plan section 3.8.2 addresses floodplain development by supporting the participation in the National Flood Insurance Program (NFIP). Flooding of streams and rivers has historically occurred in Seward and the outlying areas as most flat lands along the south central Alaskan coast is floodplain. The Resurrection River channels and the airport erosion need continued attention. There is no evidence that this project would in any way increase or hinder the existing flooding issues in the area. i. The safety of access to the property in times of flood for ordinary and emergency vehicles. It does not appear the proposed structure will add any safety concerns for standard and/or emergency vehicles during flood events. 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. The past three major flood events in 1986,1995 and 2006 did not present any significant threat to life and/or property in the area of the proposed structure. 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. No public water, sewer or electric are provided to this lot, no additional costs are expected. 3 (2) Variances maybe issued for the reconstruction, rehabilitation, or restoration of structures listed on the National Register of Historic Places without regard to the procedures set forth in this section. Review. Not applicable (3) Variances shall not be issued within a designated floodway if any increase in flood levels during the base flood discharge would result. Review. Not applicable. (4) Variances shall only be issued upon a determination that the variance is the minimum necessary, considering the flood hazard, to afford relief. Review. The majority of the Seward Airport and surrounding property is located within the floodplain or floodway. Since the proposed aircraft hangar is dependent upon an airport location, and it is not feasible to elevate the structure at or above the base flood elevation, the requested variance to construct the aircraft Hangar on Lot 7, Block 200, Seward Airport at an elevation of 17 feet, which is approximately 4 feet below the base flood elevation, is the minimum necessary to afford relief. It is also noted the 2010 Draft Floodplain Maps from FEMA illustrate the current development areas of the Seward Airport as being removed from the Special Flood Hazard Area. (5) Variances shall only be issued upon: a. A showing of good and sufficient cause; Review. An aircraft Hangar is dependent upon an airport location, and it is not feasible to elevate the structure above the base flood elevation. b. A determination that failure to grant the variance would result in exceptional hardship to the applicant; Review. 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. c. A determination 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 local laws or ordinances. Review. The past three major flood events in 1986, 1995 and 2006 did not present any significant threat to life and/or property in the area of the proposed structure. There is no indication that granting the variance will result in increased flood heights, additional threats to public safety, public expense, create any type of nuisances, or cause fraud on or victimization of the public or conflict with existing local laws or ordinances. 4 6) Variances as interpreted in the National Flood Insurance Program are based on the general zoning law principle that they pertain to a physical piece of property; they are not personal in nature and do not pertain to the structure, its inhabitants, economic or financial circumstances. They primarily address small lots in densely populated residential neighborhoods. As such, variances from the flood elevations should be quite rare. Review: This variance is site specific to a physical lot less than the %2 acre size as required under 15.25.060(6)(1). Granting the variance does not result in a special privilege. Any other lessee with similar conditions could obtain a similar variance. (7) Variances may be issued for nonresidential buildings in very limited circumstances to allow a lesser degree of flood proofing than watertight or dry -flood proofing where it can be determined that such action will have low damage potential, complies with all other variance criteria except subsection (b)(1) of this section, and otherwise complies with section 15.25.060(a) and (b). Review: There is no indication that granting this variance will increase any damage potential to either the applicant's structure or the surrounding structures. The application complies with all variance criteria of 15.25.060(a) and (b). (8) Any applicant to whom a variance is granted shall be given written notice 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. Review: Staff has verbally discussed the National Flood Insurance Program with the applicant. Upon approval of this variance 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. Staff is also required to provide written notice 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 premiums rates as high as $25.00 per $100.00 of coverage. Conditions of the Variances Upon consideration of the above factors and the purposes of Chapter 15.25 Floodplain Management, the Commission may attach such conditions to the granting of variances as it deems necessary to further the purposes of this chapter. Based on the above findings and conclusions, the administration recommends imposition of the following condition for the floodplain variance permit: 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 FEMA required elevation certificate. 5 3. As requested, work with the FAA Airway Transportation System, Kenai to obtain a underground power line locate prior to construction. At the time of publication of this report, staff has received one public inquiry regarding the development. The request from the FAA, Kenai to notify the applicant of an underground power line has been included as a condition within of the Floodplain Variance. If any further comments are received after this publication, they will be presented to the Commission at the September 4, 2012 meeting. Property owners within three hundred (300) feet of Lot 7, Block 200 Seward Airport were notified of this proposed Floodplain Variance Permit action. Public notice signs were posted on the property, and all other public hearing requirements of Seward City Code § 15.01.040 were complied with. RECOMMENDATION: Commission approve Resolution 2012-13, granting Dennis and Pat Perry a variance from Seward City Code Chapter 15.25 Floodplain Management to construct an aircraft Hangar on Lot 7, Block 200, Seward Airport based on the findings and the condition stated within the Resolution. 0 Donna Glenz From: Charles.B.Versaw@faa.gov Sent: Tuesday, August 28, 2012 11:42 AM To: Donna Glenz Subject: Resolution 2012-13 comment RE: Resolution 2012-13 Seward Planning and Zoning Commission This letter is in reference to the notice of public hearing scheduled for September 4th 2012 In comment to the proposal we would like to notify the Commission, as well as individuals seeking the variance, that the FAA does have an underground high voltage line located near the proposed construction for an aircraft hanger. As a safety concern, we would be willing to locate that particular underground power line prior to construction to prevent any personal injury or loss of service to our equipment. Thank you for giving me the opportunity to express my concerns. Charles (Chip) Versaw Airway Transportation System Specialist Kenai SSC 427 N. Willow Street, Suite B Kenai, AK 99611 (T) 907-283-7216 (C) 907-620-2061 (F)907-283-7478 NOTE: This message was trained as non-spam. If this is wrong, please correct the training as soon as possible. Snam Not seam Forget previous vote Return to: City of Seward ReceiAd' PF SE:WARD Community Development Department Da te: Y' P.O. Box 167 , I Seward, AK 99664 9 // 1 `t /.20/ VARIANCE REQUEST PUNNING FICE to SCC 15.25 FLOODPLAIN MANAGE I. APPLICANT INFORMATION APPLICANT Address City, State, Zip Se",)a! , AK 6 y Day Phone Fax L0 bevi n Cy 3 6 Z-19 6 AGENT Address City, State, Zip Day Phone Fax * If the applicant or agent is not the owner of record, a letter of authorization for this variance request, signed by the owner, be attached. II. PROJECT LOCATION Assessor Parcel No. 1 gS62,q Q) LH l I Township 10 Range ( U% Section Subdivision 6IZ14C OF ft,feA A7Po►'f ' Lot a Block _--X29 III. INFORMATION/DOCUMENTATION REQUIRED Please attach additional pages if there is not sufficient space for your response. A. Documentation Required: 1. Completed City of Seward Floodplain permit application. 2. As -built or proposed site plan to scale, showing house location and local topography. 3. Building floor plans to scale. 4. A completed Elevation Certificate, FEMA form 81-3 L B. Describe the exact variance must C. Describe any conditions which exist peculiar to this piece of property that are not applicable to other property in the same general location: D. Strict interpretation ofthe provisions of SCC 15.25 Floodplain Management, would deprive the applicant of rights commonly enjoyed by other properties in the same general location. These rights are: Ai/ .�ron��r�if>�� �i%� Cl��� �lce �r�rsi5��vr� �ut�G� �ii5 ,�uil�• /���v-,� i��c�rA'c:�i�� Page 1 of 2 E. The described special conditions and circumstances do not result from the actions of the applicant and such conditions and circumstances do not merely constitute a monetary hardship or inconvenience in that: F. Granting the variance will not result in increased flood height for the following reasons: G. Describe the susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the owner: _ H. Describe the availability of alternative locations for the building which are not subject to flooding or erosion damage: I. Describe the compatibility of the facility with the existin and anticipated development in the area: i5 Cam ,- %�� v���i / ©Gi i u�/d• 5 i' af�-Po J. Describe the safety of access to the property in times of flood for ordinary and.emergency vehicles: IV. ADDITIONAL REQUIREMENTS FOR DEVELOPMENT IN FLOODWAYS For development in floodways, the applicant must submit documentation that this variance will not result in any increase to flood levels during the base flood, e.g. conveyance calculations and/or step -backwater analysis certified by a registered professional engineer or architect. The Floodplain Administrator will determine which analysis are required for individuals projects. V. CERTIFICATION STATEMENT: The information contained on this form and the attachments are true and complete to the best of my knowledge. I grant permission for city staff to enter onto the property for the purpose of processing the variance request. I understand that a City of Seward Floodplain permit is also required and that the granting of a variance does not guarantee issuance of a City of Seward Floodplain permit. Cost of flood insurance is determined by actuarial risk and will not be modified by =of a variance. 'RLoha Signature of Applicant II Agent Date Page 2 of 2 AUG-10-2012 14:29 From: To:19072244085 Pa9e:2/2 P�to�oSED Cx�risr�v oN PLAN' - SEWARD SCALD% 9 Ou4T'E}/ / yJ,6r.".W ,ram/ .O-G= ze ys e i2 �r�FF;o7.y, FG�1ii✓.,r�l�i' jz 9tO2rf! GRi v.�,44d FB= /8-/e< DRAM 115f�dWQ4 Y .�► OF Alpo p CO T H* .�...e• ••eeeode ..� �P :• 4uen. Huh Seward •Ls0.4e-o yelloc 41 �• Sponsored by: Staff CITY OF SEWARD, ALASKA PLANNING AND ZONING COMMISSION RESOLUTION 2012-14 A RESOLUTION OF THE PLANNING AND ZONING COMMISSION, OF THE CITY OF SEWARD, ALASKA RECOMMENDING CITY COUNCIL AND KENAI PENINSULA BOROUGH APPROVAL OF THE FOREST ACRES SUBDIVISION LEVEE REPLAT; CREATING FOUR (4) PARCELS; VACATING UNDEVELOPED RIGHTS -OF —WAY AND UTILITY EASEMENTS WHILE DEDICATING NEW RIGHTS -OF -WAY AND UTILITY EASEMENTS; LOCATED SOUTH OF THE NORTH FOREST ACRES LEVEE AND PREDOMINATELY WITHIN THE RESOURCE MANAGEMENT ZONING DISTRICT WHEREAS, administration hired Cline and Associates Land Surveyors to prepare a preliminary plat of the City owned and one (1) privately owned parcels lying south of the North Forest Acers Levee; and WHEREAS, Cline and Associates has submitted the preliminary plat to be known as Forest Acres Subdivision, Levee Replat; and WHEREAS, this platting action will vacate interior lot lines, undeveloped Rights -of -Way, and undeveloped utility easements creating four (4) parcels totaling 54.59 acres; and WHEREAS, this platting action will dedicate additional lands to Lot B 1 as per the Settlement Agreement approved by City Council in Resolution 2012-025; and WHEREAS, this platting action will also dedicate additional Rights -of -way for Dieckgraeff Road, the cul-de-sac turnarounds for Laurel, Spruce and Fir Streets and the additional easements throughout the replat. WHEREAS, Cline and Associates has worked diligently with City staff to protect and provide easements for existing and planned utilities throughout the replat area; and WHEREAS, City staff have reviewed, commented and support the proposed Forest Acres Levee Replat; and WHEREAS, the vast majority of the area included within this replat is currently zoned Resource Management (RM); approximately 1 acre is zoned Single Family (R1) and just under 2 Seward Planning and Zoning Commission Resolution 2012-14 Page 2 of 3 acres is zoned Rural Residential (RR); this replat does not create any non -conforming structures or lots within the current zoning districts; and WHEREAS, no subdivision installation agreement is necessary because Tracts 5A and 5C are subject to undevelopable restrictive covenant; Tract 5B is a large 6 acre parcel and Lot Blis governed by a settlement agreement signed by Council Resolution 2012-025; and WHEREAS, it is the Planning and Zoning Commission's responsibility to act in an advisory capacity to the Seward City Council and the Kenai Peninsula Borough regarding subdivision plat proposals; and WHEREAS, as required by Seward City Code § 16.01.015, Conditions to plat approval, property owners within 300 feet of the requested replat were notified of the proposed subdivision, and the property was posted with public notice signage. NOW, THEREFORE, BE IT RESOLVED by the Seward Planning and Zoning Commission that: Section 1. The Commission recommends that, in accordance with Seward City Code Section 16.01.015 (B), the City Council approve the submittal of the Forest Acres Levee Replat to the Kenai Peninsula Borough for approval. Section 2. The Commission further recommends the City Council approve the vacation of all undeveloped Rights -of -Way and Easements as proposed by the Forest Acres Levee Replat. Section 3. The Commission further recommends the City Council approve the dedication of additional Rights -of -way for Dieckgraeff Road, the cul-de-sac turnarounds for Laurel, Spruce and Fir Streets and the additional easements as proposed by the Forest Acres Levee Replat. Section 4. The Commission further recommends Kenai Peninsula Borough approval of the Forest Acres Levee Replat. Section 5. This resolution shall take effect immediately upon its adoption. Seward Planning and Zoning Commission Resolution 2012-14 Page 3 of 3 PASSED AND APPROVED by the Seward Planning and Zoning Commission this 4`h day of September 2012. THE CITY OF SEWARD, ALASKA Sandie Roach', Chair AYES: NOES: ABSENT: ABSTAIN: VACANT: One ATTEST: Johanna Kinney, CMC City Clerk (City Seal) P&Z Agenda Statement Meeting Date: September 4, 2012 To: Planning and Zoning Commission Through Ron Long, Assistant City Manager`l From: Donna Glenz, Planner *^�_ Agenda Item: Resolution 2012-14 recommending City Council and Kenai Peninsula Borough approval of the Forest Acres Subdivision Levee Replat BACKGROUND & JUSTIFICATION: Attached for the Commission's review and recommendation to City Council and the Kenai Peninsula Borough Planning Commission is a preliminary plat submitted by Cline and Associates on behalf of the City of Seward. In accordance with Seward City Code (SCC) 16.01.015(B) "No preliminary plat of City -owned property may be submitted to the Kenai Peninsula Borough Planning Commission for approval without the prior consent of the City." Cline and Associates was hired to survey and establish the boundary of the new Lot B-1 as defined by the Settlement Agreement approved by City Council Resolution 2012-025 and to re- establish and combine areas affected by the new North Forest Acres Levee project. This replat contains an area totaling approximately 54.59 acres and is located abutting the North Forest Acres Levee. This platting action vacates all interior lot lines, undeveloped Rights -of - Way and undeveloped utility easements. The replat also dedicate additional lands to Lot B 1 as per the Settlement Agreement approved by City Council in Resolution 2012-025, dedicates a 100 foot Right -of -Way for the new North Forest Acres Levee and Dieckgraeff Road, cul-de-sac Rights -of -Way for Laurel, Spruce and Fir Streets, and provide easements for existing and planned utilities. SUBDIVISION REVIEW: Zoning: This replat contains Three (3) zoning districts. The vast majority of the area is currently zoned Resource Management (RM); approximately 1 acre is zoned Single Family (R1) and just under 2 acres is zoned Rural Residential (RR). Once the platting action has been completed and recorded the Community Development Staff intends to bring a rezone recommendation before the Planning and Zoning Commission and the Council to "clean-up" the small areas of Rural Residential and Single Family Zoning. This replat does not create any non -conforming lots or structures. Seward Planning and Zoning Commission Agenda Statement — Resolution 2012-14 Page 2 of 3 Utilities. There are no public utilities available to these parcels. The proposed platting action provides utility easements for all existing utilities and planned utilities. Tracts 5A and 5C are subject to undevelopable restrictive covenant; Tract 5B is a large 6 acre parcel and Lot B1is governed by a settlement agreement signed by Council Resolution 2012-025. Existing Uses: The new Forest Acres Levee was built running East and West through a portion of the current parcels. The levee contains the new drive surface of Dieckgraeff Road which provides direct access from the Seward Highway to the Kenai Peninsula Borough Transfer Station and other commercial holdings. Flood Zone: Most of this area is located within a Special Flood Hazard Area. CONSISTENCY CHECKLIST: Yes No N/A 1. Comprehensive Plan (2020) X _ Natural Hazards: We value a safe community and a feeling of security. 3.8.1. (page 28) Protect citizens from natural hazards by using appropriate land use policies and regulations.. 3.8.1.2 (page 28) (Bullets 2) Use potentially hazardous public lands for low risk uses such as open space, wildlife and bird habitat protection, and recreation activities. 2. Strategic Plan (1999) X _ Mitigate Flood Hazards Secure funding to implement the comprehensive flood mitigation plan for the Resurrection River and Japanese Creek 3. All Hazard Mitigation Plan (April 2010) X The North Forest Acres Levee area is noted in the All Hazard Mitigation Plan in many places as a potential hazard area for flood inundation hazard area. The plan recommends the Levee and as an open safety zone. Staff Comments: All staff and administration concerns have been addressed and all City department heads recommend approval of this preliminary replat. Public Comment: Property owners within three hundred (300) feet of the proposed platting action were notified of this public hearing. Public notice signs were posted on the property, and all other public hearing requirements of Seward City Code § 15. 01.040 were complied with. At the time of this publication the Community Development Department has received three Seward Planning and Zoning Commission Agenda Statement — Resolution 2012-14 Page 3 of 3 public inquiries. One voiced disapproval of the naming of Dieckgraeff Road and requested that other areas outside of this replat be included. Staff explained the naming process of Dieckgraeff Road and that areas outside of the replat could not be included at this time. Both other inquiries needed explanation of the interior lot line vacations and the dedication of the utility easements. Both were satisfied with the information provided. If any additional correspondence is received after publication of this agenda statement, it will be presented as a lay down item at the Commission meeting. RECOMMENDATION: Approve Planning and Zoning Resolution 2012-14 recommending City Council and Kenai Peninsula Borough approval of the Forest Acres Subdivision Levee Replat. \ I,g mQ <3Q �rva i. 04 gt n�ia< o wrc C�Qj r^3��'� "°N Q a o wo 2,0 ua � jigHill w 2 _ RED flat. 1 ' .)�:air�.��,n' \\ \ mo�mF k4 vNk OWES Tmz =71 a r � r , 73bnv) MA Vu I�— O Q Z, — — — — — rPE" r Ir �i y W ��n= Eo.'n° \_ �I W- y F t Es �L �6LQe O cl� O fi $£ J � W ~ Z Z I \ wQ/ \; ,c si �ryg ., lil Qr ill J �1 dais Wpm" sA`� L / �� v� ca 'Ei gssm ors MIN $c ° „s E @E h m w €gym =@° ;w it s QI ]"PIS sa«sib! Ua E° Uon'zE I I n Emubm Qa p�eB amQ cod ' Emrygooa`s w� o f S o Boaia o! SadPlot 2005-3 NOPO4CI0iY 2635.86' �d al c hew w � m w a t� � w•u a � S � � � W Awl Keg Ee° ;amgm„W�g S Nma-�� sma�� Ss spH 8h [Sv �aahoo1; ffao E°r o ado z was a 'mo z ENE � ct-: LQ O �� A i ` 7 all 0, W m , a Its r d Nv slits y v �"�' � ,v :t- d•4 �**6 My Yr - �- y'z` '; kr'�r,"wYa'sv'still.� Mop pivot A MY low 0_ *R a„�, n AN P r`�. MP ' Z � ,•A a r`" � "RR �. � "� � � �" � *' ',.,� s � a� +m tag . " a w a ,tea tea. 4t xi fipq e' ILL yy a �•a,,.' '&1' % .sue v y'" JP , as . w >"s w ">*�': 4 J ��,s`.��` a"3ise��'`r. ¢ . �' � M $ - � ¢; i�--' F "'-+v"✓ �9� qel, f �„c,. "� u-!,y,wy �.� ti �' 3 R�eF�ir � t 4'., a' e� .fig ISO� .,,a ''^�.- � � t ..a.:_ ei"` � ,a.��, �;.`` pia "�' o* :: •' s � �` � �' � � '' Yj � '�'�y'�t�� :,;• C'�` s �'«�:` �y 9• "_ r. � aro. �� is � �� ,., ��°.� �" „ a ,% b c • r.:y��' '` ^ate;. r ^� G Ito■"" y. c qq »� t. M+" �. ^4 Y. d' ;+P .s'xy "x dr. iT ._'* a - ','., Sponsored by: Hunt LCITY OF SEWARD, ALASKA RESOLUTION 2012-025 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SEWARD, ALASKA, AUTHORIZING THE CITY MANAGER TO ENTER INTO A SETTLEMENT AGREEMENT IN CITY OFSEWARD v. GILLESPIE, CASE NO.3AN-10-7550 CI, WITH REGARD TO CONDEMNATION OF TRACT B OF DIECKGRAFF-GILLESPIE SUBDIVISION FOR THE NORTH FOREST ACRES LEVEE/ROAD PROJECT, IN CONSIDERATION FOR PAYMENT OF $150,000, IN ADDITION TO $71,720 ALREADY PAID, CONSTRUCTION OF A NEW DRIVEWAY BY THE CITY, AND CONVEYANCE OF A PORTION (APPROXIMATELY 17,000 SQUARE FEET) OF TRACT 5 OF FOREST ACRES SUBDIVISION IN SEWARD, ALASKA WHEREAS, the City of Seward completed Phase I of the west Forest Acres levee in 2002, and began the process of acquiring permits for Phase II, known as the North Forest Acres Levee/Road Project (the "Project'); and WHEREAS, the City of Seward spent many years developing the design and location for a levee/road to benefit the people of Seward; and is WHEREAS, in 2008 the Seward City Council accepted the alignment of the Project as described in the Finding of No Significant Impact and authorized the administration to pursue environmental permitting and to negotiate with property owners to acquire easements, rights -of -way and/or ownership of parcels of land affected by the Project; WHEREAS, in 2009 the US Army Corps of Engineers issued a permit to the City of Seward to construct the Project in accordance with the conditions of the permit; WHEREAS, at the direction of the City, appraisals were made of the fair market value of the parcels of land, all of which were undeveloped parcels of land, and each appraisal received an appraisal review; and WHEREAS, acquisition of a public use easement across Tract B was determined to be necessary to move forward with the construction of the Project; and WHEREAS, the City was unable to reach an agreement with the owners of Tract B for purchase of a public use easement and ultimately filed a Declaration of Taking in May 2010 to al low the construction to occur within the timeframe requested by the Corps of Engineers; and WHEREAS, litigation involves uncertainty and risk to both parties and the City finds that it is in the public interest to enter into a settlement agreement to resolve the litigation, according to the �,, terms set forth in the agreement presented at this meeting; and CITY OF SEWARD, ALASKA RESOLUTION 2012-025 WHEREAS, Seward City Code Section 7.05.120 permits the disposition of real property by negotiation; and WHEREAS, Seward City Code Section 7.05.125 requires notice and a public hearing prior to the acquisition or disposition of real property; and WHEREAS, the essential terms and conditions contained in the settlement agreement (the "Settlement Agreement") have been available for public inspection for 10 days in the office of the City Clerk. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF OF SEWARD, ALASKA that: Section 1. The City Council finds it is in the best interest of the City of Seward to purchase Property by negotiation for the North Forest Acres Levee/Road Project subject to conditional terms contained in the agreement presented at this meeting. Section 2. The City Manager is hereby authorized to enter into the Settlement Agreement in substantially the form presented at this meeting and to proceed with the platting process with the goal of satisfying the conditions stated in the Settlement Agreement. The City Manager is authorized take all such action necessary under the agreement to complete the purchase. Section 3. The City Council finds that the subdivision requirements of Seward City Code Title 16 do not apply to the City's acquisition of a portion of Tract B because, among other things, such real property will be owned by the City, is being acquired for the Project, and subdivision development requirements are not necessary or desirable for the Project. Section 4. Funds in the amount of $150,000.00 are hereby appropriated from the North Forest Acres Levee/Road Fund fund balance to the Land expense account no. 666-6664-5910 to be paid into escrow in accordance with the Settlement Agreement presented at this meeting. Section 5. This resolution shall take effect (30) days following passage and posting. PASSED AND APPROVED by the City Council of the City of Seward, Alaska, this 23`d day of April 2012. THE CITY OF SEWARD, ALASKA David Seaward, ayor L CITY OF SEWARD, ALASKA RESOLUTION 2012-025 AYES: Keil, Casagranda, Terry, Seaward NOES: Valdatta, Shafer ABSENT: Bardarson ABSTAIN: None ATTEST: J hanna Kinney ity Clerk, CMC (City Seal) ++wgO+eeih�o 40 OF ALp t.• City of Seward, Alaska August 21, 2012 Call to Order Planning Commission Minutes Volume 6, Page 494 The August 21, 2012 Special Meeting of the Seward Planning & Zoning Commission was called to order at 7:00 p.m. by Chair Roach'. Opening Ceremony Commissioner Ecklund led the Pledge of Allegiance to the flag. Roll Call There were present: Sandie Roach' presiding, and Dale Butts Cindy Ecklund Bixler McClure Martha Fleming comprising a quorum of the Commission; and Donna Glenz, City Planner Dwayne Atwood, Planning Technician Excused was: Tena Morgan City Administration Report City Planner Donna Glenz updated the Commission on the following business items: • Glenz welcomed Commissioner Bixler McClure to the Planning & Zoning Commission. • A new Seward voting location had been established at 125 Third Avenue at the K.M. Rae Building. The primary election was slated for August 28. • Storm protection armor rock had been recently installed at the Seward Marine Industrial Center south sea wall area. • A walkway from the Holiday Inn to Port Avenue was recently completed. • The next Seward Bear Creek Flood Service Area Board meeting was rescheduled to September 11. • The Planning & Zoning Commission was scheduled to hold its quarterly work session with the Seward Bear Creek Flood Service Area Board at 6 p.m. on September 4. • U.S. Sen. Mark Begich was scheduled to conduct a public visit to Seward on August 24. Seward Community Library Director Patty Linville updated the Commission on a Founder's Day community dialogue meeting that was planned for 6:15 p.m. on Tuesday, August 28. City of Seward, Alaska Planning Commission Minutes August 21, 2012 Volume 6, Page 495 Other Reports, Announcements & Presentations — None Citizens' Comments on any subject except those items scheduled for Public Hearing — None Approval of Agenda and Consent Agenda Motion (Ecklund/Butts) Approve the Agenda and Consent Agenda Motion Passed Unanimous The following items were approved on the Consent Agenda: July 17, 2012 Special Meeting Minutes Unfinished Business Items requiring a Public Hearing — None New Business Items requiring a Public Hearing Resolution 2012-11 of the Seward Planning and Zoning Commission of the City of Seward, Alaska, granting a conditional use permit to Leif Olson for the development of a single family home on that portion of Govt. Lot 1 lying east of the Seward Highway and the Alaska Railroad right of way, within the Resource Management Zoning District; located at 2608 Seward Highway Glenz noted the proposed development location and referred Commissioners to the wall maps provided at the meeting. All of the conditions of the City Code were required, including a floodplain development permit and City building permit. State and federal agency review was also required, Glenz said. There was no indication that the development of a single family home would negatively impact any of the neighboring properties. Glenz listed the various conditions required for the permit. A written laydown of a citizen's concerns was provided to the Commission for consideration. Butts asked where the proposed house would be positioned on the parcel. Glenz indicated the area of the development on a wall map. Glenz explained that the applicant had received a permit for fill on the property, but certain storage had not been permitted. Staff had been working with the applicant to clean up the property. Ecklund asked if City Code compliance would be required before a City building permit was issued. The applicant had to work with staff and follow through with required permitting before the development could be undertaken, Glenz said. Some of the equipment on site was to be used for the proposed development, Glenz said. City of Seward, Alaska Planning Commission Minutes August 21, 2012 Volume 6, Page 496 Fleming asked how fire suppression would be conducted without City water service. Glenz outlined how the applicant intended to provide water sewer and electricity for the development. City of Seward Fire Chief David Squires addressed the Commission, answering questions about fire safety. Squires informed the Commission of a nearby water drafting site, and explained that the proposed house could include a sprinkler system. Squires answered several additional questions from Commissioners related to plans for addressing the threat of fire and the maintenance of water drafting sites. Commissioners further discussed the applicant's proposed development, nearby airport development and the potential for river flooding. Ecklund asked how close the proposed house and garage may be to Japanese Creek. Glenz noted that a site plan with the exact location of the proposed home had not yet been submitted. A surveyor would provide exact elevations as part of the floodplain development permit process, Glenz said. Recess from 8:45 p.m. to 8:50 p.m. Fleming asked Administration to explain the timeline for approving the applicant's conditional use permit. Glenz explained the timeline and required public notice and noted the applicant had met required deadlines and that was why a special meeting had been called. Roach' referred to the citizen letter laydown and asked Administration to address the concern of fill being added to the applicant's property. Glenz noted that a permit was acquired for the dirt fill. Notice of public hearing being posted and published as required by law was noted and the public hearing was opened. Mike Insalaco spoke on behalf of applicant Leif Olson and explained that the property had been cleaned up and much of what remained in the form of equipment and materials would be used for the proposed project. Fleming asked Insalaco to speak to the timing of the proposed project. Insalaco said the project would progress steadily, including the floodplain permitting process. City of Seward, Alaska Planning Commission Minutes August 21, 2012 Volume 6, Page 497 Ecklund asked Insalaco how close the proposed house would be to Japanese Creek. Insalaco explained the structure would be approximately 60 feet to 40 feet from the creek. Insalaco further described the location's elevation and bank stabilization. Motion (Butts/Ecklund) Approve Resolution 2012-11 Butts said he had some reservations regarding the potential changes to Resurrection River and flooding, but it appeared the development met regulatory standards. Ecklund noted that other areas of the Kenai Peninsula were required to keep a 50 foot setback from anadromous streams. Seward was exempted, but Ecklund said she felt the setback should be kept for the proposed development. Roach' said she wanted to address the violations by the applicant to make sure compliance was gained. Roach' said she was particularly concerned about unsecured fuel tanks that might be on the applicant's property. Glenz said she was unaware of any fuel tanks on the property. Insalaco said a 2,500 gallon tank was on site to be used to hold water for a fire suppression system. There was no fuel in the tank, Insalaco said. There were no fuel storage tanks on the property, he said. Roach' said she did not want open ended conditions to gain compliance by the applicant, and suggested withholding the issuance of a certificate of occupancy until full code compliance was met. Motion (Roach'/Fleming) Motion Passed Motion (Ecklund/Roach') Amend Ordinance 2012-11, Section 6, No. 2 to read, "Continue to work with City staff to coordinate site visits to address and remove any outstanding code compliance issues prior to issuing a certificate of occupancy." Unanimous Amend Ordinance 2012-11, adding to Section 6 a No. 7 to read, "Any development on the property shall not be within 50 feet of mean high water of Japanese Creek." Motion Passed Unanimous City of Seward, Alaska Planning Commission Minutes August 21, 2012 Volume 6, Page 498 Fleming asked how the site preparation and house location would be addressed. Glenz said the floodplain development permit and building permit process would be used to determine how the site could be developed and the options for the house location. Main Motion Passed, as Amended Yes: Butts, McClure, Ecklund No: Fleming, Roach' Resolution 2012-12 of the Seward Planning and Zoning Commission of the City of Seward, Alaska, granting a conditional use permit to Leif Olson for the development of an RV/Camper Park on that portion of Govt. Lot 1 lying east of the Seward Highway and the Alaska Railroad right of way, within the resource management zoning district, located at 2608 Seward Highway Glenz noted the proposed RV/Camper Park location, referring Commissioners again to the wall maps provided at the meeting. No RV/Camper utilities were provided, according to the plans, Glenz said. Ecklund asked if the use could be allowed by administrative permit, rather than a conditional use permit. Glenz referred the Commission to the pertinent portion of the City Code, which indicated that a conditional use permit was required. Ecklund asked Squires if there would be any hazards similar to the municipal camping areas. Squires noted there would be more trees at the applicant's camping site, but inspections would help to make sure requirements were met. Fleming asked about the difference between an RV/Camper Park and a trailer park. Glenz noted the differences, including the permitting that was required. Commissioners further discussed issues related to camping at the proposed development location. Butts asked Squires whether the proposed development location needed more egress points. Squires said he was concerned about the number routes available for any needed evacuation. The applicant could be required to produce an emergency plan, he said. Notice of public hearing being posted and published as required by law was noted and the public hearing was opened. City of Seward, Alaska Planning Commission Minutes August 21, 2012 Volume 6, Page 499 Mike Insalaco explained the features of the proposed RV/Camper Park, noting that it would be largely in a natural state with no pavement. A community gathering area would also be developed, but camping sites would not have utilities, he said. Fleming asked about the number of buildings planned for the development. Insalaco noted the planned addition of a house/garage, a bath house and an office. Ecklund asked if the gravel pads for the camp sites would be considered development in the floodplain. Glenz indicated that gravel pads were considered development. Ecklund asked Insalaco if the proposed location of the gravel camping pads might be moved further from the river than planned. Insalaco said the business model included using the river area as an attractive feature for campers, although there would be a greenbelt between the camping spaces and the water. Ecklund said she wanted the development to be further than 50 feet from the water. Insalaco said the proposed camping spaces would be safe and above the base flood elevation. Squires said the applicant's camping locations would be outside of flooding, based on the inundation pattern of previous flooding events. Commissioners further discussed the suitability of the existing driveway for evacuation and the location of the camping sites in relationship to Resurrection River. Seward resident Kerry Martin spoke to Commissioners and noted that RV/Campgrounds do benefit from being near water. Martin said campers might use the municipal dump station, because the proposed campground would not provide that service on site. Stephanie Moreland spoke to the Commission on behalf of the Civil Air Patrol, which owns a 39 acre property near the proposed development. Moreland asked about the position of a pond, and said there was not a clear delineation of property lines. Fire wood might be gathered from nearby CAP property, which was a concern, Moreland said. Ecklund asked if the CAP had considered posting its property. Moreland said the CAP has not located its property lines, but was considering completing a survey. Motion (Ecklund/Fleming) Approve Resolution 2012-12 City of Seward, Alaska August 21, 2012 Motion (Ecklund/Fleming) Motion Passed Motion (Roach'/Butts) Motion Passed Planning Commission Minutes Volume 6, Page 500 Amend Ordinance 2012-12, adding to Section 1, No. 6, bullet No. 8 to read, "Any structure shall not be built within 50 feet of mean high water of Japanese Creek." Unanimous Amend Ordinance 2012-12, Section 6, No. 2 to read, "Continue to work with City staff to coordinate site visits to address and remove any outstanding code compliance issues prior to issuance of a camper park permit." Unanimous Butts asked Administration if a tax might be implemented. Glenz said that would be addressed through the business licensing process. Roach' asked about the placement of signage to limit potential trespassing onto nearby properties. Commissioners discussed potential signage. Main Motion Passed, as Amended Unanimous Unfinished Business — None New Business — None Informational Items and Reports (No action required) Reminder of the September 4, 2012 P&Z / SBCFSA Board work session at 6 p.m. with the Regular P&Z meeting to follow at 7 p.m. 2012 Planning and Zoning Meeting / Work Session Schedule FEMA Region X August Newsletter Seward Highway Bridge Construction Update Commission Comments McClure thanked the Commission for the opportunity to serve. Butts welcomed McClure to the Commission. City of Seward, Alaska Planning Commission Minutes August 21, 2012 volume 6, Page 501 Fleming said she was still learning the process and would appreciate any additional information required to help make decisions. Ecklund noted the concerns about fire and other issues for property owners, but City Code did not provide clear guidelines for every possible use. Roach' said she appreciated the questions by Commissioners and the public. Citizens' Comments Seward Fire Chief Dave Squires noted the water required for fire suppression at Leif Olson's proposed development. He reiterated that the developer was being encouraged to install a sprinkler system. Mike Insalaco said he appreciated the questions posed by Commissioners and said the conditional use permit process was fair. Stephanie Moreland told Commissioners she may be interested in serving on the Planning & Zoning Commission. She also said she appreciated the ability to speak to the Commission. Commission and Administration Response to Citizens' Comments Ecklund said it was good to receive input from an adjoining property owner regarding the proposed development of a RV/Camper Park. Glenz asked Commissioners to contact her if they had questions about proposed land actions or other matters. She also thanked Squires and Kerry Martin for attending the meeting. Adjournment Meeting adjourned at 9:22 p.m. Dwayne Atwood, Sandie Roach' Planning Technician Chair (City Seal) Memorandum Date: September 18, 2012 To: Planning and Zoning Commission Through: Donna Glenz, Planner From: Dwa yne Atwood, Planning Technician Subject: Planning & Zoning Commission September 18 Work Session The Planning and Zoning Commission is scheduled to hold a regular work session at 6 p.m. on Tuesday, September 18. The meeting may include a final review of the proposed changes to Title 15, Parking. Additionally, the Commission may begin reviewing the City of Seward Municipal Lands Management Plan. Recommendation: Staff recommends the Commission poll members for availability of a quorum and hold a work session on the above noted topics at 6 p.m. on Tuesday, September 18. Memorandum CITY OF SEWARD COMMUNITY DEVELOPMENT Date: November 15, 2011 To: Planning & Zoning Commission Through: Donna Glenz, Planner From: Dwayne Atwood, Planning Technician Subject: 2012 - Planning & Zoning Meeting Schedule This memo is to provide a schedule of the Planning & Zoning Commission Meetings for the calendar year 2012. Unless otherwise noted the P & Z regular meetings will begin at 7:00 p.m. The "Scheduled Special Meetings" shall be held ONLY if a Public Hearing item is on the agenda and will commence at 7:00 nm, otherwise the gathering will be held as a work session commencing at 6:00 pm. Month Regular Meeting Special P&Z Meetina for Public Hearings 7:00 pm OR scheduled Work Sessions Commence at 6:00 pm January January 3 January 17 February February 7 February 21 March March 6 (Note: March 6 Flood Board Work Session at 6:00) March 20 April April 3 April 17 May May 1 May 15 June June 5 (Note: June 5 Flood Board Work Session at 6:00) June 19 July 4 CX'd July 17 Special Meeting August August 7 August 21 September September 4 (Note: September 4 Flood Board Work Session at 6:00) September 18 October October 4 (Thursday) October 16 (Borough & Local Elections on October 2) November November 8 (Thursday) November 20 (National Election on October 6) December December 4 (Note: December 4 Flood Board Work Session at 6:00) Besember-18- CX'd January January 3 January 15 If you have questions or concerns or cannot attend, please call 224-4049 or email datwood@cilyofseward.net. August 2012 NFIP, CRS, and Natural Floodplain Functions One of the most appreciated natural functions of both inland and coastal floodprone areas is their generation and maintenance of aquatic and terrestrial environments that nurture myriad species of plants and animals. Among those species are many that may face extinction, often because of loss of habitat. The Endangered Species Act of 1973 aims to protect such species by prohibiting anyone from "harming" or "taking" endangered species, and it extends similar protections to threatened species. Further, it requires all federal agencies to ensure that their actions do not jeopardize the continued existence of those species. FEMA does not directly implement the Endangered Species Act —that responsibility rests with the U.S. Fish & Wildlife Service and the National Marine Fisheries Service (the Services). However, as a federal agency, FEMA is required under Section 7 of the Act to "insure that any action it authorizes, funds, or carries out is not likely to jeopardize" threatened or endangered species or their habitat. This means that actions conducted by communities, individuals, or others pursuant to a FEMA program may not jeopardize those species or their habitat. Thus, National Flood Insurance Program communities need to avoid modifications to the floodplain—such as fill —that could harm riparian or coastal habitats. FEMA has established procedures by which applicants for Conditional Letters of Map Revision and Conditional Letters of Map Revision based on Fill (CLOMR and CLOMR-F) document that the Endangered Species Act has been complied with before FEMA will undertake its review of the CLOMR application. In general, that documentation takes the form of an official letter or determination from one of the Services stating either that the proposed action is not expected to affect the species or habitat or that a permit to cause such an impact has been granted. FEMA's Procedural Memorandum No. 64, "Compliance with the Endangered Species Act for Letters of Map Change," dated August 2010, lists the Endangered Species Act compliance needed for actions based on floodplain fill in NFIP communities, provides answers to frequently asked questions, and gives links to sources of more information about the Endangered Species Act. See http://www.fema.gov/library/viewRecord.do?id=4312. —continued on next page Also in this Issue CRS Coordinator Description................................2 CRS Users Groups ..................................... 4 Minus -rated Policy Data........................................2 FEMA Regional Office Updates.................. 5 New CGA Calculations .......................................... 3 Training Opportunities................................. 6 NFIPICRS Update - 1 - August 2012 Natural Functions (cunt.) An analogous situation exists with regard to CRS communities, FEMA, and other federal environmental laws. For local activities that may have an adverse impact on certain species or their habitat, or on water quality, or historical or archaeological features, or wetlands AND for which a community is requesting CRS credit, a community must ensure that it has complied with the applicable federal protective laws. The procedures for documenting this compliance will be clarified when the 2013 CRS Coordinator's Manual takes effect. Materials accompanying the Coordinator's Manual will list the federal environmental laws pertinent to the various CRS activities and provide other helpful information. Watch the next issues of this newsletter for more details about the connections between the CRS and protection of habitat and other natural floodplain functions. What is a CRS Coordinator, anyway? Many times over the years, CRS program staff have been asked to supply a job description for a local CRS Coordinator. The CRS does not have specific requirements for the position of community CRS Coordinator. Every community is different, and should develop a job description that reflects the particular qualifications, skills, knowledge, and duties that will best serve its floodplain management program. CRS communities have had successful Coordinators who have come from a range of backgrounds and who have been local employees, contractors, citizen volunteers, and others. Only a community can determine its own best fit. However, the CRS has now compiled a one -page guideline that summarizes some suggested qualifications, duties, and other information. Communities are invited to draw from these recommendations as needed. Access the document, "The Community CRS Coordinator," at www.CRSresources.org/200. Data on Minus -rated Policies Available Want to see if your community has minus -rated properties? The minus -rated policy list gives information on buildings that are not eligible for the CRS discount because they are "minus rated," that is, their lowest floor is one foot or more below the base flood elevation. If you are interested, e-mail NFIPCRS@iso.com for the list of minus -rated properties and please provide the community number with your request. Remember that all such insurance policy information is subject to the Privacy Act. Follow the same rules you use when handling repetitive loss information. MFIP/CRS Update - 2 - August 2012 A New Way to Calculate a Community Growth Adjustment Since the beginning of the CRS, credit points awarded for activities under the 400 Series, Mapping and Regulations, have been adjusted to recognize the impact of loss prevention activities in growing communities. The rationale for this is that growing communities face greater pressure for future development in their floodplains, compared to communities with little or no development pressure. Because enhanced floodplain management results in more flood loss prevention in developing areas than in areas that are not growing, the credits are increased accordingly. The CRS applies a community growth adjustment (CGA) by multiplying the number of points for the activity by the local rate of growth. In most cases, the CGA value calculated to adjust community scores is based on population data and estimates of population growth provided by the U.S. Census Bureau. Although Census data are used most often, other sources provided by communities have been accepted and, in some cases, communities have opted to determine community -specific growth rates if it is determined to be to their benefit, rather than use Census Bureau rates. Under the 2013 Coordinator's Manual, the CRS will take a new approach to calculating CGA values. A community's growth will be determined by calculating the county's growth in housing units, using estimates and projections over a 10-year period extending from five years before to five years after the verification visit. A community will no longer have the option of applying a growth rate that differs from its county's growth rate. Advantages to the New Approach This new approach brings several benefits. -- Since census data are not available until a year after the data are collected, CGA values determined under the current method are always at least one year out of date when the credit is adjusted. The new approach will more accurately reflect the current conditions of ongoing development. Further, the community's credit for managing new development will be based on current and expected growth rather than on what happened 10 years ago. — Using housing units, rather than population, as a measure of growth is thought to be a better indicator of development pressure in the floodplain. In times of economic strength, construction activity rises in anticipation of growth, even when the population is not increasing. During economic downturns, less construction activity may result, even though there is population growth. — Because estimates and projections can be obtained each year, CGA values for each community will be updated annually, rather than on the current five-year schedule. The new CGA values, however, will only be applied once the new Coordinator's Manual becomes effective and only when the community is verified at its cycle visit. — Use of county growth rates, rather than community growth rates, is likely to reduce the variability in CGA values over time, because the rates are based on larger populations. For more information on calculating growth rates, email nfipers@iso.com. NFIPICRS Update - 3 - August 2012 CRS Users Groups Debbie Cahoon, CFM Users Groups Liaison Hi! As the summer temperatures increase, so too do the number of CRS users groups forming around the country. Since my last column, two new groups have begun the process of creation —one in Georgia and one in Washington state —for a total of 17 groups. Users groups have proven to be an important "support group" for communities as they face the challenges and prepare for the changes to be incorporated in the next CRS Coordinator's Manual, due sometime in 2013. Earlier this year, FEMA and ISO offered plenty of opportunities to take advantage of the webinars that broke down the changes and showed how the new manual would differ from the current one. •— 26 webinars were held between February 9th and May 3rd; — 7 webinars were hosted by FEMA/ISO; and -- 19 webinars were hosted by 12 of the users groups. After the webinars, I emailed all the users groups to get their feedback on the webinars, find out how things were going for them in general, and hear whether they thought their communities were going to encounter any unusual problems in adjusting to the upcoming changes. All in all, the webinars were a success, but they also uncovered some anxieties the communities had about how the changes were going to affect their CRS ratings. The feedback I received included worries about losing a class; wondering how other users groups were dealing with the proposed changes; speculation over the time frame for the new manual to be released; and concern about what all the changes will mean for recertifications and cycle visits. Some of the feedback went deeper and revealed more specific concerns, such as the Coordinator's Manual seems to be favoring communities with sophisticated GISs; worries on how the Uniform Minimum Credit will change; and the additional work it will take to develop a successful Program for Public Information (PPI). From what I've seen and heard, the PPI is the next "big thing" for CRS and for the users groups. It makes sense when you think about it —more public information means a better informed citizenry, safer communities, and better floodplain management. The trick is to find what outlet works best for your community and tailor your messages to fit your situation and your citizens. The challenge lies in planning how to get those messages out when your community is on a fixed budget. A few of the users groups have decided to approach the PPI in a regional sense, using the user group itself as the core of the PPI committee. Those groups are in the fledgling stage as far as deciding on how the PPI committee will work, but I hope to report on their progress in my next column. There will be much more news in the coming months, so please stay tuned. Until next time! N,FIP/CRS update - 4 - August 2012 Keep an Eye on the CRS Website As noted in the last issue, the final draft of the CRS Coordinator's Manual has been posted on the temporary "Manual update" website (www.CRS2012.org) so that communities can refer to it as they anticipate future activities. This final draft is being used in the Office of Management and Budget approval process. It is expected to become effective in 2013 (and therefore is being referred to as the "2013 Coordinator's Manual,") but the exact date has not yet been determined. Over the coming year, www.CRS2012.org will be replaced by a more comprehensive website with the publications and materials of the CRS, information about credited activities, and other information useful to CRS communities. Until then, resources referenced in the Manual will be posted on www.CRS2012.org as they become available. FEMA Regional Office CRS Coordinators Although a community's first point of contact on the CRS is usually the ISO/CRS Specialist for the area, an additional source of assistance is the FEMA Regional CRS Coordinator. There is one coordinator in each FEMA Regional Office. A Regional Office directory can be found at http://www.fema.gov/contact-us. Last month, Cynthia McKenzie of Region 9 retired and Gregor Blackburn became the Region's new CRS Coordinator. Here is a current list of the Regional Office CRS Coordinators. Region 1 - Chris Markesich--(617) 832-4712, Christopher.Markesich@dhs.gov Region 2 - Rich Einhorn—(212) 680-8503, Richard.Einhorn@dhs.gov Region 3 - Mari Radford—(215) 931-2880, Mari.Radford@dhs.gov Region 4 -Janice Mitchell—(770) 220-5441, Janice.Mitchell@dhs.gov Region 5 - John Devine—(312) 408-5567, John.Devine@dhs.gov Region 6 - Linda Delamare, CFM—�940) 898-5279, Linda.Delamare@dhs.gov Region 7 - Georgia Wright—(816) 283-7539, Georgia.Wright@dhs.gov Region 8 - Barbara Fitzpatrick--(303) 235-4715, Barb.Fitzpatrick@dhs.gov Region 9 - Gregor Blackburn, CFM—(510) 627-7186, Gregor.Blackburn@dhs.gov Region 10 - John Graves, CFM — (425) 487-4737, John.Graves@dhs.gov Statement of Purpose The NFIPICRS Update is a publication of the National Flood Insurance Program's Community Rating System. It provides local officials and others interested in the CRS with news they can use. The NFIPICRS Update is produced in alternate months. It is distributed electronically, at no cost, to local and state officials, consultants, and others who want to be on the mailing list. Communities are encouraged to copy and/or circulate the Update and to reprint its articles in their own local, state, or regionalnewsletters. No special permission is needed To become a subscriber or to suggest a topic that you would like addressed, contact NFIPICRS Update P.O. Box 501016 Indianapolis, IN 46250-1016 (317) 848-2898 fax: (201) 748-1936` NFIPCRS@iso.com NFIPICRS Update - 5 - August 2012 Training Opportunities Bring the CRS to a Theater near You The CRS is anticipating the conduct of several field -deployed CRS courses during calendar year 2013. Any state, CRS users group, or organization that would like to host a course in its area should get in touch with the FEMA Regional CRS Coordinator (see page 4). More Help for CRS Communities Don't forget that the CRS offers workshops and webinars to help communities with their elevation certificate and other requirements. If you are interested in hosting a webinar on the FEMA Elevation Certificate or any other activity, contact your ISO/CRS Specialist. Workshops and Training on the CRS — The Community Rating System (E278) This is the all-purpose training course for the CRS. It is taught at both the Emergency Management Institute (see below) and at sites throughout the country at the request of interested communities or states. Note that this course now uses the 2013 CRS Coordinator's Manual (in draft form), which will become effective in 2013. Prerequisite: To enroll in the CRS course, you must be a Certified Floodplain Manager (CFM), or have completed the National Flood Insurance Program course listed below (E273), or be a full-time floodplain manager with more than three years of experience specifically related to floodplain management. Kansas City, Kansas (FEMA Region VII).................................. September 24-28, 2012 Contact Melissa Mitchell at (913) 573-8664 or melmitchell@wycokck.org Jefferson Parish, Louisiana (FEMA Region VI) .............................. October 15-18, 2012 Contact Charlene Jones at (605) 736-6950 or cjones@jeffparish.net Lincoln, Nebraska (FEMA Region VII) ........................ October 29—November 1, 2012 Contact Bill Jones at (402) 471-3932 or bill.jones@nebraska.gov Emergency Management Institute (Emmitsburg, Maryland) ..................April 1-4, 2013 ................ May 13-16, 2013 .... July 29—August 2, 2013 Contact your state emergency management training office, EMI at (800) 238-3358 or (301) 447-1035, or see http://www.training.fema.gov/EMICourses/EMICourse.asp. NOTE THAT THE CRS COURSE (E278) SCHEDULED TO BE FIELD -DEPLOYED IN DEL CITY, OKLAHOMA, THIS SUMMER HAS BEEN CANCELLED, AS HAVE THE EMI -BASED AUGUST AND SEPTEMBER CLASSES. —continued on next page NFIPICRS Update - 6 - August 2012 Training Opportunities (coat.) Other Courses at the Emergency Management Institute Besides the basic CRS course, FEMA's Emergency Management Institute (EMI) offers training on many related topics, including floodplain management, mitigation, and construction. These are oriented to local building, zoning, planning, and engineering officials. Tuition is free for state and local government officials and travel stipends are available. Call the training office of your state emergency management agency, see http://www.training.fema.gov/EMICourses/EMICourse.asp, or call EMI at 1-800-238-3358 or (301) 447-1035. — HAZUS-MH for Flood (E 172).......................................................... December 3-6, 2012 ............................................................... May 13-16, 2013 -- HAZUS-MH for Floodplain Managers (E176)................................. March 18-21, 2013 Advanced Floodplain Management Concepts (E194) .....................August 26-29, 2013 Managing Floodplain Development through the NFIP (E273) ........November 5-8, 2012 ........... March 11-14 2013 ....April 29—May 2, 2013 ............. June 24-27, 2013 ..... September 9-12, 2013 E273 is also field deployed periodically. Contact your State NFIP Coordinator for more information. Find your State Coordinator at http://www.floods.org/index.asp?menuID=274. — Retrofitting Floodprone Residential Buildings (E279) ........................... May 6-9, 2013 -- Advanced Floodplain Management Concepts II (E282) ................. March 25-28, 2013 — Advanced Floodplain Management Concepts III (E284) ......................July 8-11, 2013 — Residential Coastal Construction (E386) .............................................August 5-8, 2013 CRS communities can receive CRS credit points after their staff members complete certain training sessions. Under Section 431.n, Staffing (STF) of the CRS Coordinator's Manual, five points are provided for each member of a community's floodplain permit staff who graduates from courses E194, E273, E278, E282, E284, or E386 (up to 25 points). Graduating from E279 is worth five points under Activity 360-Flood Protection Assistance. NFIP/CRS Update - 7 - August 2012 September 2012 September 2012 October 2012 SuMo TuWe Th Fr Sa SuMo TuWe Th Fr Sa 1 1 2 3 4 S 6 2 3 4 S 6 7 8 7 8 910111213 9 10 11 12 13 14 15 14 15 16 17 18 19 20 16 17 18 19 20 21 22 21 22 23 24 25 26 27 23 24 25 26 27 28 29 28 29 30 31 30 Monday Tuesday Wednesday Thursday Friday Sep 3 4 5 6 7 6:00pm P&Z WS 12:00pm PACAB Meetin 12:00pm HP Lunch 7:00pm P&Z Meeting n m a v 10 11 12 13 14 7:00pm City Council M 11:30am Seward Comm 0 a v 17 18 19 20 21 6:00pm CC WS; Audit I 6:00pm P&Z Work Ses 12:00pm PACAB Work S 6:30pm Historic Preser 1-4 (U V) 24 25 26 27 28 7:OOpm City Council M 6:30pm HP WS w N V N a a Nanci Richey 1 8/30/2012 8:20 AM October 2012 October2012 November2012 SuMo TuWe Th Fr Sa SuMo TuWe Th Fr Sa 1 2 3 4 5 6 1 2 3 7 8 9 10 11 12 13 4 5 6 7 8 910 14 15 16 17 18 19 20 11 12 13 14 15 16 17 21 22 23 24 25 26 27 18 19 20 21 22 23 24 28 29 30 31 25 26 27 28 29 30 Monday Tuesday Wednesday Thursday Friday Oct 1 2 3 4 5 Election 12:00pm PACAB Meetin 7:00pm P&Z Meeting 7:00pm P&Z Meeting r, V 0 8 9 10 it 12 7:00pm City Council M 11:30am Seward Comm N '-I W V O 15 16 17 18 19 6:00pm P&Z Work Ses 12:00pm PACAB Work 5 6:30pm Historic Preser rn Ln V O 22 23 24 25 26 7:00pm City Council M In fV N N v O 29 30 31 Nov 1 2 N O Z O� N U O rvdnci KiCney 1 8/30/2012 8:25 AM