Public Hearings 2.
Flood Control District Meeting
Community Development
- Meeting Date:
- 03/22/2016
- Title:
- Doberstein Floodplain Variance Request
- Submitted By:
- Karen Riggs, Community Development
- Department:
- Community Development
- Division:
- Floodplain
Presentation:
PowerPoint
Recommendation:
Disapprove
Document Signatures:
BOS Signature Required
# of ORIGINALS
Submitted for Signature:
Submitted for Signature:
2
NAME
of PRESENTER:
of PRESENTER:
Joaquin Solis
TITLE
of PRESENTER:
of PRESENTER:
Assistant Director
Mandated Function?:
Federal or State Mandate
Source of Mandate
or Basis for Support?:
or Basis for Support?:
ARS 48-3609, CFR parts 59-78
Docket Number (If applicable):
Information
Agenda Item Text:
Adopt Resolution FCD 16-01 to approve a variance from elevation requirements of Cochise County Floodplain Regulations for both a substantial improvement to a non-conforming residence in Richland Ranchettes north of Sunsites, and to the residence itself, parcel 206-21-343.
Background:
The subject parcel is located within a Zone AO-1 (formerly Zone A) designated special flood hazard area (flood depths equal to one foot) on W. Emery Road in the Sunsites area (near Richland & Cochise Stronghold Rds.). The existing 30 year old residence is 810 sq. ft. and, because it is not elevated, it is non-conforming and requires a variance. In addition, the applicant would like to build a livable addition and an attached carport on to an existing 30 year old non-conforming home. Since the existing home was built at grade and the proposed additions are a substantial improvement, State regulations would require that both the existing home and the livable addition be elevated one foot above the determined 100-year water surface depths, which would be a minimum of two feet above the highest adjacent grade. So long as the carport is not enclosed, it does not need to be elevated and therefore does not require a variance.
The applicant requests the variance for the 1,230 ft livable addition because he states that elevating the proposed addition would create an awkward floor plan and elevating the existing home would be an extreme financial burden.
Staff recommends denial of the variance because, among other reasons, elevating the livable addition does not amount to an extreme hardship, and granting the variance would jeopardize Cochise County’s inclusion in the National Flood Insurance Program or increase premiums.
Because a variance for both the existing residence and the proposed addition are at issue, the Board may consider two possible motions:
ALLOW THE VARIANCE:
Mr. Chairman, I move to approve the variance from elevation requirements of Cochise County Floodplain Regulations for both the non-conforming residence in Richland Ranchettes north of Sunsites, parcel 206-21-343, and a substantial improvement to the residence.
ALLOW A PARTIAL VARIANCE:
Mr. Chairman, I move to approve the variance from elevation requirements of Cochise County Floodplain Regulations for the existing non-conforming residence in Richland Ranchettes north of Sunsites, parcel 206-21-343, but deny the variance for the proposed substantial improvement to the residence.
The applicant requests the variance for the 1,230 ft livable addition because he states that elevating the proposed addition would create an awkward floor plan and elevating the existing home would be an extreme financial burden.
Staff recommends denial of the variance because, among other reasons, elevating the livable addition does not amount to an extreme hardship, and granting the variance would jeopardize Cochise County’s inclusion in the National Flood Insurance Program or increase premiums.
Because a variance for both the existing residence and the proposed addition are at issue, the Board may consider two possible motions:
ALLOW THE VARIANCE:
Mr. Chairman, I move to approve the variance from elevation requirements of Cochise County Floodplain Regulations for both the non-conforming residence in Richland Ranchettes north of Sunsites, parcel 206-21-343, and a substantial improvement to the residence.
ALLOW A PARTIAL VARIANCE:
Mr. Chairman, I move to approve the variance from elevation requirements of Cochise County Floodplain Regulations for the existing non-conforming residence in Richland Ranchettes north of Sunsites, parcel 206-21-343, but deny the variance for the proposed substantial improvement to the residence.
Department's Next Steps (if approved):
If the variance is granted Floodplain staff will have the variance recorded so that it appears in the chain of title of the land. Staff must also keep a record of variances granted and report them in annual reports for the Community Rating System. Cochise County's inclusion as a member of the National Flood Insurance Program is reviewed every five years and number and type of variances granted are one of the items reviewed for compliance.
Impact of NOT Approving/Alternatives:
If the variance is not granted, the existing structure (810 sf.) and substantial improvement (1,230 sf.) will be required to be elevated two (2) feet above the highest adjacent grade. If the variance is granted for the existing residence but not the substantial improvement, only the substantial improvement will need to be eleveated. The carport, as long as it is not enclosed, does not need to be elevated.
To BOS Staff: Document Disposition/Follow-Up:
Return both originals to Floodplain staff (Teresa Garcia) for recording. One recorded original will be returned to the Board.