3.
City Council Special Meeting
- Meeting Date:
- 02/19/2013
- From:
- Tom Hieb, Project Manager III
Information
TITLE:
Public Hearing and Consideration by Floodplain Board: Variance From the Floodplain Regulations to Construct an Accessory Structure in the Regulatory Floodway at 5600 E. Old Walnut Canyon Road.
RECOMMENDED ACTION:
Open the public hearing of the Floodplain Board.
Receive staff, applicant and citizen input.
Close the public hearing.
Both the Water Commission and City staff recommend approval of the variance provided the proposed accessory structure meets the specified conditions.
Receive staff, applicant and citizen input.
Close the public hearing.
Both the Water Commission and City staff recommend approval of the variance provided the proposed accessory structure meets the specified conditions.
Policy Decision or Reason for Action:
Financial Impact:
There is no cost to the City associated with this variance.
Connection to Council Goal:
Retain, expand and diversify economic base
Previous Council Decision on This:
No.
Options and Alternatives:
1. Grant the variance request with the conditions proposed.
2. Deny the variance request. In this case the Continental Country Club would continue to operate the driving range as they have in the past.
3. Grant the variance request but with additional or lesser conditions attached. Staff does not recommend lesser conditions because this could result in a structure that does not meet the minimum National Flood Insurance Program requirements for construction in a floodway and may not protect the public and adjacent property owners.
2. Deny the variance request. In this case the Continental Country Club would continue to operate the driving range as they have in the past.
3. Grant the variance request but with additional or lesser conditions attached. Staff does not recommend lesser conditions because this could result in a structure that does not meet the minimum National Flood Insurance Program requirements for construction in a floodway and may not protect the public and adjacent property owners.
Background/History:
The City of Flagstaff Floodplain Regulations prohibits new construction within a Regulatory Floodway (Section 12-01-001-0006.7). The property at 5600 E. Old Walnut Canyon Road is entirely within the Regulatory Floodway of the Rio De Flag. The Continental Country Club has operated a golf driving range on this property for more than 20 years. The Country Club Board of Directors is requesting a variance from the Floodplain Regulations in order to construct a 200 square foot masonry structure to be used to store and rent equipment that is customary and incidental to operating a golf driving range. A variance to the Floodplain Regulations can only be granted by the City Council acting as the Floodplain Board (Section 12-01-001-0007.1A). Council has requested that the Water Commission review all variance requests and make a recommendation. the Water Commission heard this request on January 17, 2013 and voted unanimously to recommend granting the variance, with the proposed conditions.
Key Considerations:
Proposed Conditions of Approval:
1. it is 200 square feet or less in size;
2. it is used only for storing and renting golf equipment;
3. it is constructed of flood-resistant materials per City and FEMA standards;
4. it is wet flood-proofed to allow automatic entry and exit of flood waters and the protection of electric and water systems;
5. it is not connected to the sewer system, and;
6. it is properly anchored to prevent collapse or movement of the structure during flooding.
The approximate location of the proposed structure is shown on the attached map. Continental Country Club has retained the services of Turner Engineering to design a structure that meets the requirements of this variance. Paul Turner, of Turner Engineering, has described the use of the building and the proposed construction methods and materials in the attached letter. Construction plans and building permit materials have not yet been developed because, as explained in the letter, the Country Club Board of Directors wants to be sure the structure is permissible before expending resources for building plans and specifications. The letter from Mr. Turner also addresses nineteen items that the Floodplain Regulations state shall be considered when granting a variance. Staff has reviewed Mr. Turner’s responses to these items and generally agrees with his conclusions.
The Floodway where the building will be located is not a typical riverine floodway, which is defined as the channel of a watercourse, and the adjacent land areas, that must be reserved in order to discharge the 100-year flood without cumulatively increasing the water surface elevation by more than one foot. Instead, flooding in this area is the result of flood waters that are detained and “pond” behind the old Route 66 roadway embankment where it crosses the Rio de Flag just east of the Flagstaff Auto Mall. Thus, the 100-year flood water velocity is very low at the building site (0.25 ft./sec.) but the depth of water is 11 feet. As a result, there is no concern about creating an obstruction to flow, as is typically the case with development in a floodway, but the building may be totally submerged. The building design will need to account for these conditions. Flooding did occur at this site in 1993 and substantially damaged an older wooden building that was being used for the same purpose as the proposed building. Additional details for the building and the variance process will be available at the meeting.
The proposed building is “new construction” in a Floodway and therefore does not comply with the city’s Floodplain Regulations. However, if the structure meets all proposed conditions of this variance, then it meets all minimum requirements of the National Flood Insurance Program, does not worsen existing flooding conditions, does not create dangerous conditions, does not allow any new uses at the site, and minimizes the potential for flood damage and loss.
1. it is 200 square feet or less in size;
2. it is used only for storing and renting golf equipment;
3. it is constructed of flood-resistant materials per City and FEMA standards;
4. it is wet flood-proofed to allow automatic entry and exit of flood waters and the protection of electric and water systems;
5. it is not connected to the sewer system, and;
6. it is properly anchored to prevent collapse or movement of the structure during flooding.
The approximate location of the proposed structure is shown on the attached map. Continental Country Club has retained the services of Turner Engineering to design a structure that meets the requirements of this variance. Paul Turner, of Turner Engineering, has described the use of the building and the proposed construction methods and materials in the attached letter. Construction plans and building permit materials have not yet been developed because, as explained in the letter, the Country Club Board of Directors wants to be sure the structure is permissible before expending resources for building plans and specifications. The letter from Mr. Turner also addresses nineteen items that the Floodplain Regulations state shall be considered when granting a variance. Staff has reviewed Mr. Turner’s responses to these items and generally agrees with his conclusions.
The Floodway where the building will be located is not a typical riverine floodway, which is defined as the channel of a watercourse, and the adjacent land areas, that must be reserved in order to discharge the 100-year flood without cumulatively increasing the water surface elevation by more than one foot. Instead, flooding in this area is the result of flood waters that are detained and “pond” behind the old Route 66 roadway embankment where it crosses the Rio de Flag just east of the Flagstaff Auto Mall. Thus, the 100-year flood water velocity is very low at the building site (0.25 ft./sec.) but the depth of water is 11 feet. As a result, there is no concern about creating an obstruction to flow, as is typically the case with development in a floodway, but the building may be totally submerged. The building design will need to account for these conditions. Flooding did occur at this site in 1993 and substantially damaged an older wooden building that was being used for the same purpose as the proposed building. Additional details for the building and the variance process will be available at the meeting.
The proposed building is “new construction” in a Floodway and therefore does not comply with the city’s Floodplain Regulations. However, if the structure meets all proposed conditions of this variance, then it meets all minimum requirements of the National Flood Insurance Program, does not worsen existing flooding conditions, does not create dangerous conditions, does not allow any new uses at the site, and minimizes the potential for flood damage and loss.
Community Involvement:
This item is a Public Hearing intended to inform, consult and involve the public in the decision. Notice of this hearing has been published a minimum of 15 days in advance of this meeting.