Board of Adjustment Agenda and Packet 2011 11 16

Home Browse Search

with ground anchors to prevent floatation during a flood event. The applicant has requested a variance to the requirement to elevate the structures to two feet above the base flood elevation. Complete analysis of the variance request can be found in the variance criteria section of this report. Staff finds this criterion has been met. • 17.56.160 C. Fills or Deposits: 1. "Any fill or deposit of materials shall comply with subsection A of this section." 2. "The fill or deposit materials shall have some beneficial purpose (and the amount shall not exceed what is needed during construction) " 3. "The fill or deposit of materials does not imprudently reduce the flood storage capacity of the waterway ...." 4. The fill or other materials will be protected against erosion by riprap ...." The applicant has not proposed to place any fill on the site at this time. Staff finds this criterion is not applicable. • 17.56.160 D. Storage of certain materials. The storage or processing of materials which are buoyant, flammable, toxic, or explosive, or which in times of flooding could be injurious to human, animal, or plant life shall be at or above the flood protection elevation for the particular area, or shall be flood proofed in accordance with the standards and practices specified in section 17.56.250. Solid waste disposal facilities, such as junkyards or areas for dumping of refuse, shall also require review and approval of the planning commission and city council. The vendor sheds will have no mechanical or utility equipment and there have been no buoyant, flammable, toxic, or explosive materials identified which would be stored in the vendor sheds. Staff finds this criterion has been met. • 17.56.160 E. General standards. 1. Anchoring - All new construction and substantial improvements shall be anchored to prevent floatation, collapse, or lateral movement of the structure and capable of resisting the hydrostatic and hydrodynamic loads. The vendor sheds will be tied down to augured ground anchors. 2. Construction materials and methods. a. All new construction and substantial improvements shall be constructed with materials and utility equipment resistant to flood damage. b. All new construction and substantial improvements shall be constructed using methods and practices that minimize flood damage. c. All new construction and substantial improvements shall be constructed with electrical, heating, ventilation, plumbing, and air conditioning equipment and other service facilities that are designed and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding. 4