STAFF DECISION (3704) - Laserfiche WebLink

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Allowing a detached residential accessory structure to be wet-floodproofed instead of elevated or dry- floodproofed will realize a significant cost savings for the property owners without causing a significant increase in the risk to damage of life or property or increase in flood insurance claims. The structure would be limited to the uses of parking vehicles and limited storage of personal items and implements that are able to get wet and the dry out without causing more than cosmetic damage to the contents. Requiring the structure to be elevated would make it significantly harder to access and may require fill dirt be placed in the floodplain to create a ramp to the structure, which could impact flooding in the area. Granting of a variance will not result in threats to public safety, extraordinary public expense, create nuisances, cause fraud on or victimization of the public, or conflict with existing local laws. In the event of a flood, the structure and contents would get wet and then dry out without requiring intervention or the rescuing of people (as from a residence). The applicants will be required to demonstrate that the proposal will not increase flood heights or shift flooding onto other properties by this development, as required by MCC 178.050 (D). Allowing the structure to be wet-floodproofed is the minimum variance required for the structure; they will be required to meet all the other requirements for construction in the floodplain. The variance would allow the property owners to construct a useful building, without construction costing a significant amount beyond the value of the structure, the use of which is consistent with the uses allowed in the zone. There have been no previous land use actions that were approved on the basis that a future variance would not be allowed on the property. The proposed structure is not within a floodway. The proposal meets the criteria for granting a variance to allow the residential accessory structure to be built to wet-floodproofing standards. H. A declaratory statement is recorded requiring compliance with the standards in 17.178.060(A)(8)(b-(f) and 17.178.060(F)(3). This will be made a condition of approval. 11. MCC17.178.060(D)(1) requires the following: 1. All new construction and substantial improvements shall be anchored to prevent floatation, collapse or lateral movement of the structure. MCC17.178.060(E) requires the following: !. All new construction and substantial improvements below base flood level shall be constructed with materials and utility equipment resistant to flood damage, and the design and methods of construction are in accord with accepted standards of practice based on an engineer's or architect's review of the plans and specifications. 2. All new construction and substantial improvements shall be constructed using methods and practices that minimize flood damages. MCC 17.178.060(F) requires: 1. All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of flood waters into the system as approved by the State Health Division. 2. New and replacement sanitary sewage systems including on-site waste disposal systems shall be designed and located to minimize flood water contamination consistent with the requirements of the Oregon State Department of Environmental Quality. 3. Electrical, heating, ventilation, plumbing, and air-conditioning equipment shall be elevated to one above the level of the base flood elevation. Where the base flood elevation is not available, the electrical,