FP24-007 Staff Decision - Laserfiche WebLink

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3. Tanks shall be constructed with electrical, mechanical, and other service facilities located and installed so as to prevent water from entering or accumulating within the components during conditions of the base flood. The applicant explains that two above-ground propane tanks will be installed by Ferrelgas on concrete pads designed by a civil engineer and anchored by Ferrelgas. Provision of this engineer certification to Marion County Planning shall be a condition of approval. 13. Wet-floodproofing of the restroom facility requires a Variance to MCC 17.178.060(C) Nonresidential Development, and therefore must meet the criteria of MCC 17.178.090. Variances shall only be issued upon a showing that: 1. There is a good and sufficient cause; Dry floodproofing the entire structure would be significantly difficult. The standard construction of public restroom facilities utilizes water resistant materials, and increasing the standards of these materials to meet wet-floodproofing requirements will be significantly more cost effective than dry-floodproofing the structure. The criterion is met. 2. Failure to grant the variance would result in exceptional hardship to the applicant; Failure to grant the variance would require the applicant to utilize fill, or complex construction that could cause conflicts with other building standards, especially regarding ADA (American’s with Disabilities Act) standards for access of the structure. The criterion is met. 3. 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; The applicant has already performed a preliminary analysis showing that the entire project, including the restroom facility, will not increase flood heights or velocity of floodwaters. No additional threats to public safety will be created because the structure will not be utilized during flooding when the park will be closed. The criterion is met. 4. The variance is the minimum necessary, considering the flood hazard, to afford relief; The applicant plans to dry-floodproof a section of the structure utilized for storage and accessible only by employees. The only areas of the structure planned to be wet-floodproofed are the restrooms which will feature toilets and showers. The criterion is met. 5. The variance will be consistent with the intent and purpose of the provision being varied; Wet-floodproofing the structure will protect the structure itself from damage resulting from periodic inundation of water. Wet-floodproofing the proposed structure can be done in a way that is consistent with the purpose of the floodplain overlay zone to promote the public health, safety and general welfare to minimize public and private losses due to flood conditions. Engineer certification of the design, and the building permit process, will help ensure that the wet-floodproofing of the restroom facility is consistent with the intent of the floodplain criteria. The criterion is met. 6. There has not been a previous land use action approved on the basis that variances would not be allowed; There has not been a previous land use action approved on this basis. The criterion is met.