HomeMy WebLinkAboutZ-4140 Staff AnalysisDecember 19, 1983
Item No. 6 - Z-4140
Owner: Larkin Builders
By: Brent Dunlap
Address: 516 Nebling Road
Description: All of Lot 4, Nebling Park Addition
Zoned: "R-4" Two Family District
Variance
Requested: From the provisions of paragraph B of
paragraph 2 of Section 1 of Ordinance
No. 14,534 to permit construction of a
duplex on a lot with a finished floor
elevation below the now established
floodplain requirement.
JUSTIFICATION
1. The builder states that information relative to
floodplain elevations indicate a rise of + 3' above the
elevation established by the Corps of Engineers at the
time the plat was approved. This would require him to
build 4' above what his neighbors have -constructed too.
Present Use
of the Property:
Proposed Use
of the Property:
STAFF REPORT
Vacant
New duplex
A. Engineering Issues
The Engineer staff forwarded this variance request
inasmuch as the 100 -year floodplain elevation
requirement for a finished floor has been changed to 3'
in this area. This is approximately 2' higher than
earlier stated at 338.5. We were advised by the
Engineering Department that existing duplexes adjacent
were constructed with floor elevations at 338.5 to
comply with elevations set by the approved subdivision
plat authorized by the Planning Commission several
years ago. The Engineering staff reports that the
change in elevation is somewhat modified for this reach
of Rock .Creek by the widened channel behind the
Wal-Mart store site.
December 19, 1983
Item No. 6 - Continued
B. Staff Analvsis
This lot is one of three or four remaining in a duplex
subdivision approved by the Planning Commission. At
the time of approval, the best information on the
100 -year flood set minimum floor elevations at 338.5 in
order to clear by 1 -foot 337.7 main elevation. Most,
if not all of the existing duplexes were built with
that plat information. If we enforce the new
information on this builder, he will have a foundation
considerably higher than what his neighbors have
constructed on a flat lot. The structure would not be
in character with its neighbors and would have access
problems both for parking and pedestrians.
C. Staff Recommendation
Inasmuch as the Engineer staff supports the request as
reasonable, we recommend the approval of the variance.
BOARD OF ADJUSTMENT ACTION:
The application was represented by Mr. Brent Dunlap and
Mike Batie of the Engineering Department. Mr. Batie's
participation was in support of the request on an
informational basis only. Mr. Batie provided history of the
floodplain regulation in this area and the justification for
the extension of a variance to this property. After a brief
discussion of the proposal, a motion was made to approve the
variance request as filed. The motion passed by a vote of
7 ayes, 0 noes, 1 absent and 1 open position.