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HomeMy WebLinkAboutZ-4180 Staff AnalysisLit v.: TO: FROM: RE: REQUEST: City of Little Rock Uei);3rimenl (if '�Jl West Maikham PLd)I (_; 'Works Little Hock Arkarsas 72201 3'1 48500 M E M O R A N D U M January 31, 1984 Board of Adjustment Members Mike Batie, Senior Civil Engineer i�O_ Flood Plain Variance - 8820 Tall Timber Blvd. Board of Adjustment Variance for floor elevation requirement of the Flood Hazard Prevention Ordinance. The original building permit issued in 1980 did not detect \that the lot was located in a Flood Plain area of Brodie Creek. BACKGROUND: Construction Unlimited obtained a building permit for 8820 Tall Timber Blvd. on October 2, 1980. At that time, the lot location was not picked up by the permits Officials as being in a 100 year Flood Plain. See attachment I. Therefore, a min- imum floor elevation was not required on the permit. The house was approximately 60% to 70% complete when the builder went out of business. Presently, a local Savings and Loan has requested that the City instruct them as to the status of the lot and the uncompleted structure. The structure has been va- cant for a long period of time and has been vandelized. The existing floor elevation is 273,54 feet M.S.L. with a 100 ear flood water surface of 274.0 feet M.S.L. Therefore, the existing slab floor a eva tan is approx- tmately � foot below the existing 100 year flood water surface. There have been no other homes started on the north side o Ta Timber Blvd. buildingTherefore, when any other permits are issued for this area, a minimum floor elevation in the area will be elevation 274.0 feet plus 3.0 feet which equals 277.0 feet M.S.L. This means that if the extsttng s ruc ure is T� in place, all of epi r surrounding structures floors will be approximately 3.5 feet higher than TOM Tall Timber Blvd. OPTIONS TO BE CONSIDERED: I. Demolish the existing structure and require the proper floor elevation for any new structure. 2• Grant a variance from the required floor elevation. EJJC�, STAFF RECOMMENDATION: The ideal option is to demolish the structure and construct any new structure at the proper elevation. However, the existing structure appears to be in good condi- tion and could be completed without further major expense. It is the staff's option "age Iwo ,January 31, 1984 that a variance could be granted if the following items are agreed upon: 1. The Savings and Loan (or any other owner) feels that they want to complete the structure knowing that there is a probability of future flooding and that it might be difficult to sell the property because of the flooding. 2. All lot surveys, legal documents, and bills of sale show in clear language that the structure has a floor elevation built below the 100 year flood water surface and will require any owner purchase and maintain flood insurance at all times. 3. Any owner be advised that flood insurance at this elevation may be higher than normal. MB/bd C-14 G014W-E� of -f5 4 C TAIL -TIM 9 'Z- PSS ANP 0 t -7,- �5 (40 0 OP R ► Nv �1:� ,dCC�uE 5 E-rrc� if Pow6U- 4-r lqoN�v AND d �t City of Little Rock LJr�f�arir�eN of Publ c .Yorks 701 West Markh�,rn Little Honk, A,k insas '2201. 3,1 4800 M E M O R A N D U M January 31, 1984 TO: Board of Adjustment Members FROM: Mike Batie, Senior Civil Engineer i1.1of- RE: Flood Plain Variance - 8820 Tall Timber Blvd. REQUEST: Board of Adjustment Variance for floor elevation requirement of the Flood Hazard Prevention Ordinance. The original building permit issued in 1980 did not detect that the lot was located in a Flood Plain area of Brodie Creek. BACKGROUND: Construction Unlimited obtained a building permit for 8820 Tall Timber Blvd. on October 2, 1980. At that time, the lot location was not picked up by the permits officials as being in a 100 year Flood Plain. See attachment 1. Therefore, a min- imum floor elevation was not required on the permit. The house was approximately 60% to 70% complete when the builder went out of business. Presently, a local Savings and Loan has requested that the City instruct them as to the status of the lot and the uncompleted structure. The structure has been va- cant for a long period of time and has been vandelized. The existing floor elevation is 273.54 feet M.S.L. with a 100 year flood water surface of 274.0 feet M.S.L. Therefore, the existing slab floor elevation is approx- imately 2 foot below the existing 100 year flood water surface. There have been no other homes started on the north side of Tall Timber Blvd. Therefore, when any other building permits are issued for this area, a minimum floor elevation in the area will be elevation 274.0 feet plus 3.0 feet which equals 277.0 feet M.S.L. This means that if the existing structure is left in place, all other surrounding structures floors will be approximately 3.5 feet higher than 8820 Tall Timber Blvd. OPTIONS TO BE CONSIDERED: 1. Demolish the existing structure and require the proper floor elevation for any new structure. 2. Grant a variance from the required floor elevation. STAFF RECOMMENDATION: The ideal option is to demolish the structure and construct any new structure at the proper elevation. However, the existing structure appears to be in good condi- tion and could be completed without further major expense. It is the staff's option Page Iwo January 31, 1984 K that a variance could be granted if the following items are agreed upon: 1. The Savings and Loan (or any other owner) feels that they want to complete the structure knowing that there is a probability of future flooding and that it might be difficult to sell the property because of the flooding. 2. All lot surveys, legal documents, and bills of sale show in clear language that.the structure has a floor elevation built below the 100 year flood water surface and will require any owner purchase and maintain flood insurance at all times. 3. Any owner be advised that flood insurance at this elevation may be higher than normal. MB/bd City of Little Rock Depatimenl of PL,b! C Norks 7i;i 'Ae:i Vaii ,'?al L iWf- Hock A,kdr?S:1S 72201 ;'1400 M E M O R A N D U M January 31, 1984 TO: Board of Adjustment Members FROM: Mike Batie, Senior Civil Engineer Alpof- RE: Flood Plain Variance - 8820 Tall Timber Blvd. REQUEST: Board of Adjustment Variance for floor elevation requirement of the Flood Hazard Prevention Ordinance. The original building permit issued in 1980 did not detect that the lot was located in a Flood Plain area of Brodie Creek. BACKGROUND: Construction Unlimited obtained a building permit for 8820 Tall Timber Blvd. on October 2, 1980. At that time, the lot location was not picked up by the permits officials as being in a 100 year Flood Plain. See attachment 1. Therefore, a min- imum floor elevation was not required on the permit. The house was approximately 60% to 70% complete when the builder went out of business. Presently, a local Savings and Loan has requested that the City instruct them as to the status of the lot and the uncompleted structure. The structure has been va- cant for a long period of time and has been vandelized. The existing floor elevation is 273.54 feet M.S.L. with a 100 year flood water surface of 274.0 feet M.S.L. Therefore, the existing slab floor elevation is approx- imately 2 foot below the existing 100 year flood water surface. There have been no other homes started on the north side of Tall Timber Blvd. Therefore, when any other building permits are issued for this area, a minimum floor elevation in the area will be elevation 274.0 feet plus 3.0 feet which equals 277.0 feet M.S.L. This means that if the existing structure is left in place, all other surrounding structures floors will be approximately 3.5 feet higher than 8820 Tall Timber Blvd. OPTIONS TO BE CONSIDERED: 1. Demolish the existing structure and require the proper floor elevation for any new structure. 2. Grant a variance from the required floor elevation. STAFF RECOMMENDATION: The ideal option is to demolish the structure and construct any new structure at the proper elevation. However, the existing structure appears to be in good condi- tion and could be completed without further major expense. It is the staff's option Nage Two Janmary 31, 1984 that a variance could be granted if the following items are agreed upon: 1. The Savings and Loan (or any other owner) feels that they want to complete the structure knowing that there is a probability of future flooding and that it might be difficult to sell the property because of the flooding. 2. All lot surveys, legal documents, and bills of sale show in clear language that the structure has a floor elevation built below the 100 year flood water surface and will require any owner purchase and maintain flood insurance at all times. 3. Any owner be advised that flood insurance at this elevation may be higher than normal. MB/bd February 21, 1984 Item No. 10 - Z-4180 Applicant: Address: Description: Zoned: Variance Requested: Present Use of the Property: Proposed Use of the Property: STAFF REPORT: City of Little Rock By: Mike Batie 8820 Tall Timber Boulevard Lot 209, Pecan Lake Subdivision "R-2" Single Family District From the floodplain provisions of the Code of Ordinances to permit the completion of construction of a single family dwelling lying within the floodplain of Brodie Creek with a finished floor elevation of 273.54 feet and the adjacent floodplain elevation at 274.0 feet. Residence under construction Single Family Background: Construction Unlimited obtained a building permit for 8820 Tall Timber Boulevard on .October 2, 1980. At that time, the lot location was not picked up by the permits officials as being in the 100 -Year Floodplain; therefore, a minimum floor elevation was not required on the permit. The house was approximately 60 to 70 percent complete when the builder went out of business. Presently, a local savings and loan association has title to the land and has requested that the City instruct them as to the status of the lot and the uncompleted structure. The structure has been vacant for a long period of time and has been vandalized. The existing floor elevation is 273.54 feet MSL with a 100 -Year floodwater surface of 274.0 feet M$L. Therefore, the existing slab floor elevation is approximately 1/2 foot below the existing 100 -Year floodwater surface. There have been no other homes started on the north side of Tall Timber Boulevard; therefore, when any other building permits are issued for this area, a minimum floor elevation in the area will be elevation 274.0 feet + 3.0 which = 277.0 feet MSL. This means that if the existing structure is left in place all other surrounding structures will be approximately v February 21, 1984 Item No. 10 - Continued 3.5 feet higher than this address. OPTIONS TO BE CONSIDERED: 1. Demolish the existing structure and require the proper floor elevation for any new structure. 2. Grant a variance from the required floor elevation. ENGINEERING STAFF RECOMMENDATION: The ideal option is to demolish the structure and construct any new structure at the proper elevation. However, the eixsting structure appears to be in good condition and could be completed without further major expense. It is the staff's opinion that a variance could be granted if the following items are agreed upon: 1. If the savings and loan or any other owner feels that they want to complete the structure knowing that there is a probability of future flooding and that it might be difficult to sell the property because of the flooding. 2. All lot surveys, legal documents and bills of sale show in clear language that the structure has a floor elevation built below the 100 -Year floodwater surface and will require any owner to purchase and maintain flood insurance at all times. 3. Any owner be advised that flood insurance at this elevation may be higher than normal. PLANNING STAFF RECOMMENDATION: This site at first review appeared to be located within an area specified as an expansion area for Hindman Park. Further review and discussion with the department head in the Parks Department indicated that the several lots on the north side of this street have been eliminated from that plan element although they remain within the floodplain. The Parks Department suggests that acquisition of these lots is not appropriate at this time. It is the feeling of the Planning staff that a variance of the nature requested should not be granted or that any encouragement be offered toward developing the lots on this side of Tall Timber Boulevard. Although notified by Parks that this is not part of their plan area, we feel that the City should at least review that plan for possible amendment and move toward acquisition of these lots to eliminate the possibility of some very poor homesites on the north side of this street. February 21, 1954 Item No. 10 - Continued BOARD OF ADJUSTMENT ACTION: Mike Batie of the City Engineering Division of the Public Works Department was present. Mr. Batie was accompanied by a Mr. Matson from a local savings and loan association who would be the buyer of the site should the variance be approved. There were no objectors present. Mr. Batie provided comment as did Mr. Matson concerning the house and its future use. The Board discussed the format for attaching a covenant or restriction to the title on this land to protect prospective buyers. This instrument was suggested by the Engineering Department to protect any buyer at a future time with respect to requirement for maintenance of proper insurance and to advise that person of the flood elevations involved. The City Attorney, Mr. Brown, suggested that an instrument along the lines of a Bill of Assurance could be filed by the title holder after the City review and approval of such instrument. A brief discussion then followed resulting in a motion to approve the floodplain variance with a condition that a title instrument be attached providing for the appropriate cautions as recommended by the Engineering staff. The motion passed by a vote of 5 ayes, 0 noes and 4 open positions.