HomeMy WebLinkAboutZ-6279-A Staff AnalysisJune 30, 1997
Item No.:
File No.
Owner:
Address•
Descri tion:
Zoned•
Variance Recruested:
Justification:
Z -6279-A
City of Little Rock
11500 Stagecoach Road
Part of Section 7, T -1-S, R -13-W
R-2
A variance is requested from the
floodway provisions of Section
8-305 to permit construction of a
parking lot and driveway in the
floodway.
Applicant's Statement: We are
requesting a variance to ordinance
#15,303 which prevents the
construction of parking lots in the
floodway. The proposed parking lot
accommodates 60 cars and is located
approximately 1,500 feet from the
normal stream channel. Also, it
will be constructed at existing
grade which will not increase the
base flood elevation. We feel that
the parking lot in this location
presents minimum safety hazards
even in the event of a 100 year
flood. Preliminary analysis
indicates when flood waters reach
the 100 year flood elevation, water
will be backwater, 8" deep and
moving around 3 feet per second.
Technically speaking, this amounts
to only 2% of the total force
necessary to move a vehicle.
Additionally, due to the distance
from normal stream channel,
visitors will have ample time to
respond to rising waters. In fact,
it is likely that the proposed
parking lot site will be removed
from the floodway when the FEMA
maps are revised. Nevertheless,
signage will be posted warning park
users of flash flood hazards.
June 30, 1997
Item No.: 3 (Cont.)
The siting of this parking lot was
based on several factors. A very
significant stand of existing trees
lies north of the road and parking.
Great care has been taken to plan
recreational areas among and around
these trees to save them as well as
use them to the greatest benefit
for the user. Also, the grading
plan has been designed to avoid and
minimize the disturbance of
wetlands and Waters of the U.S. as
required by the Corps of Engineers
under Nationwide Permit #26.
Safety and convenience of the user
were other important factors
considered in this parking layout.
Present Use of Property: Vacant
Proposed Use of Property: Otter Creek Community Park
Staff Report:
A. Public Works Issues:
Permanent improvements in the regulatory floodway require
engineering analysis to determine if they have the effect of
increasing the flood heights. The Corp of Engineers will
need to approve the hydraulic analysis and the FEMA FIS maps
will require revisions to add enough fill material to
elevate the parking and remove the parking from the
floodway. Parks needs to obtain funds to complete the
engineering work required and to apply for a map revision.
Public Works believes that the City Board of Directors
established public policy during the Healthsource parking
lot application and, therefore, will not support this
floodway variance request. However, staff will be glad to
assist Parks' consulting engineer with the requirements of
application for map revision and Corp of Engineers
submittal.
B. Staff Analysis:
On May 15, 1997, the Little Rock Planning Commission
approved a conditional use permit to allow for the
development of a City Park on the 147 acre, R-2 zoned tract
located at 11500 Stagecoach Road. The majority of the site
lies in the floodplain and a substantial portion of the site
actually lies within the floodway. One condition of the
Planning Commission's approval was that the issue of
development within the floodway be resolved. The main
K
June 30, 1997
Item No.: 3 (Cont )
entrance, driveway and a 62 space parking lot are proposed
for development within the floodway. 11
Section 8-305 of the City Code states:
Located within areas of special flood hazard
are areas designed as floodways. Since the
floodway is an extremely hazardous area due to
the velocity of floodwaters which carry debris,
potential projectiles and erosion potential,
the following provisions will apply.
(1) Encroachments are prohibited, including
fill, new construction, substantial
improvements and other development unless
certification by a professional registered
engineer or architect is provided
demonstrating that encroachments shall not
result in any increase in flood levels
within the community during the occurrence
of the base flood discharge.
(2) If subsection (1) of this paragraph is
satisfied, all new construction and
substantial improvements shall comply with
all applicable flood hazard reduction
provisions of Division 3 of this article.
(3) Under the provisions of 44 CFR Chapter 1,
Section 65.12 of the National Flood
Insurance Regulations, a community may
permit encroachments within the adopted
regulatory floodway that would result in
an increase in base flood elevations,
provided that the community first applies
for a conditional FIRM and floodway
revision through FEMA.
In matters such as this, the Planning Staff depends upon the
expertise of the City's Engineering Staff and Floodplain
Administrator. Throughout the months of Planning Commission
review, it was consistently pointed out that the parking lot
and driveway were an issue. Staff cannot support a variance
until the required engineering work is done and the FEMA FIS
maps are revised.
C. Staff Recommendation:
Staff recommends denial of the requested floodway variance.
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June 30, 1997
No.: 3 (Cont.
]BOARD OF ADJUSTMENT:
(JUNE 30, 1997)
The applicant was not present. There were no objectors present.
Staff informed the Hoard that the applicant had requested that
the item be withdrawn.
The question was called on the applicant's request to withdraw
the item. The vote was 8 ayes, 0 noes and 1 absent.
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