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| ARF- 1024 |
Regular Agenda Item 4- B
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| Regular BOS Meeting |
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| Information |
| Request/Subject |
| Request from Rickie Wood for a variance to the Gila County Floodplain Management Ordinance, to wet-floodproof an existing 896 square foot garage building in lieu of elevating the floor to or above the regulatory flood elevation, to bring it into compliance with floodplain criteria. This building is located on Parcel Number 304-31-035 in Gisela, Arizona. |
| Background Information |
This request is being made under the provisions of Section 6.3 of the Gil County Floodplain Management Ordinance for a variance to allow wet-floodproofing for a detached accessory building, to be used solely for parking and storage, with the lowest floor elevation 2.1 feet below the regulatory flood elevation. A variance is required, since the building is larger than the 600 square feet maximum size allowed for a detached accessory building to be wet-floodproofed under the currently-effective Gila County Floodplain Management Ordinance.
After consultation with County staff and being advised of the floodplain requirements, the applicant constructed the building without a permit, with the floor elevation 2.1 feet below the regulatory flood elevation, with no provisions for flood vents to equalize water pressure on both sides of the walls, and without using flood-resistant materials below the regulatory flood elevation. Two cases were referred to the Hearing Officer, one for the floodplain ordinance violation, and one for construction without a building permit. The applicant also applied to the Board for a floodplain variance to waive floodplain requirements on April 19, 2011. specifically, the request was for a variance from the need for a floodplain use permit before construction, and a variance from the requirements of Section 5 (Provisions for Flood Hazard Reduction) in the ordinance. That variance request was denied.
Mr. Wood now desires to retrofit the structure to bring it into compliance with the Provisions for Flood Hazard Reduction. The proposed retrofit consists of the removal of the exterior siding on the wood frame structure up to 0.5 feet above the regulatory flood elevation, treatment of the wooden wall framing with a marine wood waterproofing product, replacement of the vapor permeable membrane, the installation of concrete siding board where the wood siding is to be removed, and the installation of permanent unobstructed screened openings ("flood vents") in the concrete siding. This will meet the construction criteria for flood damage reduction by wet-floodproofing, which is allowed by the Gila County Floodplain Management Ordinance for accessory buildings up to 600 square feet. However, in order to be able to use the wet-floodproofing techniques on a detached accessory building over 600 square feet in area, a variance is required from the Floodplain Board. Therefore, Mr. Wood is requesting a variance so that a Floodplain Use Permit can be issued to retrofit the building to comply as much as possible with the flood hazard reduction provisions of the ordinance.
A plan is attached to show the proposed building modifications.
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| Evaluation |
This variance would permit a building which is non-compliant with the floodplain regulations, to be brought into compliance as much as possible with the flood hazard reduction provisions of the Gila County Floodplain Management Ordinance. Without a variance, the existing non-compliant structure would be at a greater risk of damage from flooding.
Mr. Wood is proposing four 14-inch by 18-inch flood vents, with the bottom of the vents approximately four inches above the elevation of the top of the concrete floor slab. The vents are to be screened with a galvanized wire mesh screen containing square openings in the mesh approximately one-half inch on a side. The total area of the flood vents exceeds the minimum area required by the ordinance for the building size.
Mr. Wood states in his variance request that the building will never be used for purposes other than parking or storage. Buildings used for other purposes are not allowed to be wet-floodproofed under the floodplain ordinance. Mr. Wood further states that he understands that any electrical or mechanical equipment, if added later, would need to be authorized by a floodplain use permit, and would need to be elevated above the regulatory flood elevation.
This building is located within the regulatory floodplain, but not within the portion of the floodplain designated as floodway. Therefore, the building is allowed to be constructed without an engineering analysis to show no rise in the 100-year flood level, which would be required if in a floodway.
The Building Department staff has also reviewed the plan and state that this retrofit appears to be in compliance with the Building Code, so that a building Permit could also be issued for the work, if a floodplain variance is obtained.
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| Conclusion |
| A variance would be necessary to retrofit this existing building to comply with the flood hazard reduction criteria allowed by the Gila County Floodplain Management Ordinance. The plans also appear to comply with the requirements of the Building Code adopted by Gila County. |
| Recommendation |
| Staff recommends that the Board approve this variance to allow retrofitted wet-floodproofing of an existing building to make it more resistant to damage from flooding. |
| Suggested Motion |
(Motion to adjourn as the Gila County Board of Supervisors and convene as the Gila County Flood Control District Board of Directors.)
Information/Discussion/Action to approve a variance from Section 5.2.C of the Gila County Floodplain Management Ordinance to allow Rickie Wood to retrofit an 896 square foot garage to be used solely for parking and storage, with the lowest floor elevation 2.1 feet below the regulatory flood elevation, and providing a degree of flood protection for the building by using flood-resistant materials below the regulatory flood elevation, and by providing permanent unobstructed openings to allow the water pressure to equalize on both sides of the walls to reduce the probability of wall collapse from water pressure.
(Steve Sanders/Darde de Roulhac) (Motion to adjourn as the Gila County Flood Control District Board of Directors and reconvene as the Gila County Board of Supervisors.)
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