Appeal 35043

24.50.060.F.2.b(1)

24:50.060.F.4.d requires that nonresidential structures that are elevated but not (dry) floodproofed, must meet the same standards for space below the lowest floor as described for residential structures.

24.50.060.F.2.b requires that for residential construction, enclosed areas below the lowest floor that are subject to flooding must be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing the automatic entry and exit of floodwaters. 24.50.060.F2.b(1) requires a minimum of two openings on different sides of each enclosed area.

Allow the installation of two flood openings on one external wall of the North Stair and one flood opening on one external wall of the Fire Riser room.

The North Stair and Fire Riser Room only have one external wall; the north wall.

North Stair: install two flood openings in the external wall of this enclosed space. The engineered flood openings provide 2.5 times the required coverage.

Fire Riser Room: Install one non-engineered opening in the exterior door. With an efficiency of 50%, the flood opening provides twice the required coverage of the enclosed space.

The North Stair Tower and Fire Rise rooms have one exterior wall. To compensate for the potential of debris blocking the flood openings, the openings are oversized and provide more than twice the required coverage.

Granting the appeal will satisfy the criteria described in Section 24.50.070.B below:

1. The danger that materials may be swept into other lands to the injury of others;

Granting this appeal will not increase the existing risk.

1. The danger to life and property due to flooding or erosion damage;

Granting this appeal will not expected to increase the risk.

1. The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner;

Granting this appeal is not expected to increase the risk.

1. The importance of the services provided by the proposed facility to the community;

The building provides public storage which is elevated to the flood protection elevation. Services will not be adversely impacted by granting the appeal.

1. The necessity to the facility of a waterfront location, where applicable;

The building is not located in a waterfront location.

1. The availability of alternative locations, not subject to flooding or erosion damage;

Alternatives locations are not available on the site.

1. The compatibility of the proposed use with existing anticipated development;

The proposed use is consistent with existing uses.

1. The relationship of the proposed use to the Comprehensive Plan and Floodplain Management Program for that area;

The proposed uses are consistent with land use and floodplain development ordinances in effect at the time of the permit application.

1. The safety of access to the property in times of flood for ordinary and emergency vehicles;

The proposed appeals do not change the access to the property in times of flood for ordinary and emergency vehicles.

1. The expected heights, velocity, duration, rate of rise, and sediment transport of the flood waters and the effects of wave action, if applicable, expected at the site;

Granting the appeal will not change the impact on the depth of flooding, velocity of flood waters, or the duration of flooding.

1. The costs of providing governmental services during and after flood conditions including maintenance and repair of public utilities and facilities such as sewer, gas, electrical, and water systems, and streets and bridges; Upon consideration of the factors listed above and the purposes of this Chapter, such conditions may be attached to the granting of variances as deemed necessary.

Granting the appeal will not change costs.

1. The potential impact on federally protected species.

Granting the appeal will not change the potential impact on federally protected species. Note: The permit was issued prior to the City’s adoption of FEMA’s Pre-Implementation Compliance Measures.