HomeMy WebLinkAbout6.4 VarianceFloodPlainRegl
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AGENDA STATEMENT
CITY COUNCIL MEETING DATE: Noyember 14, 1994
SUBJECT: PUBLIC HEARING Variance to the Flood Plain Regulation
Report by: Victor Taugher, Building Official
EXHIBITS ATTACHED: ~1.
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/3.
/4.
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RECOMMENDATION: I.j;P' l.
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FINANCIAL STATEMENT:
Letter from Associated Professions dated
November 2, 1994
Letter from Shamrock Ford dated November
2, 1994
Copy of a portion of the Flood Insurance
Rate Map
Copy of section 7.24.240 C. Dublin
Municipal Code
Draft Resolution Granting Variance
Open Public Hearing
Receive staff Report
Receive Public Testimony
Close Public Hearing
Deliberate
Adopt Resolution Granting Variance
No cost to the City
DESCRIPTION: Section 7.24.180 Dublin Municipal Code CDMC)
provides that new construction must be constructed above the Base
Flood Elevation as shown on the Flood Insurance Rate Map. section
7.24.240 allows the City Council to grant a variance to the provisions
of the Flood Plain Regulations.
Shamrock Ford proposes to build a 24'x 70' addition to the existing
body shop building at 7499 Dublin Boulevard. According to the plans
for the construction of the existing building the floor elevation is
332. The map indicates the building is located where the water
elevation in a 100-year storm would be above 332. Interpolation would
place the water elevation at about 332.2.
The proposed addition is an all steel building and all electrical and
mechanical equipment will be well above the floor. There is no
plumbing in the addition. Therefore, damage caused by a 100-year
storm will be minimal.
In the opinion of the Building Official, the granting of this variance
would be consistent with the factors listed in section 7.24.240 C.
items 1 through 11 and therefore recommends that the variance be
granted.
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C I T VeL E R K (1
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Associated Professions inc.
Planners · Engineers · Architects · Surveyors
Dublin City Council
100 Civic Plaza
Dublin, CA 94568
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November 2, 1994
Re: Flood Control At Shamrock Ford
API Job # 94031
Council Person:
We are writing you requesting a variance to the City's flood control regulations at the direction
of Vic Taugher, City Plan Checker. The property in question is the Shamrock Ford Dealership
at 7749 Dublin Blvd., (between Amador Valley & Fwy. 680).
The owner would like to expand the existing body to house a new, state of the art, spray booth.
It seems most practical to line up the new concrete floor line with the existing. However, based
on the August 3, 1983 study and the interpolaliton of it's flood map, the flood plain for the site
is 332.2 (conservatively, or 332.1 optimistically) feet above mean sea level. The floor level of
the existing shop, as shown on existing plans by others, is 332.0. This means that we are
approximately 2" in the flood plain. This seems arbitrary since flood maps are usually drawn at
1"=500' scale; the bench mark or monuments used to set the building might not be the same as
those used for the flood maps; and the existing plans of the building might not reflect what was
actually built.
This site is reasonably safe from flooding and the design of the expansion is conducive with your
flood regulations. Like the existing shop, it is a pre-fabricated steel building with two 3/4" dia.
anchor bolts at each column. I don't believe 2" of flood water will impact the building. As
allowed in your regulation #7.24.18.C.l and 3, we have two openings in the existing walls
allowing floodwaters to enter and exit. The openings are both 18'-0" W x 12'-0" H roll-up
doors., which far exceeds the one square inch per square foot of floor area (31,104 sq.inch vs.
1703 sq.inch). The electric outlets, H.Y.A.c. equipment and the electric within the spray booth
are all several feet above the finished floor so as to prevent water from entering. The
manufacture's representative for the spray booth said that a few inches of water will not damage
his equipment.
The option of an alternate location of the expansion is not feasible in respect to supervision,
accessibility and utilities. The proposed use for the expansion is very compatible with the
existing and anticipated development and should not impact the flood plain management.
4200 East Avenue, livermore, California 94550 (510) 447~4017
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This project went through the site plan approval process without anything said about the
possibility of it being in a floodplain.
We would like to pull our building permits and begin construction as soon as possible. Anything
you can do to assist us will be appreciated.
Sincerely,
~M
Brian Pendley
Architect
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November 2, 1994
Dublin City Council
100 Civic Plaza
Dublin, CA 94568
To Whom It may Concern:
Shamrock Ford, Inc. is in the final stages in procurring the
necessary permits to proceed with an expansion of its existing
body shop. The costs associated with this project have escalated
dramatically. Cne issue that remains unresolved is the floor
elevation of the new addition.
Shamrock Ford, Inc. requests a variance to the flood control
ordinance which would require the floor of the addition to be
2 " a b 0 vet he f I 00 r 0 f the ex i s tin 9 b u i I din g . "~e fee I t his i s a
moot point, unrealistic, and not cost effective. The storm
drains have been more than adequate to handle any volume of water.
In addition, an adjacent drainage ditch owned by the Flood Control
District has never been threatened with any visible water in the
twenty years Shamrock Ford has been in existence.
Please approve this variance so that the floor height of the
expansion is the same as the existing floor height of the body
shop.
Respectfully,
SHAr-iRGCK FORD, HiC.
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Vite.President/GBneral ~anager
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7499 Dublin Blvd
P.O. Box
Dublin, (
510 · 82
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7.24.240
7.24.240 Appeal board.
A. The City Council shall hear and
decide appeals and requests for variances
from the requirements of this chapter.
B. The City Council shall hear and
decide appeals when it is alleged there is
an error in any requirement, decision, or
determination made by the Aoodplain
Administrator in the enforcement or
administration of this chapter.
C. In passing upon such applications,
the City Council shall consider all tech.
nical evaluations, all relevant factors,
standards specified in other sections of
this chapter, and:
1. The danger that materials may be
swept onto other lands to the injury of
others;
2. The danger oflife and property due
to flooding or erosion damage;
3. The susceptibility of the proposed
facility and its contents to flood damage
and the effect of such damage on the
individual owner,
4. The importance of the services pro.
vided by the proposed facility to the com.
munity;
5. The necessity to the facility of a
waterfront location where applicable;
6. The availability of alternative loca-
tions for the proposed use which are not
subject to flooding or erosion damage;
7. The compatibility of the proposed
use with existing and anticipated devel-
opment;
8. The relationship of the proposed
use to the comprehensive plan and
floodplain management program for
that area;
9. The safety of access to the property
in time of flood for ordinary and emer.
gency vehicles;
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10. The expected heights, velocity,
duration, rate of rise, and sediment trans.
port of the flood waters expected at the
site;
11. The costs of providing govern-
mental services during and after flood
conditions, including maintenance and
repair of public utilities and facilities
such as sewer, gas, electrical, and water
system, and streets and bridges.
D. Generally, variances may be issued
for new construction and substantial
improvements to be erected on a lot of
one.half ('/2) acre or less in size con-
tiguous to and surrounded by lots with
existing structures constructed below the
base flood level, providing subsections
C1 through Cll of this section have been
fully considered. As the lot size increases
beyond one.half ('/2) acre, the technical
justification required for issuing the vari-
ance increases.
E. Upon consideration of the' factors
of subsection C of this section and the
purposes of this chapter, the City Council
may attach such conditions to the grant.
ing of variances as it deems necessary to
further the purposes of this chapter.
F. The Floodplain Administrator
shall maintain the records of all appeal
actions and report any variances to the
Federal Insurance Administration upon
request. (Ord. 42-87 S 6.1: Ord. 13 S 1
(part))
7 .24~250 Conditions for variances.
A. Variances may be issued for the
reconstruction, rehabilitation, or restora-
tion of structures listed in the National
Register of Historic Places or the State
348
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RESOLUTION NO.
- 94
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
GRANTING A VARIANCE TO THE FLOOD PLAIN REGULATION
WHEREAS, Shamrock Ford has applied for a variance to section
7.24.180 Dublin Municipal Code (DMC) so as to permit the construction
of an addition to an existing body shop with the floor elevation at
the same elevation as the existing building; and
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WHEREAS, said floor elevation of 332 is approximately .2
foot below the loo-year flood elevation as shown on the Flood
Insurance Rate Map; and
WHEREAS, the city Council considered the factors listed in
Section 7.24.240 C.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council
does hereby grant the requested variance.
PASSED, APPROVED AND ADOPTED this 14th day of November 1994
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
city Clerk
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