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Home My WebLink About~Master - Conditional Use Permit for an alternate method of elevating a residential structure in the floodway at 1204 South 4th StreetCITY OF AMES, IOWA ZONING FBOARI) OfADJUSTMENT iNnut VIATTU'R OFTHE, APPLICATION OF BRENTHAVERKAMP FOR A WNDIT11ONAL USE PERNIFIr, § 9.7(3)(a), ANIE.S MUNICIPAL C'ODE, FOR AN ALTERNATE METHOD OF ELEVATING A RESIDEN'rIAL. syrimcmURE. IN"mE FLOODWAY ONTHE PROPERTY 1, 0 C ATE 1) AT 1204 S. 4 T11 STREET Umm CASE, NO. 14-28 DEC 2 CUYOFAV GEOCODE'NO. 09-10-251-020 DECISION& ORDER A public IlCarill� Was held Oil this application on. November 12.2014. No I-mal action was taken at Ohs in"Gg, so the matter was dell -red until December 10, 2014, at which time the Board referred the matter back to staff for additional intimation and continued the matter to the January 14, 2015 mecting. The applicant is Brent Ilavel-kamp on hchall' of American Healthcare Investment" LLC Fnginccr Scott Renaud of Fox Engineering represcived the applicant bel'ore the Board. City Manner Charlie Kucqcr disMaycd a location map and she plwi Or the project- NAr. Kucmur explained that much of the proposed site lies \\ithin, the Squaw Creck 100-year flood plain (Hoodway I"rhige). Vie luopcoy Owner intends to build two buildings for construction ormulti- ramily apartments. One bauldinp Would include 62 unks xvKh 176 bcdroloms and Me other 72 units with 200 hethmorns. Mr. Kucswr noted that puking will he Immided at the south end of the lot, within the Iloodwy, and is NOW by the underlying) R11 mjhn sul�jcct in conformance with the C'ity's development standards. Mr. I,/,ucstcr explolined that the requcswcl Conditional Use Permit is for an alternative method of mecting, the I'loodway I ! -i '() - 11ge lecluircluent of adl ng fill to) a site to construct Its lowest noor or the bUi ILI ing three r2Ct al)OVC the I 00-\'CaIF flood level (Base Rood ldcvWion d- 3 thet). Mr. KLICS(Cr rurther cNabled that the City of Ames requires that the lo" est floor Of a stnicturc be at Ing BIT Q: Ohs building is proposed as IlFF', -t4, For as residential structure, this elevation must be extended to 18 let around the perimeter of0c WWI. Ile noted Owt the reason for this requirement is often cited as allowing a place for the residents to await evlcuation in the event of a nood- Qn-unercial buildings do not require wi I 8-lboL p0nicter al. 13FE 3. Mr. Kliester inforiiied the board that the applicant is requesting wi alternative methmi of coinpliance for elevating the building to the 13FIl 43 rcqUil-CulCut by llleClhlsL the CICVdtiOH requirenient for the buikhng. but will only, Illect tile Is root perimeter requircmentoil three or tile i'clur sides of each building and plan to build a retaining YvAl hor the rourth side or the MAU, Scott Renaud of FUX enginceing represented the applicant. Ile noted that the intent of the project is to provide flood protection to Riverside Manor. I Ic noted that Riverside Manor was flooded in the bascincrit very badly in 2010. The basement actually Collapsed and it Cost $15 million to fix the basement and make it StIOCtUlUlly Sound so that it COLIICI Withstand flood waters. The apphcall is trying to rwevcnt any potential A noodhg: OAS plan was put together to protectthe lliallor from flooding again. NO Renaud explained that the applicant has an agreement with Maple Wood apartments which alloms alternative emergency access to the building regardless of flood water. Ticy have alma looked at trying to surround Riverside Manor so thatwater can't get to the building. He expressed Out the 2010 flood didn't come prit'narity Rom Squaw Neck but from Hazel and Maple strews. He noted that the way the project has been developed is a comprehensive way to provide Flood safety ror Riverside Manor and is heing, developed in a \.vay that follows the code. lastly, he informed the Ward that they are also putting in , I concrete flood wall to help prevent flooding as opposed to all earthen, grass structure. Mr. Renaud also mentioned that there wondd be no access or cinergency access issues with the deign they have bid out Rw this pro.jcct. Mr. Renaud emphasized that this is a very simple, technical raluest to approve chlwr an earth embankinem with 18 extra feet or a concrete crilbankinerit, right on the flood line. Between meetings, Mr. Renaud submitted Lin additional vaim explanation of the applicant's position. Planning start' revievved the site plan and the applicant has received LqTroval of the initial site plan. Mr. Wester further discussed the site plan and specifications of the request at hand. Ile noted that ill this case. the criteria for a Conditional Use Perrith in the floo&,vay fring,,c is based on 12 OWN tNa the board must consider against the request and decide skedier or not it is in the best interest of the City to approve this ralyins Planning staff recommended approval AT conditions. Over the three meetings in which public hearings took place, numerous neighbors and other citizens ollered statements opposing the application, most citing) concerns that the wall inight, exacerbate flooding ill tile arca. 'I'llis hears was deferred by the board at the December 10, 2014 meeting due to a motion made by the City Council oil December 9, 2014 which deferred action on a minor final plat for a proposed two -lot Subdivision at 1204 S. 4th Street. Council dcrerrcd action on this item and passed a motion referring US item back to staff asking 16r a third party evaluation of the hydraulic cnbcts of the proposed project on die (W-Riverside notighboi-hood north or the site and to explore what level of oversight is needed to ensure tat the project be built as approval. The Board decided to wait to nuke a motion or decision on tile (2onditional Use Permit until after receiving the results or the independent hydraulic analysis of Riverside Amor at 17904 it 40 Street. At the January 14, 2015 Board meeting, Mr. KLiester gave a brief overview of the results of the stud.)', which was conducted in November of` 2014. noting that I-1R Green Was SLI1-)COlItraCtCd With HDR Or a hydraulic analysis of existing conditions to set a baseline For analysis of the bridge deign. 11DR Lised a 2-1) model which provides a more aconirmc hydraulic analysis than the traditional 1-1) Illodel used for the Fl"MA Flood Insurance Study (FIS) that led to the adoption of oral- rc()LII,ItOl'y flood maps. The I IDR model results showed increases in the water Surface level of"I 100-year flood upstream From Sonith Alt Trect or between OAU and 107 of :I RnA (124 to 014 inches). It should be noted that these in.11ribus are preliminary data used fora pro,jcct unrelated to Prairie Village. I lowever, in order to properly evaluate tile impacts of' the Grand Avenue extension. this analysis "as nude to determine the I(Ayear WatCr Surface level I)aSCd on post -fill at Riverside Manor topography. Mr. KLIester noted that the City COLHIC11 considered the 100 Year flood flaw and decided they wanted additional i I I to I. I I la t 10 11. Council deferred their dcclsl(.)n until additional work has been clone to find out the (1111'eFellce h c t, \vecri a pre -fill and post -fill in a 500 year flood event. DECISION The Board considers standards in Ames Municipal Code section 9.7(3)(a)., the t1icts above ,is applied to these standards, the application materials, additional Writtefl, lilf01-11M6011 submitted, and the testimony provided. The Board finds that the application does not erect the standards of' and therefore the application is denied. mm WHERI FORE, IT IS ORDERED that the applicant is Dl.,'NlFD a Conditional Use Permit, section 9.7(3)(a) oil' the Arries Municipal Code, f'()i- an alternate method of elevating a residential StRICtUrC in the floodway oil the property located at 1204 S. 4"' Street. Any person desiring to appeal this decision to a court of' record may clo so within 30 days after the filing ot'll'ils decision. Done this I 4th Lhiv of'January, 2014. . ..... - - --- ---------- ..... ............ .. .... . ........ _.__ . . . . ..... . ................ I 'rin Cain Secretary to the Board - - Sandra Mc.linisey - - .... ha I r