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HomeMy WebLinkAboutPacket for BZA 07-27-20BZA Information Packet City of Carmel – Board of Zoning Appeals - Hearing Officer Meeting Flowing Well Park Improvements Petitioner - Carmel Clay Parks and Recreation Variances to Chapter 10, Article 5 of the Carmel City Code – Carmel Flood Hazard Areas Ordinance. Introduction The proposed project is located at Flowing Well Park which is a public park owned and maintained by Carmel Clay Parks & Recreation. The park is located at 5100 East 116th Street in Carmel. The project scope includes of construction of a restroom building and related utility infrastructure, an expansion of the existing parking lot, new sidewalks, reconfiguration of woodland trails, site furnishings, and park signage. The proposed restroom building and parking lot expansion are located within the regulatory 100-year floodplain but outside of the floodway. Flood-proofing features are incorporated into the design of the restroom building. The project will also stabilize ongoing stream bank erosion and meander propagation within Park property and prevent erosion impacts to the 116th Street right-of-way and associated roadway improvements. Summary of Variances Requested 1. Ordinance Ch. 5 (A) (10) - variance to allow non-permeable pavement systems in Special Flood Hazard Area. Filed as PZ-2020-00104 V 2. Ordinance Ch. 5 (B) (7) (e) - variance to allow an indoor electrical panel to be lower than the Flood Protective Grade but above the Base Flood Elevation. Filed as PZ-2020-00105 V Site and Building Metrics The proposed restroom building, sidewalks, and parking lot expansion are located in the floodway fringe within Zone AE per FEMA FIRM Map Panel 18057C0227G, dated 11/19/2014. Base flood elevation (BFE) = 747.8’ (all elevations are NAVD 88 datum) Flood protective grade (FPG) = 749.8’ (BFE + 2 ft) Finish floor elevation (FFE) of proposed building = 744.6’ Use of proposed building: 2 restrooms with mechanical room for a municipal park Gross square footage of building = 224 sq.ft. Foundation system of proposed building: poured-in-place concrete footings and foundation walls, concrete slab on grade. Construction system of proposed building: concrete masonry units with architectural exterior finish, wood rafter framing and decking for roof. Proposed parking lot expansion is conventional asphalt pavement to match existing parking lot. Proposed sidewalks are conventional concrete pavement to match existing sidewalks. Analysis of Variances Note: all cited references below are contained within Chapter 10, Article 5 of the Carmel City Code. Ordinance Ch. 5 (B) (7) – Accessory Structures 1. The proposed building is classified as an “Accessory Structure”. 2. Subparagraphs (a), (b), (c), and (d) are satisfied by the current design. No variance required. 3. Subparagraph (f) is satisfied by providing 2-way flood vents into each restroom space. No variance required. 4. A variance will be required for subparagraph (e) due to a conflict with the electrical code for height of an indoor electrical panel above the floor. By code, the uppermost circuit breaker cannot be higher than 6.5’ above FFE. Setting the bottom of the 200A, 30-circuit panelboard at FPG would result in the uppermost breaker being approximately 7.7’ above FFE. The proposed design sets the bottom of the proposed indoor electrical panel at 3.3’ above FFE or at an elevation of 747.9’. The electrical panelboard will be above the BFE but not above the FPG. All other mechanical equipment is located above the FPG or is floodproofed against damages due to inundation. Ordinance Ch. 5 (A) – General Standards 1. Paragraphs (1) through (4) and (6) though (9) are satisfied by the current design. No variance required. 2. A variance will be required for Paragraph (5) for the same reason as Ch. 5 (B) (7) (e) above. 3. A variance will be required for Paragraph (10) – “Parking lots, driveways, and sidewalks within the SFHA shall be constructed with permeable materials”. The existing parking lot, driveway, and sidewalks, much of which will remain in place, are not currently permeable pavement systems. The new sidewalks and the parking lot expansion are not proposed to be constructed using permeable pavement systems. The application of permeable pavement systems within an SFHA does not reduce the BFE. Expensive cleaning and maintenance of the permeable pavement systems located in a SFHA after each flooding event is required so that the permeability of those systems is not significantly reduced due to flood sedimentation. 4. Paragraph (11) is satisfied by the current design. No variance required. Fill is not required for the proposed building. The FFE of the proposed building is below the current ground elevation at that location due to ADA accessibility requirements from adjacent pavements. Fill is required for a portion of the parking lot expansion and for the sidewalk leading into the site from 116th Street. However, these fills are more than compensated for and balanced by the streambank stabilization activities along the adjacent sections of Cool Creek. Ordinance Ch. 5 (B) – Specific Standards 1. The gross floor area of the proposed building is less than 400 sq.ft., therefore the provisions of Paragraphs (1) through (6) and (8) do not apply to the subject project. The provisions of Paragraph (7) may apply as discussed above. USGS The National Map: Orthoimagery. Data refreshed April, 2019. National Flood Hazard Layer FIRMette 0 500 1,000 1,500 2,000250Feet Ü86°5'23.29"W 39°57'38.41"N 86°4'45.83"W 39°57'10.84"N SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT SPECIAL FLOODHAZARD AR EAS Without Base Flood Elevation (BFE)Zone A, V, A99With BFE or Depth Zone AE, AO, AH, VE, AR Regulator y Floodway 0.2% Annual Chance Flood Hazard, Areasof 1% annual chance flood with averagedepth less than one foot or with drainageareas of less than one square mile Zone X Future Conditions 1% AnnualChance Flood Hazard Zone XArea with Reduced Flood Risk due toLevee. See Notes.Zone X Area with Flood Risk due to Levee Zone D NO SCREE N Area of Minimal Flood Hazard Zone X Area of Undetermined Flood Hazard Zone D Channel, Culver t, or Storm SewerLevee, Dike, or Floodwall Cross Sections with 1% Annual Chance17.5 Water Surface ElevationCoastal Transect Coastal Transect BaselineProfile BaselineHydrographic Feature Base Flood Elevation Line (BFE) Effective LOMRs Limit of StudyJurisdiction Boundar y Digital Data Available No Digital Data Available Unmapped This map complies with FEMA's standards for the use of digital flood maps if it is not void as described below. The basemap shown complies with FEMA's basemap accuracy standards The flood hazard information is derived directly from theauthoritative NFHL web services provided by FEMA. This mapwas exported on 5/31/2019 at 11:53:34 AM and does notreflect changes or amendments subsequent to this date andtime. The NFHL and effective information may change orbecome superseded by new data over time. This map image is void if the one or more of the following mapelements do not appear: basemap imagery, flood zone labels,legend, scale bar, map creation date, community identifiers,FIRM panel number, and FIRM effective date. Map images forunmapped and unmodernized areas cannot be used forregulatory purposes. Legend OTHER AREAS OFFLOOD HAZARD OTHER AREAS GENERALSTRUCTURES OTHERFEATURES MAP PANELS 8 1:6,000 B 20.2 The pin displayed on the map is an approximate point selected by the user and does not represent an authoritative proper ty location.