HomeMy WebLinkAboutSpecial 2003-06-23 Item 4A - Motion - Variance to Flood Ordinance for Wet Floodproofing of Starfire Sports Athletic CenterJi
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Meeting Date 1
6/23/03
1908 I
COUNCIL AGENDA SYNOPSIS
Meeting Date
6/23/03
CAS Number: 03-088
Agenda Item Title: Variance for Wet
Council
03-08 a
Initials
Prepared by 1 Mayor's review 1 Council review
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ITEM INFORMATION
Original Agenda Date: June 23, 2003
Floodproofing Starfire Athletic Center
Admin. Public Works
ITEMNO.
Special
Meeting
1 Q
The City participates in the National Flood Insurance Program and this requires that all new
development within flood hazard areas meets federal standards. Wet floodproofing is allowed
in certain situations and lets floodwater inundate the structure. Starfire proposes to wet
floodproof the soccer complex by allowing floodwaters to enter the structure and elevate the
offices, restrooms, and concession area. The remainder of the structure would be allowed to
flood and would be constructed with materials that withstand flood damage. Since this is not
the standard established by FEMA or included in our City Ordinance, a variance must be
issued.
Forward to Council for approval.
Same as sponsor.
Same as sponsor.
RECORD OF COUNCIL ACTION
Action
APPENDICES
Meeting Date 1 Attachments
6/23/03 I Information Memo dated June 17, 2003
Resolution
Utilities Committee Meeting Minutes from June 17, 2003
TO:
FROM:
DATE:
SUBJECT:
ISSUE
BACKGROUND
ANALYSIS
MEMORANDUM
Mayor Mullet
Public Works Director
June 17, 2003
Wet Flooduroofinu Variance Starfire Athletic Center
Provide a variance to Flood Ordinance No. 1462 to allow Wet Floodproofing of the Starfire
Athletic Stadium within Fort Dent Park.
The City of Tukwila participates in the National Flood Insurance Program. This program
requires the City to adopt floodplain management standards and a floodplain construction
permit process to ensure that all new development and redevelopment within flood hazard
areas meets federal standards. These standards stipulate that when development is proposed
within a flood hazard area, the base flood elevation may not be increased and that all structures
must either be elevated or floodproofed one foot above the base flood elevation.
Floodproofmg is not allowed for residential construction.
The FEMA standard for floodproofmg is a method known as dry floodproofmg. Dry
floodproofmg requires that the structure is watertight one foot above the base flood elevation
and prevents the inundation of floodwaters into the structure. Wet floodproofmg is allowed for
certain situations and is accomplished by letting flood water inundate the structure. The
structure is constructed of materials that will not be damaged by floodwaters to an elevation
one foot above the base flood elevation. All materials subject to damage must be located above
this elevation. Since wet floodproofing is not the standard established by FEMA or included
in our City Ordinance, a variance must be issued.
City staff have reviewed FEMA guidelines, the City's Flood Ordinance, and sought guidance
from the Department of Ecology who administers flood control issues for FEMA, and
determined that wet floodproofmg is permitted under limited situations. These situations are:
The applicant desires to wet floodproof.
Notification to the applicant that a variance will not alter the actuarial rating of a
structure for flood insurance purposes.
That a lesser degree of floodproofmg will not subvert the goals of flood plain
management.
Jim Morrow
Page 2
June 17, 2003
That the structure must be protected to the maximum extent possible using an
appropriate alternative flood protection technique.
Providing dry floodproofing would cause an exceptional hardship.
A variance is obtained permitting this method.
The Starfire Athletic Center is a large soccer complex containing two soccer fields, restrooms,
offices, and a concession area. The fields are proposed to be located approximately 4 feet
below the base flood elevation. Starfire proposes to wet floodproof this structure by allowing
floodwaters to enter the structure and elevating the offices, restrooms, the concession area, and
all components subject to flood damage one foot above the base flood elevation. The
remainder of the structure would be allowed to flood and would be constructed with materials
that withstand flood damage.
RECOMENDATION
It is recommended that a variance be granted to the City's Flood Ordinance to allow wet
floodproofmg of the Starfire Athletic Center.
(P:alice\Starfre Wet- Floodproofing)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, ALLOWING FOR THE ADMINISTRATIVE VARIANCE TO
TUKWILA MUNICIPAL CODE CHAPTER 16.52 AND ALLOWING FOR THE WET
FLOODPROOFING OF THE STARFIRE ATHLETIC CENTER.
WHEREAS, the City of Tukwila has entered into an agreement with Starfire Sports to develop and
operate park athletic, recreation and associated facilities at the Fort Dent Park; and
WHEREAS, portions of Fort Dent Park are within the Green River floodplain; and
WHEREAS, the City of Tukwila participates in the National Flood Insurance Program and this
program requires the City to adopt floodplain management standards and a floodplain construction permit
process; and
WHEREAS, the proposed Indoor Athletic Center does not meet the federal standards for floodplain
construction in accordance with Chapter 16.52 of the Tukwila Municipal Code, dry floodproofing
methods must be used; and
WHEREAS, Starfire Sports has requested a variance that would allow for wet floodproofing of the
Indoor Athletic Center, an acceptable alternative under limited situations; and
WHEREAS, The City of Tukwila has adopted the U.S. Army Corps of Engineers Flood Proofing
Regulations, the Federal Emergency Management Agency (FEMA) Floodproofing Standards, and the
Federal Insurance Administration (FIA) Regulations which allow the City to grant wet floodproofing
variances to those standards and requirements if certain criteria are met as found in FIA Section 1010.6(a)
of FIA Regulations; and
WHEREAS, the proposed Starfire construction meets all of the FEMA wet floodproofing variance
criteria, to wit: wet floodproofing will not alter the actuarial rating of the Athletic Center for flood
insurance purposes, will not subvert the goals of flood plain management, the Athletic Center will have
elevated offices, restrooms, and concession area, and all components subject to flood damage will be at
least one foot above the base flood elevation, and the federal standard (dry- floodproofing) would cause an
exceptional financial hardship;
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
DO HEREBY RESOLVE AS FOLLOWS:
Section 1. The above Whereas recitals are herein adopted as findings of fact.
Section 2. The Public Works Department is hereby authorized to grant a flood zone permit allowing
for wet floodproofing of the Starfire Athletic Center. Wet floodproofing shall be an administrative
variance to Tukwila Municipal Code 16.52 due to the compelling public policy reasons stated above.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a
Regular Meeting thereof this day of 2003.
ATTEST /AUTHENTICATED:
Jane E. Cantu, CMC, City Clerk Pam Carter, Council President
ROVED AS TO BY:
Office of the City Attorney
Resolution Starfire 6 /19/03.doc
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City of Tukwila
Washington
Resolution No.
Filed with the City Clerk
Passed by the City Council:
Resolution Number:
Present: Pam Linder, Chair; Joan Hernandez, Richard Simpson
Jim Morrow, Brian Shelton, Mike Cusick, Gail Labanara, Frank Iriarte, Pat
Brodin, Lucy Lauterbach
Sewage Lift Station #12 This project, which is the first phase of a two -phase deal, has been
completed and is under budget. There was one change order to add traffic loops that had been
removed, but there was also a reduction in quantities of materials used, so the price was good.
This phase did the excavation and undergrounding work. The next phase will put in new pumps
and motors. Recommend to consent asenda of June 23 meeting.
Annual Water Ouality Renort Federal rules dictate an annual water report should go out each
year. Pat has some changes in mind for next year's report. He also said he will contact the citizen
who complained about water at her house during citizen comments Monday night. Information.
303 Facilities Status Update Jim and Gail have a long list of all the city work that is being done
on buildings around the city. Jim explained what they work on is decided by budget, manager's
time, and the priority a project has. The Council/court room information may come back in a
month, with costs associated with all the potential features. The committee said they'd like
quarterly 303 Facilities Status updates.
Starfire Variance As land near the river is on a floodplain and the City follows federal rules
regarding such, any developments near the river must also generally follow the FEMA standards.
Though there are fields in his building, the Starfire has put offices and restrooms above the
floodplain. Still, their building will require a variance. Pain was reassured when Jim said they
must show an official request for a variance; their insurance must cover them for flooding; and
they will hold the city harmless in case of a flood. Information.
Solid Waste Interlocal The County is raising garbage rates to pay for their Cedar Hills dump.
Tukwila is one of a number of cities that are requesting negotiations on their interlocal
agreements with King County for garbage. There is a short window when the interlocal can be
opened; it must be opened by month's end. The City has sent a letter requesting the opening.
Information.
'UJ LCommittee chair approval
Utilities Committee
June 17, 2003