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ACTION SUMMARY OF FLOODPLAIN BOARD MEETING

TOWN OF SNOWFLAKE
HELD 01-24-12

A motion was made by Willis and 2^nd by Poscharsky to approve the variance for the property located at 1121 North Apple Blossom Lane to Section 13-5-1.C.5.b.ii of Title 13 Floodplain Management of the Snowflake Town Code, relating to Detached Garages and Accessory Structures with the stated conditions:

1. The National Flood Insurance Program allows for the wet floodproofing of structures with certain uses such as detached garages, accessory structures, and agricultural structures.
2. Wet floodproofing is defined as permanent or contingent measures applied to a structure and/or its contents that prevent or provide resistance to damage from flooding by allowing flood waters to enter the structure.  These measures are intended to counteract hydrostatic pressure on the walls, surfaces, and supports of the structure by equalizing the interior and exterior water levels during a flood.   Wet floodproofing requires:
   1. Bottom of flood openings no higher than one foot above the adjacent grade.
   2. There must be a minimum of two flood openings on different sides of each enclosed area.  If the structure has more than one enclosed area, each area must have openings on exterior walls to allow floodwater to directly enter and exit.
   3. A minimum of two openings must have a total net area of not less than one square inch for every square foot of enclosed area that is subject to flooding.
   4. Any screen, grates, grilles, fixed louvers, or other covers or devices must not block or impede the automatic flow of floodwaters into and out of the enclosed area.  Standard foundation air ventilation devices that can be closed manually must be disabled in the open position to allow for automatic entry and exit of floodwaters. 
   5. Insect screens that do not impede the entry or exit of floodwaters are allowed and do not affect the determination of the net open area.
3. All building materials below the RFE must be flood damage-resistant.  Flood damage-resistant material is any building product capable of withstanding direct and prolonged contact with floodwaters without sustaining significant damage.  Prolonged contact means a period of at least 72 hours and significant damage means damage requiring more than cosmetic repair.  The requirement for flood damage-resistant material applies to structural and finish materials, as well as, fasteners and connectors.  Allowable materials below the RFE are discussed in “Flood Damage-Resistant Material Requirements, FEMA Technical Bulletin 2, 2008.  Without independent certification from a registered engineer, surveyor or architect of the RFE, flood damage-resistant material shall have a minimum height of 36-inches above the existing grade of the slab.  
4. All HVAC or mechanical, electrical, or other utility systems and components must be elevated at or above the RFE. Without independent certification from a registered engineer, surveyor or architect of the RFE, all above mentioned components shall have a minimum height of 36-inches above the existing grade of the slab.  No wastewater service or facilities may be installed to or in the structure.
5. Only incidental grading is allowed.  The finished pad for the structure shall not be more than eight inches (8”) or 0.67 feet above the highest adjacent grade.  However, no fill shall be placed that has an impact on adjacent properties such as diverting, obstructing, or retarding flow. 
6. The structure must be adequately anchored to prevent flotation, collapse, and lateral movement.  A minimum requirement to prevent collapse is that the foundation shall be 1.50 feet below the lowest adjacent grade to limit scour or the undermining of the foundation.  
7. All storage of herbicides, pesticides, fertilizers, or other caustic or toxic materials shall not be allowed below the RFE.  Other stored items or materials must be placed or secured in such a manner to prevent those items or materials from being swept on to other lands to the injury or others.
8. There is no impact to access to the property because of a variance.
9. There is no impacts to providing governmental or public service

 The degree of flood protection required by Title 13, Floodplain Management, Snowflake town Code is consider reasonable for regulatory purposes and is based on scientific and engineering considerations.  Larger floods can and will occur on rare occasions.  Flood heights may be increased by manmade or natural causes.  This Title does not imply that land outside the areas of special flood hazards or use permitted within such areas will be free from flooding or flood damages.  Title 13 shall not create liability on the part of the Town, any officer or employee thereof, the State of Arizona, or the Federal Emergency Management Agency, for any flood damages that result from reliance on this Title or any administrative decision lawfully made thereunder.

  Finally, if this variance is approved, the owner of the property may be subjected to increased premium rates for flood insurance and may be ineligible for the exchange of state land pursuant to the flood relocation and land exchange program. 

 Motion passed; unanimous

Town of Snowflake
81 West 1st South
Snowflake, Arizona 85937
(928) 536-7103
(928) 536-2539 FAX 
info@ci.snowflake.az.us