4 - Call Up: 350 Ponca Pl - Floodplain Variance (LUR2008-00065) 1~~1 I'; 1-I O ll A :V U U 1~ I
TO: Planning Board
FROM: Katie Knapp, Civil >?ngineer, Floodplain and Wetlands Permitting
llA'1'E: .}uly 3 t, 2008
SU13JN,C~1": Call tip Item: 350 Ponca P1,
Floodplain Variance (L11R2008-OOU65}
This decision may be called up before Planning Board on or before
August 13, 2008.
A Floodplain Variance was approved by Planning and Developsicnt staf~l'on July 30,
2008. "I~he variance is for an addition of 10,800 square feet to the existing 586,5<0 square
foot Frasier Meadows Retirement Community structure. A portion of the existing
structure is located within the high hazard zone of South Boulder Creek. "l he two-story
addition is located outside of the 100-year floodplain and wil I provide a separation
between the main entrance a~Id the service entrance, an expanded administrative suite, an
unproved kitchen and additional dining venue choices for the residents. No additional
dwelling units will be added.
"I-his floodplain variance was approved by Planning and Development Services staff on
July 30, 2008, and the decision may be called up before Planning Board on or before
nugust I3, 2U08. `There is one Planning Board meeting within the 14-day call-up period
on August 7, 2008. Questions regarding this I'(oodplair7 Variance should be directed to
I{at.ie Knapp in Planning and Development Services at 303-441-3273 or
l<nappk~crbouldercolorado.gov.
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CITY OF BOULDER
~u FLOO D PLA IN VARIA~iC H,
Effective Date: July 30 2008 Flood Variance No: I,UlZ2UU8-00065
Location/Address: :i50 Ponca Place -Frasier Meadows Retirement Community
Property Owner: Frasier Meadows Manor, Inc.
Applicant: Vince Aorreca (303) 447 - 9854
Floodplain Designation: South ~3oulder Creek, lli~h Hazard 7.oue, 100-year Floodplain
PROJECT/Ac`rIV11~Y DESCRIPTION: "['he project includes a 10,800 square f~~ot addition (o the
existing st?1lcture to provide a sepal
anon between the main entrance and the service entrance, an
expanded administrative suite, an improved kitchen and additional dining venue choices for the
residents. No additional dwelling units will be added. The South Boulder Creek Restudy
Iloodplain mapping that was adopted in January of 2008 shows a portion of the existing building
to be within the high hazard flood zone. The two-story addition is located outside of the 100-
year floodplain and will be at the same elevation as the existing finished floor. Floodplain
rcgulatlOnS ii0 not allow CXpanSlOnS t0 CX1Stln4`.; ti3iilldings Wlthill the high hazard zone. Slncc a
portion of the existing building is within the high hazard •rone, the addition would not be allowed
even though the addition is outside of the floodplain. The applicant requests a variance to the
Iloodplain regulations to allow the proposed addition. No increase in the risk to life sa[cty is
anticipated.
I3;~ti[ti (>I~ AYPROV,IL: The applicant is requesting a variance to the requirements of Chapter 9-3-
5, "1Zegulations Governing the High Hazard Zone," Boulder Revised Code 1.981 (B.R.C.), which
prohibit the expansion or enlargement of an existing structure intended for human occupancy
located within the high hazard zone. ~1 variance from floodplain requirements may be approved
subject to meeting the pro~~isions set 1~~rtl~ under Section 9-3-7, "Variances," 13.R.C.
The project represents an addition of floor area of less tl-fan ten percent of the existing floor area
of 586,560 square feet. The addition is not expected to create an increased threat to Life in the
floodplain, since the current use of the structure is not changing and there is no planned increase
in the number of dwelling units. The addition is not likely to increase flood hazards since the
addition is located approximately 125 .feet outside of the 100-yeal• floodplain. The addition will
be in conformance with FEMA requirements.
Staff finds that the proposed project/activitymeeu the intent of Section 9-1-1, "Legislative
Intent," Boulder Revised Code 1981 (B.R.C.), and provisions of Section 9-3-7, "Variances,"
13.R-C.
CONDI"PIONS:
1. Du11ng the life of this stnzeture, the eutnulative total of variances may not exceed ten
percent of the structure's floor area.
s~0 Po,ua place LliR200R-00065
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