Augusta BZA OKs variance to place fill in floodplain for proposed industrial site at 1475 Doug Bernard Parkway

The Augusta Board of Zoning Appeals voted to approve a variance allowing fill to be placed in a special flood hazard area at 1475 Doug Bernard Parkway to enable a proposed industrial redevelopment. The board approved the request by show of hands with no recorded opposition; a board member moved to approve and another seconded the motion.

Staff said the variance would allow approximately 40,000 cubic yards of fill to be placed within the special flood hazard area on a 65.58-acre parcel and that the overall project would bring roughly 401,000 cubic yards of fill onto the full site, with 40,000 cubic yards specifically inside floodplain boundaries. Brian Kepner, zoning administrator, told the board that about 17.81 acres of the property lie within Zones AE and X and that the determined base flood elevation for the property is 127.65 feet above mean sea level. Kepner said proposed buildings would be required to have finished floor elevations at least three feet above that base flood elevation.

The development team representative, Bob Zock, testified that the project team has worked to minimize impacts to floodplain and wetland “fingers” on the site by shifting parking and access points and that the fill material would be structural fill meeting the project geotechnical specifications. When asked where the fill would come from, Zock said the material would be trucked in and would meet the geotechnical engineer’s requirements, but he did not identify a source quarry or plant.

Planning staff recommended approval of the variance as consistent with the flood damage prevention ordinance, subject to four conditions: (1) allow up to 40,000 cubic yards of fill within the special flood hazard area; (2) require the development to comply with all applicable city development standards and regulations, including the flood prevention ordinance at the time of development; (3) include the submitted no-rise certification as part of the site-plan review submittal; and (4) make clear that approval of the variance does not constitute approval of the conceptual site plan and that site-plan approval must be obtained prior to construction. Staff reported no court inquiries had been received concerning the application.

Staff discussed the ordinance criteria the board must consider, including whether compacted and sodded fill might be swept into other lands, the danger to life and property from flooding and erosion, the susceptibility of the proposed facilities to flood damage, and impacts to downstream floodplain functions. Kepner said the project includes stormwater detention capacity intended to mitigate velocity, duration and sediment transport and that no wave action is anticipated at the site. The parcel’s existing topography ranges from about 120 to 144 feet above mean sea level. A small brick and metal building on the site has been demolished, leaving slabs and pavement remnants.

The board’s approval was recorded without opposed votes. The staff conditions require the no-rise certification and subsequent site-plan review before construction may begin; the applicant was noted as agreeable to those conditions. Letters confirming the decision will be mailed to the applicant.