Flooding and Fill <br />A repeated concern in submitted testimony is in regards to the potential exposure of the <br />proposed development to flooding. Subsequently, some testimony has called into question <br />whether significant fill will be required to build in the flood prone areas, effectively raising the <br />apparent height of the development as experienced by neighbors. In other words, a proposed <br />building which meets the height requirement as measured at grade may actually appear taller if <br />that building is set on a raised area of fill. <br /> <br />Special Flood Hazard Area <br />The Federal Emergency Management Agency (FEMA) has issued a Letter of Map Amendment <br />dated September 28, 2017, Case No. 17-10-1873A regarding the subject property. A Letter of <br />Map Amendment (LOMA) is an official amendment, by letter, to an effective National Flood <br />Insurance Program (NFIP) <br />Special Flood Hazard Area (SFHA). LOMAs are usually issued because a property has been <br />inadvertently mapped as being in the floodplain, but is actually on natural high ground above <br />the base flood elevation. Using information submitted and the effective National Flood <br />Insurance Program (NFIP) map, FEMA determined that the property is ƓƚƷ located in the Special <br />Flood Hazard Area. To view the Letter of Map Amendment, see Attachment D. <br /> <br />Regardless of the FEMA determination, development <br />outright in floodplains. In Eugene, a floodplain permit may be obtained for development <br />activities in the SFHA. Additional building code requirements may also apply. <br /> <br />Use of Fill and Building Height <br />In response to concerns related to potential fill on the site, Public Works Engineering staff have <br />reviewed the Grading Plan provided on Sheet C4.0 indicating that no significant amounts of fill <br />are proposed to be placed on the site as part of this development application. <br /> <br />The FEMA Letter of Map Amendment was based on an analysis of existing topography of the <br />site, and ƓƚƷ ĬğƭĻķ ƚƓ ƷŷĻ ƦƩƚƦƚƭğƌ ƚŅ ğƓǤ ŅǒƷǒƩĻ Ņźƌƌ. To view the Letter of Map Amendment, <br />see Attachment XX to the June 2018 staff report. <br /> <br />Eminent Domain on Lombard Street and Fir Lane <br />staff finds that there are no projects identified that would trigger considerations for an eminent <br />domain process. As platted, the right-of-way along Lombard Street is at least 40 feet in width <br />allowing for ample pavement widening if needed in the future without additional right-of-way. <br />Staff are aware of the pinch-point areas with less than 20 feet of paved surface on Lombard <br />Street. Public Works points out that limited paving width does not prohibit two-way traffic. <br /> <br />The applicant is proposing to extend Lombard by dedicating the additional Lombard right-of- <br />way on their site and constructing the street to City standards through a separate Publically- <br />Engineered Private-Improvement (PEPI) permit, thereby meeting connectivity standards. <br /> <br />