Decatur board grants stream-buffer variance for property at 3 22nd; owner to raise rebuilt house above floodplain

The Decatur Board of Zoning Appeals approved a stream-buffer variance that allows grading and limited disturbance necessary to demolish and rebuild a residence on the property referenced in the application as 3 22nd Avenue/Street.

Civil engineer Daryl Johnson of JDM Consultants, speaking for property owner Karen Russell, explained the plan is to remove the existing house that encroaches into the 50-foot stream buffer, pull the new footprint out of the 50-foot buffer where possible, and reduce overall impervious surface in the most sensitive buffer areas. "We will make sure that we focus our attention on staying above the flood plain so the house is somewhat sit on stilts a little bit," Johnson said, adding that the team intends to elevate the rebuilt structure about 3 feet above the 100-year floodplain.

Board members and staff discussed the scope of disturbance (both the 50- and 75-foot buffer zones were mentioned) and emphasized that the variance does not remove subsequent regulatory reviews. Staff noted the stream-buffer variance "runs with the land" and that stormwater and state reviews will evaluate grading, fence replacement, and final design during permitting. A staff comment read an emailed suggestion from Tricia Appleton that the city consider purchasing the lot for permanent natural landscaping to protect water resources; staff placed the email in the record but noted the property is in private ownership.

After questions about grading, floodplain elevation, and future permitting steps, a board member moved to approve the stream-buffer variance conditioned on plans consistent with the application; the motion passed by voice vote. The transcript indicates the board approved the motion without a roll-call tally in the record provided.

Next steps: The applicant must submit the detailed plans that will be reviewed by city stormwater staff and state reviewers at permitting. Elevation requirements to address flood-insurance and lender standards will be part of subsequent approvals.