HomeMy WebLinkAboutStaff Report STAFF REPORT
Project Manager: Alan Gibbs, P.E., Senior Asst. City Engineer
Email: agibbs@cstx.gov Report Date: February 28, 2006
Project Number: 06-00500009 Meeting Date: March 7, 2006
APPLICANT: David Scarmardo, President of Brazos Gateway Place
Development, Ltd.
REQUEST: Floodway Variance from Section G(1) of the Flood Protection
Ordinance prohibiting encroachment into designated floodways.
LOCATION: 1401 University Drive East, Lot 1, Block 1, The Gateway Phase 2;
Lot 1, Block 1, The Gateway Phase 3; Lot 1, Block 1, The Gateway Phase 4.
PURPOSE: To construct a private access drive with creek crossing consisting of
fill, 3- 10'x7' reinforced concrete box culverts, 2 - 48" RCP culverts and public
waterline improvements.
GENERAL INFORMATION
Property Owner: Brazos Gateway Place Development, Ltd.
Applicable Ordinance Section: Chapter 13, Section 5.G - Special Provisions
for Floodways
G. SPECIAL PROVISIONS FOR FLOODWAYS
Located within Areas of Special Flood Hazard established in
Section 5-B are areas designated as floodways. The floodway is
an extremely hazardous area due to the velocity of flood waters
which carry debris, potential projectiles, and the potential for
erosion; therefore, the following provisions shall be required:
(1) Encroachments shall be prohibited, including fill, new
construction, substantial improvements of existing
construction, structures, manufactured homes, or other
development. Variances requested on this standard shall be
accompanied by a complete engineering report fully
demonstrating that the encroachments shall not result irlany
increase in water_surface elevation or flood "hazard
m
strea , within, or downstream"of the encroachment location.
The engineering report shall conform to the requirements of
the Drainage Policy and Design Standards and shall bear
the dated seal and signature of a registered professional
engineer;
(Ordinance No. 1728 of October 22, 1987)
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PHYSICAL CHARACTERISTICS
Zoning and Land Use
• Subject Property: Zoned R-4 Multi-family and C-1 General Commercial.
A portion of the property is developed as the Gateway Villas.
• North: The City of Bryan's sewer treatment plant is located to the north
with the City Limits being the common boundary line.
• West: Zoned R-3 Townhouse, developed as duplexes
• East: Zoned C-1 General Commercial, undeveloped
• South: Zoned C-1 General Commercial, developed as the Gateway
Shopping Center, and University Drive.
Frontage and Access: The Gateway Phase 3; Lot 1, Block 1, The Gateway
Phase 4 has frontage to University Drive through a private access easement
where the current drive exists.
Topography and Vegetation: Phase Two is currently developed as
condominiums. Phase Four is currently undeveloped. The common lot line
between Phases Two and Four is the center line of the creek tributary. Phase
Four is largely in its natural state and heavily wooded.
Flood Plain: An unnamed tributary of Burton Creek with Base Flood Elevations
as well and Floodway delineation exists on the common lot line of Phases Two
and Four. This tributary discharges in a northerly direction into Burton Creek
main which discharges in an easterly direction. Depictions of the Floodplain and
Floodway are provided in the enclosed Site Plans.
VARIANCE INFORMATION
Background: To participate in the National Flood Insurance Program so that
our citizens can have subsidized flood insurance, the City has adopted the Flood
Protection Ordinance in accordance the associated Code of Federal Regulations
for FEMA. The City has opted to increase the regulations in regard to floodway
encroachments. Tbe_mi u.m requirernents-federal state_lbAt erg gachments
into the floodway are permissible with a zero rise study. The City's regulations
require a variance with the attached criteria as well.
r;
The federal code generally defines the floodway as the channel of a river or
other watercourse and the adjacent land areas that must be reserved in order to
discharge the base flood without cumulatively increasing the water surface
elevation more than a designated height (1 foot). The proposed drive and
waterline creek crossing clearly encroaches into the associated floodway. The
applicant has addressed each of the criteria as well as provided a drainage
analysis which depicts the water surface will not increase above the allowable
floodway elevation.
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ANALYSIS
Special Conditions: The applicant states: "A tributary to Burton Creek crosses
the subject tracts cutting off approximately 7.6 acres of land (proposed Gateway
Phase 4). The only way to access the 7.6 acre Phase 4 is to cross the tributary
creek. This crossing has to be above the 100 year flood stage and provide
access for emergency services. To not allow the crossing will deprive the
applicant of the reasonable use of land."
Hardships: The applicant states: "City Ordinance 13, Section 5.G prohibits
encroachments including fill and new construction within floodway areas without
a variance granted by the ZBA. The literal requirement of the Ordinance would
render the 7.6 acre Phase 4 tract unusable by the applicant."
Alternatives: The applicant states: "None - To gain access to the 7.6 acre
Phase 4 tract, the tributary creek must be crossed."
Recommendation: Staff recommends approval.
The applicant states: "The culvert structure (3- 10'x7' RCB & 2 - 48" RCP) has
been designed in accordance with Section G(1) of the Flood Protection
Ordinance and FEMA regulations as defined by 44 CFR Chapter 1, Parts 60 &
65."
The applicant states: "An engineering report consisting of a hydraulic analysis
has been provided to the City documenting the effects of the culvert on water
surface elevations and flood velocities."
SPECIAL INFORMATION
Ordinance Intent: Chapter 13, Section B states: "It is the purpose of this
chapter to protect, maintain, and enhance the public health, safety, and general
welfare by establishing minimum requirements and procedures to control the
adverse impacts associated with the increased storm water flows generated by
development. It is also the purpose of this chapter to enhance the public health,
safety and welfare by furthering the goals and objectives of the City of College
Station Comprehensive Plan and all of its elements."
Unmitigated encroachments into designated floodways are known to cause
increases in flood levels and the potential for damage from flooding events. As
such they are specifically prohibited.
It is clearly the intent of the Ordinance to prohibit encroachments into the areas
reserved for flood waters. It does not appear that the intent was to prohibit
encroachment into areas that may be above a reasonable flood event, even
though the encroachment would be within the regulatory limits of the floodway.
Number of Property Owners Notified: 23
Responses Received: No responses were received.
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ATTACHMENTS
1. Small Area Map and Aerial Map
2. Application
3. Memo addressing Flood Protection Ordinance Variance Criteria
4. Site Plan Exerpt(provided in packet)
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