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HomeMy WebLinkAboutStaff Report STAFF REPORT Project Manager: Alan Gibbs, P.E., Senior Asst. City Engineer Email: agibbs(a7cstx.go Report Date: September 22, 2006 Project Number: 06-00500197 Meeting Date: October 3, 2006 APPLICANT: VERONICA MORGAN, P.E — Mitchell and Morgan, LLP REQUEST: Floodway Variance from Section G(1) of the Flood Protection Ordinance prohibiting encroachment into designated floodways. LOCATION: 1701 TEXAS AVE S PURPOSE: To enclose an open channel section of Wolf Pen Creek Tributary B with an extension of 455 feet of an 8 ft x 5 ft reinforced concrete box culvert. GENERAL INFORMATION Property Owner: New Plan Excel 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 in any increase in water surface elevation or flood hazard up- stream, 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; O:\group\deve_ser\stfrpt\zngstfipt\honda.doc PHYSICAL CHARACTERISTICS Zoning and Land Use • Subject Property: C-1 General Commercial Zoning with an RDD (Redevelopment District) Overlay. • North: The site to the north is undeveloped. • West: The site to the west is developed as Culpepper Plaza. • East: George Bush Drive East bounds this site to the east. • South: The site to the south is also developed with commercial uses including a Fuddruckers Restaurant. Frontage and Access: As noted, this site fronts on George Bush Drive East. Topography & Vegetation: This site exists as a fully developed office use with the subject drainage system conveyed by a vegetated, open channel section in the rear of the site. The topography is gently sloping to the channel. Flood Plain: Special Flood Hazard Area as defined by FEMA is present on the subject site with both base flood elevations and floodway designations. 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. The minimum requirements federal state that encroachments into the floodway are permissible with a zero rise study. The City's regulations require a variance with the attached criteria as well. 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. ANALYSIS Special Conditions: "The Culpepper is undergoing redevelopment. In trying to redevelop they have secured on an anchor tenant, Kohls. The Kohls building configuration requires that the rear drive aisle that provides fire, sanitation, and delivery truck circulation be pushed farther back or generally to the east. This O:\group\deve_ser\stfrpt\zngstfrpt\honda.doc property, however, contains a small tributary of Wolf Pen Creek and this creek prohibits the construction of the circulation driveway. Additionally, the design of the box culvert and the associated drive aisle will be such that there is no rise in the existing floodway and the drive aisle (similar to Fuddruckers parking lot) will act as an emergency overflow weir directing through this route rather than to the buildings." Hardships: "This tributary is located such that the drive aisle cannot be moved unless it is placed in a box culvert similar to that which exists under the Fuddruckers parking lot." Alternatives: "None — because we are dealing with an existing center the options are limited, the depth and size of Kohls is such that the building onsite access and circulation would be challenging if the Kohls building was extended to the front rather than the back. The building offset would require that the Kohls building extend into the existing front drive aisle, thus closing this circulation route. This would then cause fire access concerns and extreme difficulty in attracting future tenants." Recommendation: Staff recommends approval. 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: 8 Responses Received: No responses were received. ATTACHMENTS 1. Small Area Map and Aerial Map 2. Application 3. Sign Description 4. Site Plan (provided in packet) O:\group\deve_ser\stfipt\zngstfipt\honda.doc STAFF REPORT Project Manager: Crissy Hartl Report Date: September 8, 2006 Email: chartl@cstx.gov Meeting Date: September 21, 2006 Project Number: 06-00500183 Item: Public hearing, presentation, possible action, and discussion on a Final Plat - Replat for Culpepper Plaza Addition consisting of 3 lots on 22.396 acres located at the Culpepper Plaza shopping center, generally located on the east side of Texas Avenue between Dominik Drive and Harvey Road. Applicant: Veronica Morgan, Agent for the Owner Staff Recommendations: Staff recommends approval of the final plat. Item Summary: This item is for consideration of a Final Plat— Replat for the Culpepper Plaza shopping center. The applicant is replatting this property in preparation for a redevelopment project that will include revitalizing the existing buildings and will also include the development of a new structure for a department store. Culpepper Plaza occupies most of the area bound by Texas Avenue, Harvey Road, George Bush Drive East, and Dominik Drive. Other uses in this area are general commercial uses and drainage. Sidewalks have been provided along Texas Avenue by TxDOT in conjunction with Phase I of the project to widen the street. Sidewalks along Harvey Road and Dominik Drive do not exist, but will be required for this project. This property will continue to have access from existing driveways off of Dominik Drive, George Bush Drive East Texas Avenue, and Harvey Road. According to TXDoT, the Texas Avenue widening project will not include a median cut for this development. Comprehensive Plan Considerations: The Land Use Plan designates this area as Redevelopment and Floodplain and Streams. The Thoroughfare Plan identifies George Bush Drive East as a minor arterial and Harvey Road and Texas Avenue as major arterials. Portions of Dominik Drive are also identified as minor arterial, but the segment that bounds the subject property is not classified. All lots will share access and parking granted as noted on the plat. This Replat is in compliance with all Subdivision Regulations. Item Background: This area was annexed in 1956 and was platted as Culpepper Plaza in 1969. On April 27, 2006 City Council approved the Redevelopment District Overlay for this property. Significant development, redevelopment and street improvements are occurring in the vicinity of the property. Budgetary & Financial Summary: None requested. Related Advisory Board Recommendations: Parks Board: None Commission Action Options: The Commission has final authority over the final plat. The options regarding the final plat are: • Approval • Denial INFRASTRUCTURE AND FACILITIES Water: The subject property is supported by various public water mains of various sizes. Sewer: The subject property is supported by various public sanitary sewer mains of various sizes. Streets: Texas Avenue is Major Arterial and is being widened by TxDOT. Harvey Road is also a Major Arterial. The development also has frontage along Dominik Drive, but the portion of Dominik Drive that bounds the subject property is not classified on the City's Thoroughfare Plan. Off-site Easements: Judging by the site layout that was submitted by the applicant there will be the need to relocate utilities, abandoned easements, and dedicated easements. Drainage: The subject property is in the Wolf Pen Creek Drainage Basin. Judging by the site layout that was submitted by the applicant the issue of FEMA Floodplain/Floodways will need to be dealt with at the time of the site plan submittal. Floodplain: The subject property does encroach into the floodplain/floodway identified on the FEMA FIRM Panel 144C. Oversize request: N/A Impact Fees: Not in an impact fee area. Supporting Materials: 1. Small Area Map (SAM) and Aerial Map 2. Application 3. Copy of Final Plat (provided in packet)