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Home My WebLink AboutStaff Report STAFF REPORT Project Manager: Alan Gibbs, P.E., Senior Asst. City Engineer Email: aaibbs@cstx.go Report Date: September 22, 2006 Project Number: 06-00500199 Meeting Date: October 3, 2006 VIP APPLICANT: Kevin Gaskey, P.E., Kimley-Horn (-1.7v- 'POVe+4;1 ( Coe rs 8 Li Ve Atte f re is L-tem, w► [gyp wok, A� ✓� Q Ott w� vu�� IREQUEST: Floodway Variance from rfion..G.(:.1,,.)_of tree Flood Protection Ordinanc ibiting encroachment into designated floodways. Ar / 214 C LOCATION: 1725 HARVEY MITCHELL PKWY S SSM tV E C t' c✓ um,0,,','k- PURPOSE: To construct a private access drive with creek crossing consisting of a 60 foot 2 bridge crossin%4o '` - t a.. , o' ►�-y(.% • toov, • alma (i(A_ 1itf') �- l7yl�, , G RAL INFORMATI• ` 1� r' - , '- �/ e - Property Owner: The Dovetail Companies 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 ,'µ ' substantial improvements of existing construction, structure , �" manufactured homes, or other development. Variances equested 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 upstream, 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; PHYSICAL CHARACTERISTICS pal ,r'"' Zoning and Land Use '(frO w . 9 ,\,\, , Subject Property: Zoned R-4 Multifamily and C-1 General Commercial. ) • North: Apartments fronting on Southwest Pkwy z - Ifamily) are to the north of site. • West: Wellbom Road is to the west of site. • East: R-1 Single Family Residential developed as A&M Consolidated High School is to the east of the site. • South: Harvey Mitchell Pkwy is to the south of the site. Frontage and Access: As noted, this site fronts on Southwest Parkway, Wellbom Road, and Harvey Mitchell Parkway. Additionally, there is temporary, secondary fire access through an N04 existing, adjacent apartment complex to Southwest Parkway. This secondary access will cease upon completion of the subject drive connection to Harvey Mitchell Parkway. Topography & Vegetation: This site has previously been undeveloped, though largely open pasture and is not heavily wooded. Th si traversed by a Bee Creek Tributary B. A tree 011° line exists following the creek. The tra t'Sias�is gentle slopes draining to the creek. The "rear" portion is currently being developed as apartments and the "frontage" is anticipated as commercial as zoned. Flood Plain: Special Flood Hazard Area as defined by FEMA is present on the subject site with both base flood elevations and floodway designations. , v akt k • ��,, tie ie i vir . _ ANCE INFORMATION Backgroun.: _ •articipate in the National Flood Insurance Program so that our citizens can have subsidized floc). _ ance, the City has adopted the Flood Protection Ordinance in accordance the associated v.= • Federal Regulations for FEMA. The City has opted to increase the regulations in regard to •:. ay encroachments. The minimum requirements federal state that encroachments into the floe. . are permissible with a zero rise study. The City's regulations require a variance with the attach-• 'teria as well. The federal code generally defines the floodway as the channel o . 'ver or other watercourse and the adjacent land areas that must be reserved in order to discharge -- base flood without cumulatively increasing the water surface elevation more than a designated it (1 foot). The proposed drive and waterline creek crossing clearly encroaches into the associate. '.dway. The applicant has addressed each of the criteria as well as provided a drainage analysis , hich depicts the water surface will not increase above the allowable floodway elevation." t TCLWA-S Cti=j ANALYSIS ( 1Icr G , ,4, VANAv16 Special Conditions: 'The developer is requesting this variance to allow for the construction of a bridge crossing to provide site access to the multifamily site. This second point of access is needed for fire safety and circulation needs of the project." Hardships: "Section 5 G. (1) of the Flood Hazard Protection Ordinance for the City of College Station states that encroachment on the floodway is not permitted unless an engineering report can document that there are no rises in the floodplain elevation. Enrcroachment on the floodway is necessary for this project to allow an access road to be constructed connecting the proposed development to Harvey Mitchell Parkway. This drive is required to provided proper access and avoids an undue hardship on the property. Without the access drive, the property owner would be denied reasonable use of the land. Alternatives: There are no other alternatives if the apartment complex is to access Harvey Mitchell Parkway as the surrounding properties are developed and the fire code requires a permanent second remote fire access. Recommendation: Staff recommends approval. SPECIAL INFORMATION Ordinance I = i t: Chapter 13, Section B states: "It is the purpose of this chapter to protect, maintain, and enh- • e the public health, safety, and general welfare by establishing minimum requirements and proc-• res to control the adverse impacts associated with the increased storm water flows generate. • development. It is also the purpose of this chapter to enhance the public health, safety and w- .re by furthering the goals and objectives of the City of College Station Comprehensive Plan and a •f its elements." Unmitigated encroachments into designate. •odways are known to cause increases in flood levels and the potential for damage from floodin• -vents. As such they are specifically prohibited. It is clearly the intent of the Ordinance to prohibit encroachm- - s into the areas reserved for flood waters. It does not appear that the intent was to prohibit en. oachment into areas that may be above a reasonable flood event, even though the encroach - t would be within the regulatory limits of the floodway. \\op_ FNumber 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)