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HomeMy WebLinkAboutStaff Report STAFF REPORT Project Manager: Alan Gibbs, P.E, City Engineer Report Date: November 26, 2007 Email: agibbs@cstx.gov Meeting Date: December 3, 2007 Project Number: 07-00500243 APPLICANT: COCS - PARKS DEPT (David Wood) REQUEST: Floodway Variance from Section G(1) of the Flood P prohibiting encroachment into FEMA designated floodways. LOCATION: 1601 STALLINGS DR (Oaks Park) PURPOSE: The City of College Station Parks Department is plat covered pavilion and reconstructing the basketball court. GENERAL INFORMATION Property Owner: The City of College Station Applicable Ordinance Section: Chapter 13, Section 5.G - 11V f 1s Tor 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 ters for which carry debris, potential projectiles, and the potential erosion; therefore, the following provisions shall be required: (1) Encroachments shall be prohibited, including fill, new construction, substantial improvements of existing construction, structures, manufactured shall other development. Variances requestedon his standard 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\dens_ser\stfrpt\zngstfrpt\honda.doc PHYSICAL CHARACTERISTICS Zoning and Land Use • Subject Property: Existing City Park—Zoned R-6 High Density Multi-Family • North: Existing condos - Zoned R-6 High Density Multi-Family • West: Existing apartments - Zoned R-6 High Density Multi-Family • East: Existing apartments - Zoned R-6 High Density Multi-Family • South: Bounded by Hwy 30 — Harvey Road Frontage and Access: This park has street frontage on three sides: University Oaks Blvd to the north, Stallings Dr to the west, and Hwy 30 — Harvey Road to the south. Topography & Vegetation: As a park the site is largely undeveloped and in its natural state with many mature oak trees though primarily cleared underbrush. The site is traversed by a tributary of Wolf Pen Creek. Drainage runs off to the center of site to the tributary which then flows in a southerly directly under Harvey Road to Wolf Pen Creek. 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 (The following comments were largely provided from the applicant and the applicant's engineer.) Special Conditions and Hardships: The applicant's engineer believes the proposed Oaks Park Basketball Court Pavilion fits into the category "1. There are special circumstances or conditions affecting the land involved such that strict compliance with the provisions and requirements of this chapter will deprive the applicant of the reasonable use of his land." Given that the existing park is located almost wholly within the floodplain/floodway of Tributary B of Wolf Pen Creek there is no suitable location in O:\group\deve_ser\stfrpt\zngstfrpt\honda.doc which to move the basketball pavilion to shift it out of the floodplain/floodway location. Strict compliance with the ordinance would require that Parks Department leave the existing basketball court uncovered and unlighted. In comparison to other parks within the City, which many are being retrofitted with the cover and lights for play during inclement weather as well as at night, strict compliance would leave this park with less than desirable recreational facilities for this park with less than desirable recreational facilities for this area of the City. Given the activity that can be seen on many of the park facilities that have undergone this retrofit, it is apparent that this retrofit has fulfilled a previously unmet needs for our citizens. Minimum Relief Necessary: The variance that we are requesting, i.e. to erect the pavilion cover and its appurtenances, within the floodway, is the minimum relief necessary. We are trying to accomplish the goal of providing a covered, lit basketball venue to the citizens of College Station within this park area. If we are to accomplish that goal, this location within Oaks Park is the only location that we can reasonably place this court. The attached map illustrates that almost the entirety of Oaks park is located within the floodplain and floodway of this tributary of Wolf Pen Creek. Health, Safety and Welfare: This variance will not be detrimental to the public health, safety or welfare or injurious to other property in the City. As evidenced by our engineering report, a .01' rise in water surface elevation does occur but occurs wholly on the park property and only in the vicinity of the pavilion columns. Per correspondence with FEMA, anything less than .02' can be interpreted by the local floodplain administrator as a "zero rise." In addition, the electrical system that will be part of this construction is being elevated and where applicable waterproofed to avoid any electrical problems associated with the occasional flooding that this basketball pavilion will experience. No Negative Impacts: As evidenced by the engineering report and FEMA's input, there will be NO increase in base flood elevation or alter any drainage pathways. The loss of storage capacity due to these pavilion columns is being compensated with additional grading work. As such, this project will not create any extraordinary public expense or increase nuisance flooding or be detrimental to any other portion of drainage systems. Order Subdivision of Land: Installation of this basketball pavilion will not have any effect on the orderly subdivision of land. Zero Rise: Although the submitted engineering report illustrates a .01' rise in the water surface elevation, FEMA has confirmed that .02' and less can be determined by the local floodplain administrator as a zero rise. This zero rise occurs only at the column location and appears to be due to the friction of the column itself. Given that the rise occurs wholly on the Park property and equates to only a tenth of an inch, it is NOT detrimental. Summary and Floodproofing: The applicant's engineer believes that we have met the criteria as outlined in this section. By designing the grading to lower the existing basketball court to provide compensatory storage and the precautions taken with the electrical system, this development is protected by methods that minimize flood damage with no additional threat to public safety. Alternatives: Not construct the subject improvements. O:\group\deve_ser\stfrpt\zngstfrpt\honda.doc 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: 6 Responses Received: No responses from the subject property owners were received. General inquiries were received by phone from citizens seeing the posted sign at the site. ATTACHMENTS 1. Small Area Map and Aerial Map 2. Application 3. Site Plan (provided in packet) O:\group\deve_ser\stfrpt\zngstfrpt\honda.doc