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HomeMy WebLinkAbout02012007 BSC Agenda Item 4 • • Building and Standards Commission/Zoning and Planning Commission City of West University Place, Texas 3800 University Boulevard West University Place, Texas 77005 January 2, 2007 Honorable Mayor& Members of the City Council City of West University Place 3800 University Boulevard West University Place, Texas 77005-2830 Subject: Preliminary report on a directive by City Council to study the zoning and building development regulations of the City of West University Place, Texas("City")relating to FLOODPLAIN REGULATIONS. To the Honorable Mayor &Members of City Council: The Building& Standards Commission(BSC)and the Zoning&Planning Commission (ZPC)of the City submits this preliminary report on the subject proposal for the assistance of the Council as well as other interested persons. Scope of Proposal. City Council directed the members of the BSC and the ZPC to review and study the floodplain regulations and the preliminary revised floodplain maps and accompanying flood insurance study and make recommendations to City Council concerning possible amendments to the flood protection and prevention regulations of the City. The BSC and ZPC met jointly to discuss the preliminary revised floodplain maps(FIRM's) and the implications of adopting regulations to implement and enforce the FIRM's upon receipt of the final determination letter from the Federal Emergency Management Agency(FEMA)and notification of the effective date of the maps. To participate in the National Flood Insurance Program(NFIP),a community must agree to manage development in its most flood-prone areas. A community must agree to adopt and enforce floodplain management measures that comply with the NFIP's requirements. Local floodplain administrators are responsible for ensuring that those engaged in development activities within the community abide by local floodplain management regulations. The recent revisions to the floodplain maps necessitate the adoption of the latest floodplain maps and accompanying study,as well as possible amendments to the current zoning and building development regulations. The commissions identified several issues resulting from the workshop discussions and agreed to divide the issues between the respective bodies for further discussion and subsequent recommendations to City Council. The identified issues are as follows: CORE ISSUES 1. Should the City of West University Place adopt a"freeboard"requirement(higher regulatory base flood elevation)for all structures located within the special flood hazard areas? 2. Should the maximum building height directly correspond with any higher regulatory "freeboard"requirements? 3. If a freeboard requirement is adopted,what changes to the building site drainage regulations should be made? Should net fill on a building site be limited? If structures are elevated(such as in crawl space construction)should stricter provisions for crawl space drainage be considered? 4. Existing structures not currently located in a special flood hazard area will be located in such an area upon the effective date of the new maps. The existing elevations of the structures may hinder the issuance of permits for improvements in the future. What criteria will be used to • . determine if a structure can be improved,or in some cases repaired,if located in a special flood hazard area? ANCILLARY ISSUES 5. Other issues identified by the commissions included flooding caused by vehicular traffic through flooded streets causing a"wake"effect,thereby causing wave action pushing water into structures;blocked or restricted storm sewers and storm sewer drains from blowing and/or dumping leaves,grass clippings,etc. into the storm drains. Recommendations: 1. Should the City of West University Place adopt a"freeboard"requirement(higher regulatory base flood elevation)for all structures located within the special flood hazard areas? Based on plans pulled from the records,new structures are being built at or above the new base flood elevations currently shown on the existing and proposed maps. The base flood elevations did not change for currently mapped floodplain areas,but the area considered part of the floodplain has increased. Records indicate that many properties are already at or above base flood elevations prior to demolition of existing structures and construction of new structures. Higher regulatory standards would impact structures in regards to height restrictions more often than provide additional protection to those structures. The major drainage work taking place on Brae's Bayou and Poor Farm Ditch is expected to contribute to alleviating flooding conditions and likely lower base flood elevations will result. The commission members voted to recommend either a very small increase in base flood elevations(six inches to one foot)or no increase at all. 2. Should the maximum building height directly correspond with any higher regulatory"freeboard" requirements? Based on plans submitted and input from building industry members of both commissions, if any higher regulatory standard is imposed,the effect on the overall height restriction of 35' will be negligible. Plate heights and roof slopes can be adjusted to accommodate increased floor height requirements. The commission members voted to recommend no change in the maximum building heights. 3. If a freeboard requirement is adopted,what changes to the building site drainage regulations should be made? Should net fill on a building site be limited? If structures are elevated(such as in crawl space construction)should stricter provisions for crawl space drainage be considered? The commissioners believe that the question of fill is regulated by the establishment of a standard base elevation prior to any grade raising or construction activity as required in the current drainage regulations. Since grade raising affects the finished height of a structure and all drainage must be contained within the property lines of the building site,a limit on net fill is not necessary. Additionally,recently adopted foundation regulations favor the installation of crawl space and void box with deep footing(pier)systems,both which contribute to limiting the amount of fill brought to a building site. The Federal Emergency Management Agency has promulgated a bulletin regarding proper drainage under crawl spaces,and the International Building Codes address the issue as well. The commission recommends no changes in those requirements are needed. 4. Existing structures not currently located in a special flood hazard area will be located in such an area upon the effective date of the new maps. The existing elevations of the structures may hinder the issuance of permits for improvements in the future. What criteria will be used to determine if a structure can be improved,or in some cases repaired,if located in a special flood hazard area? i ANCILLARY ISSUES Respectfully Submitted, Bryant Slimp,Chair Steve Brown,Chair Building&Standards Commission Zoning&Planning Commission