HomeMy WebLinkAbout02042016 BSC Agenda Item 2 • •
STAFF REPORT
Business of the Building and Standards Commission
City of West University Place, Texas
AGENDA OF: February 4, 2016 DEPARTMENT OF ORIGIN: Development
Services
DATE SUBMITTED: February 1, 2016
PRESENTER: Staff
PREPARED BY: Clay Chew, CBO, CFM
City Building Official
STAFF PRESENTER:
SUBJECT: Discussion of Clay Chew, CBO, CFM
recommendation to Council for adding City Building Official
one foot above Base Flood Elevation.
ATTACHMENTS: Draft of Recommendation to Council
STAFF SUMMARY
Background:
City Council has requested the Building and Standards Commission (BSC) to
review the finished floor requirements in relation to Base Flood Elevation (BFE).
Presently the City's ordinance requires that finished floor elevation to be at or above
BFE. Some cities require an additional 1 to 2 feet above BFE which is known as
"freeboard".
Comment:
Clarification of which Flood Zones and structures would be impacted by adding
one foot above BFE.
1
• •
Building and Standards Commission
City of West University Place,Texas
3800 University Boulevard
West University Place, Texas 77005
To the Honorable Mayor and
Members of the City Council:
The Building and Standards Commission (BSC) submits this report for the assistance of the
Council as well as other interested persons.
Scope of proposal
City Council recently requested the BSC to review and study the floodplain regulations and make a
recommendation to City Council concerning possible amendments to the flood protection and prevention
regulations of the City.
Core Issue
Should the City of West University Place adopt a"freeboard"requirement for all structures
located within the special flood hazard areas(SFHA, commonly called the 100-year flood plain)?
Freeboard is the height by which the lowest-finished-floor level exceeds the National Flood Insurance
Plan's base flood elevation (BFE).
Background
The City's existing ordinance requires that the lowest finished floor be at or above BFE. Some
cities require an additional one to two feet of freeboard above BFE.
The advantages and disadvantages of requiring freeboard were discussed jointly by the ZPC and the BSC
in 2006-2007. Based on their recommendation at that time Council decided not to require freeboard.
Some of the concerns were:
* The need for fill to elevate structures,
* The impact on drainage of surrounding properties,
* The possible impact on the 35-foot maximum height limit for structures. This limit remains in effect
today and is measured from Standard Base Level (natural grade),
0 •
* The hardships that may be created for existing structures that would be required to meet the higher
finished-floor elevation if they are substantially improved.
From 2012 through 2015,212 new home permits were issued. Twenty-five of these(12%)were built in
the 100-year floodplain.
Discussion
Approximately 25%of West U's area is located within a SFHA and would be affected by any change in
today's zero freeboard requirement.
Elevation certificates for the 25 new homes built in West U's SFHA in 2013-2015 show that 80%
of these homes were designed and completed with more than one foot of freeboard without any city
requirement. The average freeboard of of these 25 new homes in the SFHA was 1.24 feet above BFE.
These new homes also meet all other City building and zoning standards, including the 35-foot height
limit.
Existing structures in the SFHA would receive PNC status(be grandfathered)if the City required
freeboard. However,the new standard would negatively impact many existing structures if they were
substantially damaged or substantially improved(50%damaged or improved)by requiring their lowest-
finished-floor elevation to meet or exceed the regulatory standard. FEMA allows no exceptions for
existing structures.
The BSC weighed this concern against the advantages of ensuring that all new homes constructed in the
SFHA have at least one foot of flood protection. A majority voted for the recommendation below.
Recommendation
The BSC recommends an increase of one foot freeboard in the special floodplain hazard area. A
proposed ordinance to implement this recommendation is attached for City Council's consideration.
Respectfully Submitted,
Steve Brown, Chair
Building and Standards Commission
January 18, 2016
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