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HomeMy WebLinkAboutComments PWE 8/3/2011 -_.) - - '::. '. . ,1 MEMORANDUM City of Springfield DATE: August 3, 2011 TO: Steve Hopkins ,.}~'te R@€@i\ied: ~ /3- I ( ~OO@f~ . :') rr ..... .- FROM: Clayton McEachern, Civil Engineer SUBJECT: PREll-00015 Courtney, Development Issues Meeting Considering status of a floodplain classification. I have reviewed the material provided by the applicant and provide the following answers to the applicant's questions. 1. Do I need to raise the' grade by 3" and if so, I would like to discuss options for doing this. · One method to satisfY the requirements put Jorth by FEMA to remove a property from a floodplain is to raise the whole parcel above base flood elevation or to raise the building pad above the flood plain. It aoes appear , from the material provided such a solution would work Jor this,parcel, however the WHOLE structure would need to be raised above the BFE and placed upon a suitable Joundation, not just a raised portion oj the ground around a structure. This raise will need to be in excess oJO.3 oJJoot, which is 3.6". Due to irregularities in mapping and hydrology it is usually accepted practice to build anything subject to flooding I fUll Joot above the expected flood elevation. 2. IfI need to place fill to the raise the grade even by a small amount (3" deep, 2-3 feet around the perimeter of the foundation), would this require a Floodplain Overlay application and approval? Would it require an ;LDAP? · Application questions answered by Planning. Any fill placed in a regulatory floodplain requires an LDAP. However be advised that placingfill around a .residential structure does not satisfY the requirements to get a LaMA as residential structures MUST be above the BFE and cannot be floodprooJed 3. Do you agree with the BFE provided by my surveyor? Apparently he used the BFE set in the Clear Vue Estates Plat as part of his determination. · Without a clear explanation and documentation oj the entire method used Jor determining BFE it is impossible to comment on the validity oJa BFE provided by another qualified professional and ultimately determined by FEMA. However different reaches oj a watercourse can have drastically different flow characteristics and determining an accurate BFE in an approximate study area is a non-trivial exercise, and usually cannot be extrapolated from either an upstream or downstream reach. FEMA seems to Note: As is stated in your Development Issues Application: The Development Issues Meeting is not a land llse decision and does not confer any development rights, establish any conditions, or bind the applicant': or tbe City to any course of action. The meeting conveys the status of known development opportunities and constraints. The status may change oyer time as development conditions or standards change. .. J _ - '~. . . have provided a BFE in their reply paperwork and this is the value the city will use in determining any application, pending FEMA approval. 4. Will the City sign off on the Community Official section of the LOMA-F application? · At this time it does not appear you have met the requirements of a LOMA-F to qualifY a residence to be removed from a regulatory floodplain. The entire structure must be above the BFE, including any attached garages. As such the city cannot provide an approval on any application sent to FEMA requesting such a reclassification. Other Comments: Upon a recent site visit it appears that the property in question would be the most likely area for any flow in the channel that exceeds the bank to run into and the home is at risk for flooding, as much as any property adjacent to a watercourse is. This reach of the channel is part of an approximate study area and exact base flood elevation and floodwaylj/oodplain demarcation has not been accomplished. This makes. determination of the exact status of the residence in relation to the regulatory floodplain extremely difficult. . Date Recelvetl: Planner: .:: 8-3-1 J s+r Note: As is stated in your Development Issues Application: The Development"Issues Meeting is not a land use decision and does not confer any development rights, establish any conditions, or bind the appli~~ or the City to any course of action, The meeting conveys the status of known development opportunities and constraints. The status may change over time as development conditions or standards change.'