Carson City legal - 23901

 Early Notice and Public Review of a Proposed 

Activity in 100-Year Floodplain 

To: All interested Government Agencies, Groups, and Individuals 

This is to give notice that HUD under 24 CFR Part 50 has determined that the following proposed action under Section 221(d)4 of the United States Housing Act of 1937 is located in the 100-year floodplain, and HUD will be identifying and evaluating practicable alternatives to locating the action in the floodplain and the potential impacts on the floodplain from the proposed action, as required by Executive Order 11988, in accordance with HUD regulations at 24 CFR 55.20 Subpart C Procedures for Making Determinations on Floodplain Management and Protection of Wetlands. 

The subject property is located on the southwest corner of the intersection of East 9th Street and South Stewart Street within an urbanized, commercial area of Carson City, Nevada. According to Carson City County Property Inquiry database, the subject property is identified by parcel identification numbers 00405502 and 00405507. The subject property is proposed for multi-family development consisting of a five-story apartment building with 253 residential units. The building design has a footprint of approximately 114,000 square feet and partially wraps around a six-story parking structure. The apartment building will include a leasing office, a two-story club house, and additional amenities. The project areas include the proposed HUD-insured (collateral) property and non-collateral right of way improvements, which total an area of approximately 4.11 acres. The collateral property consists of 3.44 acres of vacant unoccupied land with a gravel-covered ground surface and areas of concrete pads from previous structures on the northern portion. 

According to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) Community Panel Number 3200010092G, dated December 22, 2016, the majority of the subject property appears to be located in Flood Zone X, Shaded, which is an area subject to the 0.2 annual percent chance flood hazard located between the limits of the 100- and 500-year floodplains. The southern and southeastern portions of the subject property are located within Flood Zone AO, which indicates a Special Flood Hazard Area (SFHA) and is an area subject to the 100-year flood in the form of sheet-flow shallow flooding with depths between one and three feet. The base flood elevation (BFE) is established as a depth of one foot. 

As currently proposed, a total of approximately 0.193 acres of the Zone AO floodplain will be disturbed and developed with the proposed building, a stormwater detention basin, sidewalk, utility, and right-of-way improvements. These actions will involve filling, grading, and incorporating impervious surfaces on the collateral and non-collateral project areas located within the floodplain. 

The Carson City Planning Division approved a Special Use Permit (SUP) application for the proposed project on December 15, 2020, with the requirements that Carson City Development Standards are met, including 1.) that the project must obtain a FEMA Letter of Map Amendment (LOMA) approval prior to a site improvement permit being issued and 2.) the private storm drain must tie into the City storm main at a new manhole. These standards will be met by the development. The subject property will be filled and graded to construct the subject property building two feet above the BFE. Furthermore, per Carson City development requirements, a Conditional Letter of Map Revision Based on Fill (CLOMR-F) application will be submitted to the Carson City Floodplain Manager and FEMA. 

According to a Conceptual Drainage Study by Manhard Consulting Ltd, the proposed detention basin would consolidate the area of the floodplain to be outside of the building footprint and would provide equal flood water storage of existing conditions. Furthermore, the detention facility would detain the required amount of discharge in the 100-year storm event with negligible impact to downstream facilities and surrounding areas. An alternative stormwater mitigation option in lieu of the stormwater detention basin is being considered, which would consist of a subterranean infiltration basin of identical volume to be positioned on the western side of the subject property under the proposed emergency access and outside of the SFHA. If the subterranean infiltration basin method is utilized, the area currently shown on the construction plans as the detention facility would be revised to a pervious landscaped area, reducing the site’s impervious surfaces. 

With either stormwater mitigation system option, floodwater storage at the subject property will not be affected. The anticipated natural and beneficial functions and values of the floodplain that may be adversely affected by the proposed activity consist of an alteration of floodwater conveyance patterns. Additionally, as the subject property consists of vacant unoccupied land with unpaved gravel and concrete-covered ground located in an urbanized setting, water quality maintenance, flora and fauna, agricultural, aquacultural, and forested resources are not anticipated to be impacted by the proposed development. 

There are three primary purposes for this notice. First, people who may be affected by activities in floodplains and those who have an interest in the protection of the natural environment should be given an opportunity to express their concerns and provide information about these areas. Commenters are encouraged to offer alternative sites outside of the floodplain, alternative methods to serve the same project purpose, and methods to minimize and mitigate impacts. Second, an adequate public notice program can be an important public educational tool. The dissemination of information and request for public comment about floodplains can facilitate and enhance Federal efforts to reduce the risks and impacts associated with the occupancy and modification of these special areas. Third, as a matter of fairness, when the Federal government determines it will participate in actions taking place in floodplains, it must inform those who may be put at greater or continued risk. 

Written comments must be received by HUD at the following address no later than 15 days from the date of this notice. A full description of the project may also be reviewed upon request. Comments should be addressed to Shaun Fontenelle, Multifamily Review Construction Analyst, U.S. Department of HUD, 1670 Broadway, Denver CO 80202. Comments may also be submitted via email at: Shaun.P.Fontenelle@hud.gov . 

Pub Date: May 7, 2022 Ad#23901