Final Notice and Public Explanation of a Proposed Activity in a 100-Year/500- year Floodplain and Wetland

SHENANDOAH, TX -- All interested Federal, State, and Local Agencies Groups and Individuals

This is to give notice that the U.S. Department of Housing & Urban Development (HUD) under 24 CFR part 50 has conducted an evaluation as required by Executive Orders 11988, as amended by Executive Order 13690, and Executive Order 11990, in accordance with HUD regulations at 24 CFR 55.20 in Subpart C Procedures for Making Determinations on Floodplain Management and Wetlands Protection. The activity is funded under Section 221(d)(4) of the National Housing Act (FHA# 114-35857). The proposed project(s) is located 18450 Residences Drives in Shenandoah, Montgomery County, Texas is located in the 100-year and Federal Flood Risk Management Standard (FFRMS) floodplain and would utilize a 13.79-acre open water wetland on the east adjoining property for stormwater management. The extent of the FFRMS floodplain was determined using a 0.2 percent flood approach. The project applicant proposes to construct a multifamily community to be known as Residences at Metropark on a 6.27-acre subject property. The development would consist of two (2) four-story buildings to house a total of 307 apartment units and would include a ground-floor commercial tenant space. The proposed structures would share a five-story parking garage, located between the two residential buildings. Each building would also contain courtyard area exterior congregating spaces. The buildings would be surrounded by landscaping and limited surface parking.

While FEMA mapping indicates most of the project site is in the 100-year floodplain, topographic data indicates that a total of 0.1449 acres of FFRMS floodplain, including only 0.1244 acres of 100-year floodplain, occur on the subject property. The area of floodplain on the property has limited functional value in capturing stormwater and attenuating pollutants due to its small area on the property. Although FEMA maps most of the site as occurring in the 100-year floodplain, fill material was previously added to the existing site to raise the elevation above the 100-year floodplain and the Borrower has filed a current request for a Letter of Map Amendment (LOMR-F) with FEMA to reflect the changes to existing topography and petition that areas of the site above the Base Flood Elevation for the 0.1% chance storm event be removed.

The subject property would utilize the 13.79-acre open water pond wetland on the east adjoining property for stormwater management. A total of 0.05 acres of FFRMS would be filled with 75 cubic yards (CY) of fill material to raise the parking lot elevation. No impacts would occur within the 100-year floodplain as delineated by actual topographic data. The subject property would utilize the 13.79-acre open water pond wetland on the east adjoining property for stormwater management. A total of 0.05 acres of FFRMS would be filled with 75 CY of fill material to raise the parking lot elevation. No impacts would occur within the 100-year floodplain. The offsite open water wetland to the east would continue to function in retaining stormwater and filtering sediment and pollutants. No extraordinary recreational, educational, scientific, historic, or cultural resource values are known to occur within the area of the floodplain / wetland that would be potentially adversely affected by the activity.

HUD has considered the following alternatives and mitigation measures to minimize adverse impacts and to restore and preserve natural and beneficial functions and intrinsic values of the existing floodplain/wetland: The following Alternatives were considered: (1) As proposed, a total of 0.05 acres of FFRMS would be filled with 75 CY of fill material to raise the parking lot elevation. No impacts would occur within the 100-year floodplain. Additionally, stormwater from the development site would be discharged to the eastern adjacent open water wetland through an existing stormwater structure. (2) A 1+ acre additional offsite stormwater pond north of the project area was considered but this alternative was rejected because the Detention Study determined that the offsite eastern pond would sufficiently contain stormwater in accordance with local, state, and federal standards. This stormwater configuration was rejected in an effort to minimize impacts to the floodplain and wetlands.
(3) It is not feasible to fully mitigate high development costs without HUD 221(d)(4) financing; thus, the No Action Alternative was rejected. This development is preserving natural values and minimizing impacts while providing development of needed rental housing. Per the market study report, the proposed development is a desirable location for housing in the Market Area.

All buildings on the property would be built above the FFRMS flood elevation and are therefore not susceptible to flooding by the 0.2% chance annual flood event. A tenant notification has been prepared for distribution at lease-up or lease renewal to inform residents that a portion of the property is located in the floodplain. Evacuation procedures have been prepared for flooding emergencies. All work would be completed in compliance with state and local floodplain and wetland protection procedures. There are minimal unmitigated hazards to developing the project at the subject property.

HUD has reevaluated alternatives to building in the floodplain and wetland and has determined that it has no practicable alternative to floodplain and wetland development. This is due to the need for multifamily rental units in the City of Shenandoah, development of an underutilized parcel of land, and the ability to mitigate and minimize impacts on human health, public property, and floodplain and wetland values. The proposed impacts to the floodplain and wetland have been reduced as much as possible while still providing adequate stormwater outfall and the needed number of rental units to maintain the project feasibility. Environmental files documenting compliance with Executive Order 11988, as amended by Executive Order 13690, and Executive Order 11990, are available for public inspection, review and copying upon request at the times and location delineated in the last paragraph of this notice for receipt of comments.

There are three primary purposes for this notice. First, people who may be affected by activities in floodplains and wetlands 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. Second, an adequate public notice program can be an important public educational tool. The dissemination of information and request for public comment about the floodplain and wetland 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 or wetlands, it must inform those who may be put at greater or continued risk.

Written comments must be received by HUD at the following address on or before May 19, 2025: HUD Multifamily Southwest Region, 400 State Avenue, Suite 200, Kansas City, KS 66101-2406; and phone 913-551-5821; Attention: Kristina Stine, Construction Analyst. A full description of the project may also be reviewed from 8am to 5pm at the same address as above. Comments may also be submitted via email at Kristina.M.Stine@hud.gov.