Final Notice and Public Explanation of a Proposed Activity in an FFRMS Floodplain

Final Notice and Public Explanation of a Proposed Activity in an FFRMS Floodplain To: All interested Agencies including all Federal, State, and Local, Groups and Individuals This is to give notice that HUD, under 24 CFR Part 50 has determined that the following proposed development, under Section 221(d)(4) of the National Housing Act, action will be in a Federal Flood Risk Management Standard (FFRMS) floodplain. HUD will be identifying and evaluating practicable alternatives to locating this development in the FFRMS floodplain and the potential impacts on the floodplain from the proposed action, as required by Executive Order 11988, and 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, proposed to be named La Ventana at Canyon West – Phase 2, is located at 4501 Milwaukee Avenue in Lubbock, Lubbock County, Texas, which involves the 2nd phase of development of an existing apartment complex. The proposed action will consist of the new construction of a ten (10) building, 104-unit multi-family apartment complex. It should be additionally noted that a small southern central adjacent area of land associated with a proposed stormwater drainage extension is included in the Environmental Review due to HUD's aggregation requirements. According to FEMA Flood Insurance Rate Map (FIRM) #48303C-0290G dated February 3, 2017, as confirmed by the Texas A&M FEMA Flood Zones mapper, the majority of the subject property is located in Unshaded Zone X, designated as an area outside the 100 and 500-year floodplain. The southern portion of the subject property is located in Zone AE, designated as an area inside the 100-year floodplain associated with Playa System E1, Playa 39, with a base flood elevation (BFE) of 3,270 feet. According to the FEMA Flood Map Service Center accessed at https://msc.fema.gov/portal/home, there are no preliminary or pending FIRMs for the subject property. The nearest flooding sources were evaluated to determine the Federal Flood Risk Management Standard (FFRMS) floodplain for this project. FFRMS floodplain associated with Playa System E1, Playa 39 to the south are slightly located on the subject property. According to the civil plan bid set prepared by AMD Engineering, LLC dated May 12, 2025, one (1) garage structure (2nd floor residential unit), several sidewalks, and a portion of the outdoor seating/cornhole amenity, pickleball courts, outdoor chess/BBQ amenity, and dog park are proposed within the FFRMS floodplain, as well as the small southern central adjacent area of land associated with a proposed stormwater drainage extension. It should be noted that the garage structure is listed with a finished floor elevation (FFE) of 3,271.65 feet, above the FFRMS floodplain elevation of 3,270.3 feet. Since the project involves new construction in the FFRMS floodplain, it is subject to the 8-Step Process outlined in 24 CFR 55.20, including elevation requirements outlined in 24 CFR 55.20(e)(1), which requires residential spaces to be elevated to the FFRMS floodplain elevation and non-residential spaces to be either elevated to or floodproofed to the FFRMS floodplain elevation. Floodplains provide natural and beneficial values by acting as natural filters, providing water storage, and recharging groundwater aquifers. They can also provide habitat for a variety of biologically unique flora and fauna. HUD has considered the following factors, alternatives, and mitigation measures to be taken to minimize adverse impacts and to restore and preserve beneficial values of the FFRMS floodplain: (i) Sufficient demand exists in the market area to support the proposed development. According to the Market Study Report prepared by BBG, Inc. dated January 15, 2025, projected future demand for additional housing units based on a blended calculation of household and employment growth and the net additions to the market for the next three (3) years was calculated at 978 units. Therefore, there is strong demand for new multifamily units, where approximately 978 additional units of housing could be added to the market area and be absorbed to stabilized. The subject property fronts Milwaukee Avenue with major access to the market area provided by Loop 289, which is a freeway wrapping around the city, as well as US 62, the major western artery of Lubbock heading from downtown. This provides residents access to shopping, recreation, emergency services, healthcare facilities, and employment areas. There is suitable demand and supporting uses for the subject property, making it desirable for multifamily development. (ii) The option to approve the project with modifications to further reduce floodplain impacts was rejected based upon the results of the following analysis. Modifications that could result in avoidance or minimization include developing only outside of the FFRMS floodplain. However, the proposed action if approved would only result in impacts to approximately 0.72 acres of onsite FFRMS floodplain due to grading and construction related to one (1) garage structure, several sidewalks, and a portion of the outdoor seating/cornhole amenity, pickleball courts, outdoor chess/BBQ amenity, and dog park within the FFRMS floodplain. According to the Alternative Stormwater Materials and Methods within FFRMS Floodplain prepared by Tyler P. Apple, PE with AMD Engineering, LLC dated May 30, 2025, alternative stormwater materials were implemented in the project design, focusing on minimizing and mitigating impacts to the FFRMS floodplain by integrating low-impact development into site plan where the floodplain overlaps the property. These modifications are unavoidable due to the fact that the on-site FFRMS floodplain is irregularly shaped and occupies small outer fringes of the subject property. Eliminating a portion of the proposed development would reduce the proposed impact to the FFRMS floodplain. However, the development was intentionally positioned as it is proposed to limit and avoid impacts to the FFRMS floodplain and better utilize the area of the FFRMS floodplain as open and recreation space. Therefore, the development as planned is needed to accommodate the existing housing demand. The "No-Action" Alternative was rejected based upon the results of the following analysis: If the selected alternative was to not develop the Phase 2 portion of the existing apartment complex, it would not satisfy the current need for rental housing as outlined in the Market Study Report prepared by BBG, Inc. The proposed development would provide a safe and decent housing community for residents and would increase the real estate tax base. Therefore, the no-action alternative would not achieve any of the benefits attributed to the proposed activities. (iii) Though the proposed site design does not fully remove the need to impact the FFRMS floodplain area, it does minimize the size of the floodplain impact to the maximum extent practicable. The specific floodplain functions that may be impacted by the proposed undertaking are water storage and attenuation. The proposed development intends to balance these impacts through avoidance and mitigation measures. Impacts are limited to approximately 0.72 acres of onsite FFRMS floodplain due to grading and construction related to one (1) garage structure, several sidewalks, and a portion of the outdoor seating/cornhole amenity, pickleball courts, outdoor chess/BBQ amenity, and dog park. According to the Alternative Stormwater Materials and Methods within FFRMS Floodplain prepared by Tyler P. Apple, PE with AMD Engineering, LLC dated May 30, 2025, alternative stormwater materials were implemented in the project design, focusing on minimizing and mitigating impacts to the FFRMS floodplain by integrating low-impact development into site plan where the floodplain overlaps the property. Rather than intensifying development in the FFRMS floodplain, strategic efforts in constructing flood-resistant site amenities, such as open space, landscaped recreational areas, pickleball courts, and a dog park, are being proposed within the FFRMS floodplain. These landscaped areas will feature shallow slopes and native plant species to enhance infiltration and evapotranspiration. The site layout minimizes impervious surfaces, and permeable materials have been incorporated wherever feasible. These elements are designed to be beneficial for stormwater management. The development has been carefully designed to avoid placing structures within the FFRMS floodplain. Only a small portion of one (1) garage structure (with 2nd floor residential) encroaches into the FFRMS floodplain, which as previously noted will be constructed with finished floor elevation (FFE) of 3,271.65 feet, above the FFRMS floodplain elevation of 3,270.3 feet and in full compliance with HUD and FFRMS standards for flood resilience. Alternative stormwater materials and methods are being utilized for this development by primarily placing the amenity areas in the FFRMS floodplain, though that not formally required since the adjacent playa lake is designed to accommodate the project's fully developed stormwater discharge. By intentionally placing flood-compatible amenities and native landscape features within the FFRMS floodplain, the project is taking a proactive approach to stormwater management and flood risk reduction. These flood-compatible amenities will improve the recreational value of the floodplain. Construction activities will be completed in accordance with all applicable state and local regulations. Appropriate erosion and sediment control measures, including silt barriers, will be maintained during construction. HUD has reevaluated the alternatives to building in the floodplain and has determined that it has no practicable alternative. Environmental files that document compliance with Steps 3 through 6 of Executive Orders 11988 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: 1. 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. 2. An adequate public notice program can be an important public educational tool. The dissemination of information and request for public comment about floodplains and wetlands can facilitate and enhance Federal efforts to reduce the risks and impacts associated with the occupancy and modification of these special areas. 3. As a matter of fairness, when the Federal government determines it will consider actions taking place in floodplains and 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 no later than 15 days after the date of this notice. Comments should be addressed to Michael Buis, 307 W. 7th Street, Suite 1000, Fort Worth, TX 76102, 817-978-5809. A full description of the project may also be reviewed from 8:00 am to 4:30 pm at the address listed above. Comments may also be submitted via email at Michael.A.Buis@hud.gov. November 21 2025 LACO0410850