Council approves floodplain variances for proposed multifamily project despite staff objections

Edmond City Council approved variances to portions of Title 23 allowing fill, compensatory storage and construction of multifamily buildings in the city’s regulatory floodplain near Spring Creek and the south end of Katy Michelle Boulevard.

The council approved the variances 5-0 after a multi-hour public hearing that drew city staff, the developer’s engineering team and neighborhood commenters. The city’s development engineer, Keith Beatty, told the council that staff does not support the variances and that granting them risks the city’s Community Rating System score with FEMA, which influences flood insurance discounts. “Economic development isn’t a reason for granting a variance,” Beatty said, and he warned that a pattern of variances had previously cost the city points in the CRS program.

Applicant representatives said their hydraulic modeling indicates the project will slightly lower base flood elevations in the immediate area and provide additional compensatory storage. Billy Lewis, an applicant representative, told the council that “our modeling, which Greg will go ahead and talk about, shows a lowering of the base flood elevation which provides a benefit both for our property but for properties around us.” Greg Massey, the project engineer, summarized the technical work: “We are lowering the base flood elevation, through this section of the tributary. We are taking precautions to make sure that it is properly armored to help eliminate any concerns for erosion.”

The variance sought exceptions to city-adopted floodplain rules that exceed FEMA minimums; staff said the city adopted higher standards because local studies (including a 1991 CH2M Hill study referenced in materials) showed more severe localized flows than FEMA maps. Staff noted the Stormwater Drainage Advisory Board voted 3–2 to recommend denial.

Supporters of the project, including partners who described plans for up to 350 apartment units in a “Texas wrap” configuration and on-site amenities, said the development would bring housing for the local workforce and that the developers will construct and maintain new channel and storage improvements on their property. The applicant emphasized the proposal includes channel armoring and compensatory storage that, they said, would reduce flood levels for adjacent properties.

Council members who supported the variance pointed to the engineering reports and the applicant’s willingness to build compensatory storage and channel improvements. Several council members said they wanted additional follow-up with city staff and, if necessary, with FEMA or the city’s CRS specialist to understand the long-term rating impacts.

The council’s approval was phrased as approval of the requested variances; staff said the next steps include final design reviews, coordination on sanitary trunk lines and confirmation of construction plans. Council discussion included requests for staff to report back on any CRS impacts and to ensure neighbors receive appropriate notice of revised city floodplain studies.

The applicant and engineers said they will maintain improvements located on private property; the council asked staff to clarify long-term maintenance responsibilities for any work that encroaches on public easements.

Votes at a glance: the variance motion passed 5-0.

Ending: With the vote the project advances to subsequent design and permitting steps; staff and the developer will continue engineering coordination and the council requested later updates on floodplain mapping, CRS risk and maintenance responsibilities.