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RACC student union expansion clears stormwater rate‑control waiver but floodplain proofing prompts technical follow‑up
Summary
The commission approved a stormwater rate‑control exemption (Section 505‑142) for Reading Area Community College's student union expansion but tabled final planning after prolonged debate over proposed wet flood‑proofing in the floodplain and requests for floodproofing certification and clearer design details.
The Planning Commission granted a stormwater drainage plan exemption for rate control (Section 505‑142) for Reading Area Community College's (RACC) student union expansion at the RACC campus but then tabled the project to allow further technical review of floodplain design and certifications.
Jerome summarized the preliminary/final submission for the 4.34‑acre campus site, noting that much of the property lies in FEMA Zone AE (floodplain). The applicant sought vertical relief and presented a redesign that places vital mechanical and electrical systems and much programmatic space on a new second floor above the base flood elevation while retaining some occupied uses at ground level. RACC representatives emphasized prior redesign costs and said the plan uses construction methods that would allow floodwater to flow through lower areas (a wet flood‑proofing approach) and relocates mechanicals to the upper floor to reduce damage and maintain campus function.
Public Works (Tim) and planning staff noted the zoning hearing board granted relief tied to findings that included flood‑resistant construction methods, but Tim said compliance with the subdivision/ordinance flood‑proofing requirements (Section 618‑23b4) needs further verification and an engineering certification; he asked the applicant to provide a clearer description of the proposed floodproofing measures and documentation showing how the approach satisfies federal/state floodplain rules and flood insurance program requirements. Several commissioners asked whether occupied program on a floor below the base flood elevation was compatible with FEMA/PEMA expectations. RACC said the building redesign moves many functions above the base flood elevation and that materials and systems on the lower floor would be selected to withstand inundation and dry out without major damage.
After discussion, the commission voted to grant the stormwater drainage exemption for rate control under Section 505‑142. Commissioners and staff then agreed more engineering detail and a technical meeting — involving the applicant, city staff and potentially the state floodplain coordinator — are necessary to reconcile the redesign and the ordinance’s floodproofing requirements. The item was tabled for the next cycle; staff said the applicant will submit additional floodproofing details and documentation of the planning module and floodproofing approach prior to returning.
