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Public Works presents 'trip wall' plan to change FEMA flood-map effects at Magnolia Landing
Summary
Public Works staff described using a coastal 'trip wall' at Magnolia Landing to alter FEMA flood-map impacts so roads and buildings can be constructed to different standards; council expressed support and approved related amendments.
At the Nov. 18 council meeting, the Public Works committee discussed a site-specific solution for Magnolia Landing intended to address FEMA flood-map constraints that would otherwise require roads and buildings to be constructed on piles or meet strict breakaway requirements.
Mr. Bucci, presenting for Public Works, said the development will use "what is called a trip wall, which is a coastal structure that is used to modify the FEMA flood maps so that you can build to different standards." He explained that much of the project area falls within the limits of moderate wave action, which forbids structural fill and requires pile or pier foundations and breakaway walls; the trip wall is designed to "trip the waves and prevent those waves from damaging what is behind it," allowing more conventional roadway and building standards for the site.
Council members thanked staff for the creative solution; an amended approval related to the project was made, seconded and passed by voice vote. Council discussion noted that the trip wall approach would avoid building roads on piles in the project area and that staff and the developer would coordinate on design and mitigation.
Next steps: staff will advance the design and permitting work for the public roads and infrastructure, and the council amendment carrying approval will be executed in the next administrative steps.
