Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Public Safety topic
No spam. Unsubscribe anytime.
Developers flag pipeline setback and FEMA floodplain issues for Dancing Waters duplex lots
Summary
Applicants for three duplex lots in the Dancing Waters subdivision said a pipeline easement and FEMA-mapped floodplain complicate development; the town’s reviewer suggested pursuing a FEMA map amendment and asked for hydrant and flood-routing clarifications.
Don Torango of Torango Engineering told the planning commission that proposed duplex lots in the Dancing Waters subdivision face constraints from a nearby pipeline easement and FEMA floodplain mapping.
Torango said the road currently dead-ends into an area called Shell Bridal and that the pipeline — previously the reason the owner did not develop the parcels — now has been located and depth information submitted to the pipeline company for review. Town engineering reviewer Mr. Dykstra said a recent study of Bingo Lake produced a base flood elevation (BFE) that suggests the FEMA floodplain may not reflect current conditions, and he recommended the applicant consider a FEMA Letter of Map Amendment to revise the maps more quickly than a full map revision.
Commissioners discussed the pipeline setback in the town code, which was described as a 50-foot exclusion zone measured from the easement edge. Torango said the applicant is pursuing relief because, as written, the setback would render the lots undevelopable. The pipeline company is reviewing submitted plans, he said.
Public-safety staff also asked that hydrant locations be reconsidered for the site: staff requested moving an existing hydrant closer to the development and adding a second hydrant so firefighters would not have to run hose lines more than about 100 feet to reach a hydrant during an incident. The commission asked the applicant to follow up with an email documenting proposed hydrant changes.
No formal approvals were recorded; the applicant indicated they will try to respond to engineering and pipeline company comments and return for further review.
