Early Notice and Public Review of a Proposed Activity in a 100-Year/500- year Floodplain and Wetland - Northwood Spring Apartments

SPRING, TX -- All interested Federal, State, and Local Agencies Groups and Individuals

This is to give notice that the U.S. Department of Housing & Urban Development (HUD) under 24 CFR part 50 has determined that the following proposed action under Section 221(d)(4) of the National Housing Act (FHA# 114-35865) is located in the floodplain as determined by HUD’s Federal Flood Risk Management Standard (FFRMS) and wetland, and HUD will be identifying and evaluating practicable alternatives to locating the action in the FFRMS floodplain and wetland and the potential impacts on the FFRMS floodplain and wetland from the proposed action, as required by Executive Orders 11988 and 11990, in accordance with HUD regulations at 24 CFR 55.20 Subpart C Procedures for Making Determinations on Floodplain Management and Protection of Wetlands.

The approximate 12.254-acre subject property is located within a larger 19.47-acre parent parcel and consists of vacant land proposed to be redeveloped with the Northwood Spring Apartments residential development at 21836 Holzwarth Road in Spring, Harris County, Texas. The proposed site plan consists of ten (10) apartment buildings housing a total of 288 apartments units, a leasing office/clubhouse with an adjoining resident outdoor amenity area including a swimming pool and spa deck, pavilion with outdoor kitchen and lounge, and fire pit. Ancillary improvements would consist of a 1-acre detention pond on the southeast corner of the site; paved parking areas; and associated landscaping. Two freshwater emergent wetlands totaling 0.02 acres, one freshwater upland pond totaling 0.02 acres, and 0.525 acres of property subject to the 1-percent annual chance flood event have been identified within the subject property boundary. There is no FEMA regulated floodplain on the subject property; the 1-percent annual chance flood boundary associated with Wuensch Gully was calculated as part of a hydraulic study completed for the property. Additionally, a total of 1.78 acres of FFRMS floodplain equivalent to the 500-year floodplain occurs on the property, which is inclusive of the 100-year floodplain.

The applicant proposes to excavate 3 linear feet of trench in order to install storm sewer and locate 965 square feet of dog park in area subject to the 1-percent annual chance flood event. A total 1.2 acres of FFRMS floodplain would be impacted to construct parking areas and elevate multifamily buildings to or above the FFRMS flood elevation. Additionally, 65-cubic yards of clean, native soil would be discharged into 0.02-acre of emergent wetlands and 0.02-acre of the open-water pond, in order to construct the multifamily development as proposed. All proposed buildings and garages would be elevated to or above the FFRMS elevation, two feet or more above the Base Flood Elevation.

There are three primary purposes for this notice. First, 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. Commenters are encouraged to offer alternative sites outside of the floodplains and wetlands, alternative methods to serve the same project purpose, and methods to minimize and mitigate impacts. Second, 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. Third, as a matter of fairness, when the Federal government determines it will participate in 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 on or before March 4, 2025: HUD Fort Worth Regional Office, 307 W. 7th Street, Unit #1000, Fort Worth, Texas 76102; and 817-978-5809; Attention: Mike Buis, Technical Branch Chief. A full description of the project may also be reviewed from 8am to 5pm at the same address as above. Comments may also be submitted via email at Michael.A.Buis@hud.gov.