Final Notice and Public Explan...
Final Notice and Public Explan...
Final Notice and Public Explanation of a Proposed Activity in a Federal Flood Risk Management Standard Designated Floodplain
To: All interested Agencies include all Federal, State, and Local, Groups and Individuals
This is to give notice that HUD under 24 CFR Part 50 has conducted an evaluation as required by Executive Orders 11988, as amended by Executive Order 13690, in accordance with HUD regulations at 24 CFR 55.20 in Subpart C Procedures for Making Determinations on Floodplain Management and Wetlands Protection. The activity is funded under HUD Section 232 of the National Housing Act, FHA#071-43310. The proposed project is located at 10 North Washington Street in Hinsdale, DuPage County and is located in the Federal Flood Risk Management Standard (FFRMS) floodplain. The extent of the FFRMS floodplain was determined using a 0.2 percent flood approach and freeboard value approach.
The proposed action involves the rehabilitation of an existing facility, known as Magnolia Senior Living. The subject property consists of one (1) three-story assisted living facility (ALF) and memory care facility (MCF) with a full basement constructed in 1976 and rehabilitated in 2013. The ALF/MCF is licensed for seventy (70) beds located within sixty-one (61) resident rooms and is situated on 1.1356 acres of land. Located within the ALF/MCF are common areas, a facility kitchen, laundry facilities, a fitness center (currently out of commission), a kitchenette, a salon, a maintenance shop/building engineer office, and mechanical areas. Exterior property improvements include a courtyard, a storage shed, tuck-under parking, landscaped regions, and asphalt parking areas. The Sponsor is submitting this project under the HUD LEAN Section 232 Program, consisting of the substantial rehabilitation of the existing facility and conversion from an ALF/MCF to an ALF only, which will feature sixty-seven (67) beds located within fifty-six (56) resident rooms.
Proposed interior repairs include the demolition and conversion of all Memory Care units to Assisted Living units; refreshing the finishes in the corridors, common spaces, and resident rooms on the second and third floors; like-for-like replacement of light fixtures in these areas; remodeling of resident rooms, dining, and common spaces on the first floor; the addition of a restroom on the second and third floors; remodeling the office and common spaces at the basement level; structural, mechanical, plumbing and electrical upgrades; the addition of thermal insulation and fire-stopping; the replacement of the doors, bathroom/laundry accessories, tub/shower enclosures, metal lockers, acoustical tile ceilings, flooring, appliance, and countertops; and the repainting of all walls. Proposed exterior repairs include remodeling the entryway by adding a seventy-five (75) square foot addition to provide a vestibule to the main entrance of the building; limited landscaping work at the east main entrance near the new vestibule; and roofing replacement.
The project is classified as a Critical Action per 24 CFR 55.2(b)(3)(i). Critical Actions are uses likely to contain occupants who may not be sufficiently mobile to avoid loss of life or injury during flood or storm events, e.g., persons who reside in hospitals, nursing homes, convalescent homes, intermediate care facilities, board and care facilities, and retirement service centers. A Critical Action located in a Federal Flood Risk Management Standard (FFRMS) floodplain is subject to the Decision Making steps at 24 CFR 55.20.
According to FEMA Flood Insurance Rate Map (FIRM) #17043C-0191J, dated August 1, 2019, as confirmed by the Village of Hinsdale ArcGIS and the DuPage County ArcGIS, the majority of the subject property is located within Unshaded Zone X, designated as an area outside the 100 and 500-year floodplain. However, the southwestern portion of the subject property is located within Shaded Zone X, designated as an area within the 500-year floodplain associated with Flagg Creek, a culvert (DPFC). According to the FEMA Flood Map Service Center accessed at https://msc.fema.gov/portal/home, there are no preliminary or pending FIRMs for the subject property. As the proposed undertaking meets the threshold for “substantial improvement†under 24 CFR Part 55.2(b)(12)(i), the full 8-Step Process is required.
Since the project triggers substantial improvement as defined in 24 CFR 55.2(b)(12), it is subject to FFRMS elevation requirements and the 8-Step Process. However, according to Mr. Jake Levine, Environmental Specialist with the US Department of Housing and Urban Development (HUD), for critical actions, the larger of the 500-year floodplain and the FVA should be utilized for elevation. For this project, due to the fact that there is a nearby Zone A that is constrained by local topography, the Zone A/100-year floodplain would not extend to the project site using the FVA. With the 500-year floodplain mapped on-site, but with the residential structure outside the floodplain, the 8-step is required for substantial improvement, but no minimum elevation requirements apply.
Floodplains provide natural and beneficial values by acting as natural filters, providing water storage, and recharging groundwater aquifers. They can also provide habitat for a variety of biologically unique flora and fauna.
HUD has considered the following alternatives and mitigation measures to minimize adverse impacts and to restore and preserve natural and beneficial functions and intrinsic values of the existing floodplain:
(i) The existing facility is in need of rehabilitation activities to improve the safety, accessibility, and quality of life of the tenants. The facility is currently licensed for twelve (12) memory care units, with insufficient staff to serve the memory care patients. The current design of the facility includes limited common space and two-bedroom units for assisted living, while the overall layout of the memory care area was not well-suited for resident care. As such, the proposed conversion of the existing memory care units to assisted living units will improve the level of comfort and individual care experienced by residents. The memory care space will be converted into two-bedroom assisted living units, and the common areas will be expanded to provide recreational space available for assisted living tenants. There is no increase to the overall building footprint, and proposed exterior repairs consist of remodeling the entryway by adding a seventy-five (75) square foot addition to provide a vestibule to the main entrance of the building; limited landscaping work at the east main entrance near the new vestibule; and roofing replacement. No alterations to the existing overall drainage patterns will occur. Therefore, there are no means of further minimizing impacts to a regulated floodplain.
(ii) Due to the fact that the subject property is already developed, there are limited natural attributes to the floodplain located on the subject property, as the on-site areas within the FFRMS floodplain consist of an area of bituminous pavement, sections of the wood fence, and electric and telephone utility lines. As such, there is limited risk to lives and property associated with the proposed action.
(iii) The majority of the subject property is not located within the FFRMS floodplain. No work or other ground-disturbing activities are proposed within the FFRMS floodplain, and no additional impervious surfaces will be created within the FFRMS floodplain. The proposed activities are necessary to improve the safety and accessibility of the property and improve the quality of life of its residents. There is no proposed work within the FFRMS floodplain, and the proposed substantial rehabilitation of the structure will occur outside of the FFRMS floodplain, Therefore, the proposed activities will have a positive impact on the lives of the facility’s residents.
(iv) According to the ALTA/ACSM Survey, the subject property structure is not located within the FFRMS floodplain. Therefore, the occupied spaces outside the FFRMS floodplain, providing protection to the lives of the subject property tenants. As the residential structure undergoing substantial improvement is not located in the FFRMS floodplain, elevation requirements do not apply. According to the Sponsor, there is no history of flooding at the property, and there have not been any issues with moisture intrusion into the structure. The only water issue that has occurred at the property was related to a sewer back-up. According to the National Flood Insurance Program (NFIP) Community Status Book accessed at https://www.fema.gov/flood-insurance/work-with-nfip/community-status-book, the subject property is located in Community ID #170105 which is a participating community in the NFIP. However, as no structures or insurable property are located within a Special Flood Hazard Area (100-year floodplain), flood insurance is not required under the NFIP.
(v) As a floodplain is located on a portion of the subject property, HUD’s FFRMS final rule includes notification requirements for new and renewal leases to ensure that prospective renters are made aware of potential flood risk so that they can make risk-informed decisions. These notification requirements are defined at 24 CFR 55.4, and must include acknowledgements signed by residents indicating that they have been advised that a portion of the property is in a floodplain and flood insurance is available for their personal property. Notification shall also include available emergency notification resources.
Per 24 CFR 55.20(e)(4), the proposed rehabilitation of the existing residential healthcare facility must comply with planning for residents’ and occupants’ safety, including: (i) An evacuation plan must be developed that includes safe egress route(s) out of the FFRMS floodplain, plans for evacuating residents with special needs, and clear communication of the evacuation plan and safety resources for residents; (ii) For all healthcare facilities, evacuation route(s) out of the FFRMS floodplain must be identified and clearly communicated to all residents and employees. Such actions must include a plan for emergency evacuation and relocation to a facility of like capacity that is equipped to provide required critical needs-related care and services at a level similar to the originating facility; and (iii) All critical actions in the FFRMS floodplain must operate and maintain an early warning system that serves all facility occupants.
Furthermore, in accordance with 24 CFR 55.4(b), new and renewal leases must include acknowledgements signed by residents indicating that they have been advised that the property is in a floodplain and flood insurance is available for their personal property. Notification shall also include the location of ingress and egress routes relative to the FFRMS floodplain, available emergency notification resources, and the property's emergency procedures for residents in the event of flooding.
The proposed action will not result in adverse impacts to lives, property, or natural flood zone functions and values, and additional mitigation measures are not warranted.
HUD has reevaluated alternatives to building in the floodplain and has determined that it has no practicable alternative to floodplain development. Environmental files documenting compliance with Executive Order 11988, as amended by Executive Order 13690, are available for public inspection, review and copying upon request at the times and location delineated in the last paragraph of this notice for receipt of comments.
There are three primary purposes for this notice. First, people who may be affected by activities in floodplain 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. Second, an adequate public notice program can be an important public educational tool. The dissemination of information and request for public comment about floodplain 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 floodplain, it must inform those who may be put at greater or continued risk.
Written comments must be received by the HUD at the following address on or before January 22, 2026 [a minimum 7 calendar day comment period will begin the day after the publication and end on the 8th day after the publication]: A full description of the project may also be reviewed during office hours, Monday through Friday from 9:00 AM â€" 4:00 PM at this address: Patriot Plaza III, 355 E St SW, 8th Floor â€" Desk 8-H197, Washington, DC 20024. Attention: Lillian Mano, Program Environmental Specialist.
Comments may also be submitted via email at Lillian.M.Mano@hud.gov.
Date: January 14, 2026
Published in Daily Herald, Jan 14, 2026 (318239), posted 01/14/2026
Final Notice and Public Explanation of a Proposed Activity in a Federal Flood Risk Management Standard Designated Floodplain
To: All interested Agencies include all Federal, State, and Local, Groups and Individuals
This is to give notice that HUD under 24 CFR Part 50 has conducted an evaluation as required by Executive Orders 11988, as amended by Executive Order 13690, in accordance with HUD regulations at 24 CFR 55.20 in Subpart C Procedures for Making Determinations on Floodplain Management and Wetlands Protection. The activity is funded under HUD Section 232 of the National Housing Act, FHA#071-43310. The proposed project is located at 10 North Washington Street in Hinsdale, DuPage County and is located in the Federal Flood Risk Management Standard (FFRMS) floodplain. The extent of the FFRMS floodplain was determined using a 0.2 percent flood approach and freeboard value approach.
The proposed action involves the rehabilitation of an existing facility, known as Magnolia Senior Living. The subject property consists of one (1) three-story assisted living facility (ALF) and memory care facility (MCF) with a full basement constructed in 1976 and rehabilitated in 2013. The ALF/MCF is licensed for seventy (70) beds located within sixty-one (61) resident rooms and is situated on 1.1356 acres of land. Located within the ALF/MCF are common areas, a facility kitchen, laundry facilities, a fitness center (currently out of commission), a kitchenette, a salon, a maintenance shop/building engineer office, and mechanical areas. Exterior property improvements include a courtyard, a storage shed, tuck-under parking, landscaped regions, and asphalt parking areas. The Sponsor is submitting this project under the HUD LEAN Section 232 Program, consisting of the substantial rehabilitation of the existing facility and conversion from an ALF/MCF to an ALF only, which will feature sixty-seven (67) beds located within fifty-six (56) resident rooms.
Proposed interior repairs include the demolition and conversion of all Memory Care units to Assisted Living units; refreshing the finishes in the corridors, common spaces, and resident rooms on the second and third floors; like-for-like replacement of light fixtures in these areas; remodeling of resident rooms, dining, and common spaces on the first floor; the addition of a restroom on the second and third floors; remodeling the office and common spaces at the basement level; structural, mechanical, plumbing and electrical upgrades; the addition of thermal insulation and fire-stopping; the replacement of the doors, bathroom/laundry accessories, tub/shower enclosures, metal lockers, acoustical tile ceilings, flooring, appliance, and countertops; and the repainting of all walls. Proposed exterior repairs include remodeling the entryway by adding a seventy-five (75) square foot addition to provide a vestibule to the main entrance of the building; limited landscaping work at the east main entrance near the new vestibule; and roofing replacement.
The project is classified as a Critical Action per 24 CFR 55.2(b)(3)(i). Critical Actions are uses likely to contain occupants who may not be sufficiently mobile to avoid loss of life or injury during flood or storm events, e.g., persons who reside in hospitals, nursing homes, convalescent homes, intermediate care facilities, board and care facilities, and retirement service centers. A Critical Action located in a Federal Flood Risk Management Standard (FFRMS) floodplain is subject to the Decision Making steps at 24 CFR 55.20.
According to FEMA Flood Insurance Rate Map (FIRM) #17043C-0191J, dated August 1, 2019, as confirmed by the Village of Hinsdale ArcGIS and the DuPage County ArcGIS, the majority of the subject property is located within Unshaded Zone X, designated as an area outside the 100 and 500-year floodplain. However, the southwestern portion of the subject property is located within Shaded Zone X, designated as an area within the 500-year floodplain associated with Flagg Creek, a culvert (DPFC). According to the FEMA Flood Map Service Center accessed at https://msc.fema.gov/portal/home, there are no preliminary or pending FIRMs for the subject property. As the proposed undertaking meets the threshold for “substantial improvement†under 24 CFR Part 55.2(b)(12)(i), the full 8-Step Process is required.
Since the project triggers substantial improvement as defined in 24 CFR 55.2(b)(12), it is subject to FFRMS elevation requirements and the 8-Step Process. However, according to Mr. Jake Levine, Environmental Specialist with the US Department of Housing and Urban Development (HUD), for critical actions, the larger of the 500-year floodplain and the FVA should be utilized for elevation. For this project, due to the fact that there is a nearby Zone A that is constrained by local topography, the Zone A/100-year floodplain would not extend to the project site using the FVA. With the 500-year floodplain mapped on-site, but with the residential structure outside the floodplain, the 8-step is required for substantial improvement, but no minimum elevation requirements apply.
Floodplains provide natural and beneficial values by acting as natural filters, providing water storage, and recharging groundwater aquifers. They can also provide habitat for a variety of biologically unique flora and fauna.
HUD has considered the following alternatives and mitigation measures to minimize adverse impacts and to restore and preserve natural and beneficial functions and intrinsic values of the existing floodplain:
(i) The existing facility is in need of rehabilitation activities to improve the safety, accessibility, and quality of life of the tenants. The facility is currently licensed for twelve (12) memory care units, with insufficient staff to serve the memory care patients. The current design of the facility includes limited common space and two-bedroom units for assisted living, while the overall layout of the memory care area was not well-suited for resident care. As such, the proposed conversion of the existing memory care units to assisted living units will improve the level of comfort and individual care experienced by residents. The memory care space will be converted into two-bedroom assisted living units, and the common areas will be expanded to provide recreational space available for assisted living tenants. There is no increase to the overall building footprint, and proposed exterior repairs consist of remodeling the entryway by adding a seventy-five (75) square foot addition to provide a vestibule to the main entrance of the building; limited landscaping work at the east main entrance near the new vestibule; and roofing replacement. No alterations to the existing overall drainage patterns will occur. Therefore, there are no means of further minimizing impacts to a regulated floodplain.
(ii) Due to the fact that the subject property is already developed, there are limited natural attributes to the floodplain located on the subject property, as the on-site areas within the FFRMS floodplain consist of an area of bituminous pavement, sections of the wood fence, and electric and telephone utility lines. As such, there is limited risk to lives and property associated with the proposed action.
(iii) The majority of the subject property is not located within the FFRMS floodplain. No work or other ground-disturbing activities are proposed within the FFRMS floodplain, and no additional impervious surfaces will be created within the FFRMS floodplain. The proposed activities are necessary to improve the safety and accessibility of the property and improve the quality of life of its residents. There is no proposed work within the FFRMS floodplain, and the proposed substantial rehabilitation of the structure will occur outside of the FFRMS floodplain, Therefore, the proposed activities will have a positive impact on the lives of the facility’s residents.
(iv) According to the ALTA/ACSM Survey, the subject property structure is not located within the FFRMS floodplain. Therefore, the occupied spaces outside the FFRMS floodplain, providing protection to the lives of the subject property tenants. As the residential structure undergoing substantial improvement is not located in the FFRMS floodplain, elevation requirements do not apply. According to the Sponsor, there is no history of flooding at the property, and there have not been any issues with moisture intrusion into the structure. The only water issue that has occurred at the property was related to a sewer back-up. According to the National Flood Insurance Program (NFIP) Community Status Book accessed at https://www.fema.gov/flood-insurance/work-with-nfip/community-status-book, the subject property is located in Community ID #170105 which is a participating community in the NFIP. However, as no structures or insurable property are located within a Special Flood Hazard Area (100-year floodplain), flood insurance is not required under the NFIP.
(v) As a floodplain is located on a portion of the subject property, HUD’s FFRMS final rule includes notification requirements for new and renewal leases to ensure that prospective renters are made aware of potential flood risk so that they can make risk-informed decisions. These notification requirements are defined at 24 CFR 55.4, and must include acknowledgements signed by residents indicating that they have been advised that a portion of the property is in a floodplain and flood insurance is available for their personal property. Notification shall also include available emergency notification resources.
Per 24 CFR 55.20(e)(4), the proposed rehabilitation of the existing residential healthcare facility must comply with planning for residents’ and occupants’ safety, including: (i) An evacuation plan must be developed that includes safe egress route(s) out of the FFRMS floodplain, plans for evacuating residents with special needs, and clear communication of the evacuation plan and safety resources for residents; (ii) For all healthcare facilities, evacuation route(s) out of the FFRMS floodplain must be identified and clearly communicated to all residents and employees. Such actions must include a plan for emergency evacuation and relocation to a facility of like capacity that is equipped to provide required critical needs-related care and services at a level similar to the originating facility; and (iii) All critical actions in the FFRMS floodplain must operate and maintain an early warning system that serves all facility occupants.
Furthermore, in accordance with 24 CFR 55.4(b), new and renewal leases must include acknowledgements signed by residents indicating that they have been advised that the property is in a floodplain and flood insurance is available for their personal property. Notification shall also include the location of ingress and egress routes relative to the FFRMS floodplain, available emergency notification resources, and the property's emergency procedures for residents in the event of flooding.
The proposed action will not result in adverse impacts to lives, property, or natural flood zone functions and values, and additional mitigation measures are not warranted.
HUD has reevaluated alternatives to building in the floodplain and has determined that it has no practicable alternative to floodplain development. Environmental files documenting compliance with Executive Order 11988, as amended by Executive Order 13690, are available for public inspection, review and copying upon request at the times and location delineated in the last paragraph of this notice for receipt of comments.
There are three primary purposes for this notice. First, people who may be affected by activities in floodplain 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. Second, an adequate public notice program can be an important public educational tool. The dissemination of information and request for public comment about floodplain 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 floodplain, it must inform those who may be put at greater or continued risk.
Written comments must be received by the HUD at the following address on or before January 22, 2026 [a minimum 7 calendar day comment period will begin the day after the publication and end on the 8th day after the publication]: A full description of the project may also be reviewed during office hours, Monday through Friday from 9:00 AM â€" 4:00 PM at this address: Patriot Plaza III, 355 E St SW, 8th Floor â€" Desk 8-H197, Washington, DC 20024. Attention: Lillian Mano, Program Environmental Specialist.
Comments may also be submitted via email at Lillian.M.Mano@hud.gov.
Date: January 14, 2026
Published in Daily Herald, Jan 14, 2026 (318239), posted 01/14/2026
Posted Online 4 days ago
