[{"_1":2,"_88":-5,"_89":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6617783,"mediaKeyId","2839430-a3fbeaf8552fca72cbe271871d165c9e","parentId",2839430,"title","Planning board clears conditional rezoning for 11.25-acre Olivette townhome node; board cites infrastructure, traffic concerns from neighbors","audioSeconds",4076,"startMs",1722000,"endMs",5798000,"viewUrl","/Search/View?dp=1&key=2839430-a3fbeaf8552fca72cbe271871d165c9e&start=1722&end=5798","thumbnailUrl","https://assets.pipeline.soar.com/2839430-a3fbeaf8552fca72cbe271871d165c9e/thumbnail_1722000.jpg","articleUrl","/articles/6617783/North-Carolina/Planning-board-clears-conditional-rezoning-for-1125-acre-Olivette-townhome-node-board-cites-infrastructure-traffic-concerns-from-neighbors","mediaUrl","https://secure.pipeline.soar.com/6617783-c727cadb32b55f29d5e12b84dd0622af/orig.mp4?Expires=1771168580&Signature=YyOB5PyyyRuTUBHdIswzNqxzipRrKsDvoGtfa8lVy~exHnN99U5kMe3HwC7wbK5311Qf1cuAFd8mSUkMlnBghRXbTFuv0U7m4GyLkFI61PFRYxnFbKe1eRrh9c33Tck3nZATv-QGjj~HWJ2tneCX3dabOvTrqZHeCyRjuVhEC9koJhoOlb5MfqHgN10Q4A8h0kaOilQ2-gHwiiIAjFduxbqXYmZLs07yTH~qOswkUC2C~HVI5zAcnVckeIhDl4FhYX30u5uFfLJ5HOot-h0Flnn4PxKL985wVcdk22Vd6h31f75VvRygT-fLsFfg5LUEvRIf5irzJwVUdwTf1ygzoQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Woodfin, NC","date","2025-04-01T23:43:10.427Z","article","WOODFIN, N.C. — The Town of Woodfin Planning Board of Adjustment voted unanimously April 1 to approve a conditional rezoning for an 11.25-acre portion of the Olivette/Bridal Bridges property to allow a new townhome neighborhood node.

Planning staff presented the application as a conditional rezoning of two parcels (identified in Buncombe County tax records by the pins listed in the staff report) from Mountain Village to Mountain Village Conditional Zone. The exhibit and conditions attached to the rezoning show a site layout for attached single-family townhomes (61 townhome units), sidewalks on both sides of the internal streets, underground utilities, and a series of open-space tracts and trails linking the node to existing community amenities.

Scott Austin, who said he represents Olivette Riverside Community Farm and Olivette Development LLC, described the broader master plan and the company's approach: \"We are sitting on 411 acres ... This is for 62 units\" (developer materials and the town exhibit D identify the node as 61 units; staff corrected a data-box error in the application packet during the hearing). Brandon Bryant, representing Red Tree Organization LLC and identified as the builder, described product and pricing targets and construction approach. \"We're working through pricing ... we're aiming to be in the $800,000 range, 1,800 to 2,300 square feet with solar,\" Bryant said.

Key points in the plan and the staff presentation:
- Parcel and proposal: 11.25 acres to be rezoned to Mountain Village Conditional Zone for a townhome node; the staff packet lists the controlling exhibit as \"Exhibit D\" (project conditions) and the site layout shows 61 townhome units.
- Unit count correction: A development data sheet in the packet contained an erroneous number (\"300\"); Ricky (planning staff) clarified during the hearing, \"the site plan has 61 units ... Exhibit D conditions will control.\" That correction was accepted on the record.
- Circulation and access: The node will connect to an existing gravel spine road (Old Macedonia/Alluvia Parkway alignment in the master plan); the project will pave and extend a segment of the road for the node but will not, in this phase, complete the full spine connection. The site as proposed will have a single paved roadway access for the neighborhood node; members of the public raised concerns about one-way-in/one-way-out access, construction truck traffic and potential damage to existing small bridges and unpaved roads.
- Modifications requested: The applicant asked for a tree-spacing modification (the rate of 1 tree per 40 feet will be met, but the maximum spacing allowed would increase from 60 feet to up to 85 feet in places to work around utilities and easements) and for updated LED/dark-sky lighting standards; staff recommended approval of the modifications as part of the conditional rezoning.
- Infrastructure and permits: The developers said utilities will be buried and that the project will submit a detailed stormwater design for town review. Staff said standard requirements will include financial guarantees (bonds) for unfinished infrastructure before any lot plats are recorded and that the town typically requires infrastructure to meet public standards before acceptance.

Public comment was substantial on access and traffic. Neighbors asked the town and developer to address heavy truck traffic on the gravel spine and the condition of two small community bridges used by residents; speakers asked for traffic calming, repairs and coordination with the town on road maintenance and inspection. One commenter asked whether energy measures in the development would meet high-efficiency certifications; developers said geothermal was not part of the current plan but said they plan to incorporate solar and energy-efficiency measures and to aim for low HERS scores through construction methods.

Planning staff and the developers answered technical questions during the public hearing. Staff noted the application was accompanied by project conditions that limit changes to the plan: any substantial change to layout or density would require return to the town for review. After public comment, a board member moved to approve the conditional rezoning subject to the conditions in Exhibit D; the motion carried unanimously with Mister Hanson, Mister Valentine, Mister Doroney, Mister Hopkins, Jerry Vihon, Mister Young and Mister Hayes voting yes. Planning staff said the item is tentatively scheduled to go before Town Council on April 15 at 5 p.m.

Why this matters: The rezoning clears the way for a 61-unit townhome village node within a larger master-planned development. Neighbors flagged localized impacts: construction traffic on a primarily gravel spine road, potential wear to small bridge structures, and the single-entry configuration for the node. The developers committed to bury utilities, provide sidewalks and landscaping, and to work with town staff on traffic-calming and road maintenance issues.

Next steps: Staff will finalize packet edits and mail notices ahead of the council public hearing; the developers said they expect to be \"shovel ready\" and aim to begin construction in the spring, with a multi-year buildout anticipated.","mediaType","Video","parentTitle","April 1, 2025 Planning Board of Adjustment Meeting","oneSentenceSummary","The Town of Woodfin Planning Board of Adjustment unanimously approved April 1 a conditional rezoning to allow a 61-unit townhome node on an 11.25-acre tract within the Olivette/Bridal Bridges development; staff said the developer will provide sidewalks, underground utilities and stormwater controls and the applicant requested two minor code modifications.","taxTitle","Woodfin Town, Buncombe County, North Carolina","taxId",71388,"location","North Carolina","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6617787,"Planning board approves update to Town of Woodfin flood-damage prevention code, raises freeboard to 4 feet",1372,326000,1698000,"/Search/View?dp=1&key=2839430-a3fbeaf8552fca72cbe271871d165c9e&start=326&end=1698","https://assets.pipeline.soar.com/2839430-a3fbeaf8552fca72cbe271871d165c9e/thumbnail_326000.jpg","/articles/6617787/North-Carolina/Planning-board-approves-update-to-Town-of-Woodfin-flood-damage-prevention-code-raises-freeboard-to-4-feet","https://secure.pipeline.soar.com/6617787-2b4af019501de4f814cc0b61328b01ad/orig.mp4?Expires=1771168580&Signature=ncQSva6i8L31Pxd~8k~2u-8TCBj25JCMEHR01v51UPS2JYgypuzlmqOryJlI750zEgZUZPtwcmjIiF8fSFqXSazgFw85YlXsPCbkN5layENX-cvSTjDagVKklUrHEICK6ISMo54Ox79Y-koO0NWpTFXV9qsKyUFm7cQJkomV40dsnayPnY3WYUqPYz1Th9GHtLJFTR0HvhUjRqKO~ON1aFSnss~3Im2MdzsjDDfwFrUJlITgZxtu9En1KJdY~ApUBJCVhiAY1Fc50rfFQDQQbt5Emc~gn4ZgxRTVK6UtuZ83LeLBjHTp3elGw412NuwItimzMRANcw9-pFr5IX1S4g__&Key-Pair-Id=KUT5TJCACFTXG","WOODFIN, N.C. — The Town of Woodfin Planning Board of Adjustment voted unanimously April 1 to approve proposed amendments to Chapter 14 of the town code, which governs flood-damage prevention. The board's action follows a staff presentation describing several changes aimed at reducing flood risk to new construction in mapped FEMA flood zones.

Town planning staff member Ricky told the board the update would apply to areas mapped by FEMA as the 1% annual-chance (100-year) floodplain. \"We were proposing to change the freeboard standard from 2 feet to 4 feet,\" Ricky said. He also described other changes proposed in the draft ordinance: lengthening the look-back period used to determine \"substantial improvement\" of a building, measuring elevation to the bottom of the lowest structural member rather than to the finished floor and adding standards for tanks and temperature-controlled spaces placed below the lowest floor.

The changes the staff proposed include:
- Increasing the freeboard requirement from 2 feet above Base Flood Elevation (BFE) to 4 feet above BFE; the new measurement would be to the bottom of the lowest structural member rather than the finished floor surface.
- Retaining the \"substantial improvement\" trigger at 50% of building value but extending the standard look-back period from 1 year to 5 years (and applying a 10-year look-back for repairs that follow a documented flood event).
- Prohibiting fill in the flood fringe and adding standards to limit the conversion of space below the lowest floor to temperature-controlled habitable space.
- Adding definitions and updating references to state and federal agencies and to flood zones; adding standards for above-ground tanks and development involving hazardous materials.

Ricky said the town's existing ordinance compared reasonably well with the model code but was \"a little bit silent\" on some subjects and that updating the text would help the town pursue participation in FEMA's Community Rating System (CRS), which can reduce flood insurance premiums for policyholders. \"The goal is I think the town would like to explore CRS, to potentially get insurance discount points for policyholders that are participating in the federal flood insurance program,\" he said. He noted CRS participation is rigorous and that Asheville was the only nearby jurisdiction he found participating.

Board members asked for clarifications about how the new elevation measurement would affect finished floor heights and whether the town would automatically adopt future remapped floodplain boundaries; Ricky said the ordinance would apply to properties that fall into the regulated zone and that the town would implement the rules tied to the adopted maps.

After discussion, a board member moved to approve the amendment and to find the measure reasonable and in the public interest. The motion was seconded and the board recorded unanimous approval: Mister Hanson, Mister Valentine, Mister Doroney, Mister Hopkins, Jerry Vihon, Mister Young and Mister Hayes all voted yes.

Ricky said staff would make minor edits identified in the packet and noted the town currently relies on Buncombe County to manage its floodplain program; the update would position Woodfin to take on more of that work if the town chose to do so.

Why this matters: The changes raise the regulatory flood protection elevation for new construction in the mapped floodplain, revise how cumulative repairs trigger full compliance, and remove an explicit allowance for filling the fringe zone. Those changes affect what property owners must do when they build, repair or elevate structures in regulated flood zones and could change whether future development is allowed in some locations.

The board's approval is a recommendation from the Planning Board of Adjustment. The meeting minutes and packet identify the item as the board's proposed amendment to Chapter 14; the record does not state whether additional action by the Town Council is required prior to final adoption.","The Town of Woodfin Planning Board of Adjustment voted unanimously April 1 to approve amendments to Chapter 14 of the town code, the town's flood-damage prevention ordinance, including raising the freeboard requirement from 2 feet to 4 feet.","actionData","errors"]

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Planning board clears conditional rezoning for 11.25-acre Olivette townhome node; board cites infrastructure, traffic concerns from neighbors

Planning board approves update to Town of Woodfin flood-damage prevention code, raises freeboard to 4 feet