Commission recommends Havenwood Phase 1 with floodplain exceptions, contingent on study

Commissioners recommended approval of the subdivision site plan for Havenwood Phase 1 after staff and the applicant described a multi‑phase approach to mapping and managing floodplain impacts.

The project covers the northern portion of a larger Havenwood conservation development; Phase 1 proposes 87 single‑family lots on about 172.73 acres. Staff emphasized the request includes exceptions to town floodplain ordinances (Sections 90‑403 and 90‑404) so that the developer can perform the necessary mapping, studies and limited utility/trail/road crossings while protecting residential lots from being placed in the floodplain. The applicant and town engineers said they will deliver a full floodplain study (Letter of Map Revision to FEMA and a town fully‑developed floodplain map) covering all phases so subsequent phases do not require repeated exceptions.

Staff recommended conditions that include: traffic/engineering review and alignment checks for the Deer Hollow Trail/Scenic Drive intersection, an approved floodplain study as part of Phase 1 that fixes FEMA and town boundaries, drainage studies reviewed by the town floodplain manager, and mapping of final floodplain boundaries to unbuildable HOA lots. The commission asked technical questions about road crossings, detention and how the mapping would be locked in for the later phases; staff and the applicant said crossings would still be designed to meet the town’s safety and “no rise” requirements and that no residential lot would be located in the floodplain.

Commissioners voted to recommend approval to town council with the staff conditions. The recommendation will go to council with the staff‑listed conditions and the ECC’s earlier recommendation to remove three specimen trees (those tree removals advance separately to council).