Final Notice and Public Explanation of a Proposed Activity in FFRMS Floodplain and Wetland This is to give notice that the U.S. Department of Housing and Urban Development (HUD) under Part 50 has conducted an evaluation as required by Executive Order 11988, "Protection of Floodplains", Executive Order 11990, "Protection of Wetlands", and EO 13690, "Federal Flood Risk Management Standard", in accordance with HUD regulations at 24 CFR 55.20 Subpart C, Procedures for Making Determinations on Floodplain Management and Wetland Protection. The proposed action is pursuing funding under Multi-Family Housing Program Section 221(d)(4) for new construction of a residential apartment complex. The proposed action, to be known as Haron Landing, is located at 179 Harrison Circle in Hardeeville, Jasper County, South Carolina (Latitude, 32.267632, Longitude, -81.077075). and consists of a 29.203-acre parcel of undeveloped wooded land. The subject property is the proposed location of a five (5) building apartment complex with 288 units, nine (9) garage structures, and a clubhouse. According to FEMA Flood Insurance Rate Map (FIRM) #45053C-0390D, dated October 18, 2019, most recently modified by Letter of Map Revision (LOMR) Case #23-04-4472P, dated August 8, 2024, the majority of the subject property is located in Unshaded Zone X, designated as an area outside the 100- and 500-year floodplain, and Zone AE, designated as an area within the 100-year floodplain associated with White Oak Nook Swamp, with Base Flood Elevations ranging from 16.7 to 16.8 feet. In addition, a portion of the roadway frontage along US Highway 17 is located within Zone A, designated as an area within the 100-year floodplain where Base Flood Elevations (BFEs) have not been determined. 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. In order to determine the Federal Flood Risk Management Standard (FFRMS) floodplain for this project, the nearest flooding source was evaluated to identify whether the associated 500-year floodplain has been mapped/defined by FEMA, thus allowing the project to utilize the 0.2% Annual Chance Flood Approach (0.2PFA). The nearest flooding source is White Oak Nook Swamp, located adjacent to the east of the subject property. According to the 2024 LOMR, the 500-year floodplain has not been mapped/defined for White Oak Nook Swamp. Therefore, the FFRMS floodplain should be determined by the Freeboard Value Approach (FVA). According to FEMA FIRM #45053C-0390D dated October 18, 2019 and Letter of Map Revision (LOMR) Case #23-04-4472P, dated August 8, 2024, the worst-case 100-year floodplain base flood elevation (BFE) for White Oak Nook Swamp is 16.8 feet. Under FVA, the worst-case FFRMS floodplain elevation was calculated at 18.8 feet, corresponding to the worst-case 100-year floodplain BFE of 16.8 feet, plus 2 feet of freeboard. According to spot elevations provided on the Existing Conditions Plans prepared by Ward Edwards Engineering, the entire subject property is located within the FFRMS floodplain with elevations ranging from 14.7 to 18.8 feet. Since the project involves new construction in the FFRMS floodplain, it is subject to the 8-Step Process outlined in 24 CFR 55.20, including elevation requirements outlined in 24 CFR 55.20(e)(1), which requires residential spaces to be elevated to or above the FFRMS floodplain elevation and non-residential spaces either elevated to or floodproofed to the FFRMS floodplain elevation. According to the USFWS National Wetlands Inventory Map, there are mapped wetland areas on the subject property. Located on the eastern portion of the subject property are 14.38 acres of existing jurisdictional freshwater forested/shrub wetlands, as verified by the USACE in a previous Jurisdictional Determination and permit SAC 2009-00067, although the impacts associated with that permit were never completed. As confirmed by the Site Development Plans produced by Ward Edwards Engineering, dated June 6, 2025, there will be no direct or indirect impacts to these wetland areas by the proposed development. These on-site jurisdictional wetlands will be preserved in a restrictive covenant. According to a USACE Individual Permit Application, submitted on June 12, 2025, 0.15 acres (590 linear feet) of fill material will be discharged in federally jurisdictional non-wetland Waters of the United States associated with a manmade canal located on the western portion of the subject property. The proposed impacts support the necessary road crossings, parking requirements, and building plans for the development. In addition, necessary utilities are unable to reach the project site without the non-wetland impacts. This crossing will align with proposed road improvements by SC Department of Transportation (DOT). As part of the proposed project, the applicant intends to relocate the canal to a location that will not impede any drainage and will align with proposed roads by the SC DOT. The new canal will provide the same ecological functions that will be lost from the filling of the existing canal. Floodplains and wetlands provide natural and beneficial values by acting as natural filters, providing water storage, and recharging ground water aquifers. They can also provide habitat for a variety of biologically unique flora and fauna. The on-site floodplains and wetlands provide the following functions and values: water storage and water quality protection, habitat for common plants, natural flood and erosion control, and potential food resources for common wildlife. HUD has considered the following factors, alternatives and mitigation measures to be taken to minimize adverse impacts and to restore and preserve natural and beneficial values of the floodplain and wetlands: (i) Based on the demand for this type of development in the area, proximity to commercial and community services, appropriate zoning designation, minimal impact to the non-wetland waters by the proposed site-specific design, the fact that there are no recognized environmental conditions associated with the subject property that would impact the health and safety of future occupants, and the fact that the proposed action meets the housing goal of the City of Hardeeville Comprehensive Plan by giving a housing choice to current and future residents of all income levels, the subject property has been identified as the ideal location for the proposed development. (ii) Alternatives to constructing the proposed development within the identified floodplain and wetland areas were investigated for the proposed development, including the "no action" alternative. The proposed multi-family development is needed to address the growing demand for housing in this area and would increase the real estate tax base. If the selected alternative was to not develop the proposed multi-family complex, the housing demand for this area would not be met. The proposed development would provide a safe and desirable housing community for the residents of the City of Hardeeville. Therefore, the no-action alternative would not achieve any of the benefits attributed to the proposed activities. It would not satisfy the current need for the development in this area. (iii) To comply with the Executive Order, the Sponsor has entered into consultation with registered engineers who have prepared development plans that minimize the effects of the impacts to the floodplains and wetlands located on the subject property. The Sponsor has obtained a Conditional Letter of Map Revision based on Fill (CLOMR-F), Case Number 25-04-4062C, dated August 25, 2025, from FEMA removing the area of the proposed development activities from the 100-year floodplain. As the entire subject property is within the FFRMS floodplain, proposed residential spaces would need to be constructed to or above the FFRMS floodplain elevation of 18.8 feet and non-residential spaces either elevated to or floodproofed to the FFRMS floodplain elevation of 18.8 feet. According to Site Layout Plans prepared by Ward Edwards Engineering, the finished floor elevations of the residential spaces will be constructed above the FFRMS floodplain elevation of 18.8 feet. In addition, eight (8) non-residential garages will require floodproofing to the FFRMS elevation of 18.8 feet. A Letter of Map Revision based on Fill (LOMR-F) will be obtained at the completion of construction. As such, the proposed development will mitigate the potential impacts to lives and property by ensuring that the residential structures are constructed above the base flood elevation. In order to prevent a loss of available water storage capacity and water quality, a stormwater management system is proposed. According to the Comprehensive Stormwater Pollution Prevention Plan (C-SWPPP) produced by Ward Edwards Engineering, dated August 12, 2025, in order to meet local and state stormwater requirements, the development is proposing to utilize underground detention that will outfall into the adjacent existing wetland system that will ultimately outfall to the New River. A proposed 4' by 12' box culvert will be constructed to reroute the existing canal through the site. The culvert is 459 feet long with inlets in the driveways to allow for stormwater runoff to drain through the channel. The box culvert was sized to ensure positive flow through the system for existing and proposed development. Therefore, the proposed development within the floodplain will not cause an increase in flooding on downstream properties, as the runoff will be retained on-site and released at a controlled rate. According to a Threatened and Endangered Species Habitat Assessment completed by Terracon for both federally and state listed species, suitable habitat is only believed to be present for two (2) species, the Northern Long-eared Bat and Tricolored Bat. As such, a Time of Year Clearing Restriction must be observed in which no trees may be cleared between December 15th – February 15th and May 1st – July 15th. With observance of the time of year clearing restriction, the proposed undertaking May Affect, but is Not Likely to Adversely Affect, the Northern Long-eared Bat or Tricolored Bat. Additionally, while filling and grading of the existing manmade canal will lead to permanent impacts to habitat area, the limited area proposed for impact (0.15 acres) should not have a significant impact on fauna given the fact that wildlife may relocate to similar communities that will be preserved on-site. Additionally, the canal will be relocated, providing additional habitat. As such, the proposed undertaking will not adversely affect living flora and fauna resources. The developer previously purchased 2.3 Freshwater Wetland mitigation credits from the Palmetto Umbrella Mitigation Bank – Great Swamp Mitigation Site to meet the compensatory mitigation requirements of Corps Permit SAC-2023-00685. Since those impacts were never completed, the developer has requested a variance to utilize the previously-purchased credits towards the 2,014 stream mitigation credits required to compensate for the proposed impacts to 0.15 acres (590 linear feet) of non-wetland waters, since the new proposed canal will provide the same ecological functions that will be lost from filling of the existing manmade canal. HUD has reevaluated the alternatives to building in the floodplain and wetlands and has determined that it has no practicable alternative. Environmental files that document compliance with Steps 3 through 6 of Executive Orders 11988, 11990, and 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 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. 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 consider 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 November 27, 2025 [a minimum 7 calendar day comment period will begin the day after the publication and end on the 7th day after the publication]: HUD, 400 W Bay Street, Suite 1015, Jacksonville, Florida 32202, Attention: Mark Malec, Branch Chief, Technical Team. Mark Malec's direct phone number is (904) 208-6054 and email is Mark.E.Malec@hud.gov. 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 southeast.production@hud.gov. Jonathan Mosley, acting in his capacity as Production Division Director of the HUD Multifamily Southeast Regional Center, is the HUD Approving Official. IPL0291893 Nov 20 2025