sawmill forest pud 13 - beaufort county · boundary survey sawmill forest pud fema flood-zone map...

SAWMILL FOREST

PUD 600 - 13

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Njr J.B. JOHNSON (UN~LOPfD)

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JRACT ,*-2 8.53 Ac.

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HfRtTAGE nwsr

PLANNED uNiT ...... T (r::Ar::~YH'!::":;Tr':) S \ . BY REZONING .r +.,. ~ I

This masterpIan ","sents the I 0 • ~ for dlYelopment approved by action otthe::::::~'--....-------- ~ \ \ "i..::'" Beeubt County CcuIcII. ,.,Gtt?!/~ the --- ___ ~~~~~-~~ _~~~~J ~J~~ result of a I!CJIIISt b '"'' to PUD status. --.; --- __ My further developmat action must be consistent - --~!._-o.- 'II tl -with this approved.,ro_;p-... -.~-

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IILV.'fTON :69 CJlloun Slreel

loll OtQoc Dnc 171' Blut'tton, /i.e. mlO

(RO'l) 7$'7.8lU FAX: (803) 7S1.7Glll

Vk:loria Mullen, Chairman

LE\\lS J. HAMMET ATI'OR!'."EY AND COl'NSEl.OR

AT LAW otfioe ~IIO~ In:

Sep!ember 7, 1995

BeQuCon County Council Planning Bnd Development Commillee 100 Ribaut Road

HlJ.'l'ON H&.W WlAND Sc.t. PIGcf Cel'llcr Bl'c:aI\iw l1aa

Suite 21' HiltoD H-S h.Ito4, S.C'. Z992:B

(803) ,tI·S8811 FAX: (800) 071·SS98

Pes! Office Oruwer 1228 BeBuCar!, S.C. Z9901·1228 ~. &.. i-who. S ..A.J!. C<lA.>'<-l. cI

Y. J.... ):> / a. /.. /.A)" <i b.. PCLl-!y,·LA. h . Sawmill Forest pu~ ReUlning 0-1' I' ro \/ oJ). Re: Applicant Acceptance of Conditions

Dear Vickie:

In keeping with the request of YOllC Committee, I hereby submit the applicant's apprOVllI and eonsent to having the condilians discussed by your Commillee add": to !be rewning application [or Sawmill Fores! PUD. We request that County Council proceed wi!b Second Reading. including these conditions.

The following conditions are hereby accepted by the applicant:

1. The intersection of TrimbJeston Lane and U.S. 278 shall confirm to standards outlined in the mosl CLUrent issue of the A Policy ond Geomegk Destyn of HWiwan and Srree\s. (ASHTO, 1990).

2. Trimbleston Lane shan be brought up to SCOOT standards to accommodate increased traffic, by the Sawmill FateS! Developer, as de~neated in Beaufort County OSO, Section 5.2.1.4, from the Highway 278 intersection 10 the entrance to Sawmill Forest POO.

3. ' The site drainage facilities for Sawmill Forest PUD shall meet or exceed all current drainage standards contained in Section 5.4 of the DSO. Furthermore, additional measures shall be incorporated intO the system design and installation process to ~nsure. to the grCtltC1jt degree pra.ctical, that no adverse dowIl.'nreB.m impacts from site runoff of siltation or other pollutants arc caused by SawoUll Forest development. These additionru measures shall be as approved by the;: County Engineer, to include the e1ements documented between applicant and !be County Engineer .

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4. Applicant is encouraged to provide sidewalks andlor paths within the development to allow pedestrian traffic between different land use areas, and applicant agrees to incorporate such paths between land use areas into any final development design.

S. OveraJi density for the development shall equal Residential Density minus Commercial Density (Should the designated NeD area be developed as such, Residential Density Units otberwise aJlowed for the NCD area shaJl be eliminated from overall Residential Density.)

As the attorney for Applicant, I am authorized to §ubmit the above, and we respectfully request that the COUllty Council proceed with Second Reading of the Sawmill Forest PUD, subject to these conditions. Please call me if you have any questions.

cc. John Cardamone

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SAWMILL FOREST P.U.D.

• TABLE OF CONTENTS

EXHIBITS ..... _ ................................................................................... _ ............. i

PLANNlN'G TEAM ................................................................. ~ .................. _ ..... ii

PUD ZONlN'G APPLICA nON FORM ............................................................ lli

ZONING I DEVELOPMENT AMENDMENT FORM ...... " ................. _ ....... iv

VICINI'IY MAP .................................................................................................. v

AERIAL PHOroGRAPH ................................................................................. vi

L PROJ'ECT .INmODUcrION ................................................................ 1

• n. CURRENT ZONIN'G STA TUS. .............................................................. 2

m. EXISTIN'G CONDmONs ..................................................................... 5

lV. DEVEIDPMENT PLAN ................................ _ ................ ..: .................... 7 A. LAND USES .. _ .............................................. _ .......................... 8 B. PHASIN'G ............. _ ••• ~ ............ _ •••••••••••••••••••••• _._ ••••••••••••••••••••••• 9 C. SITE DESIGN & DEVELOPMENT STANDARDS ..... "" ...... lO D. 'UTnJTY SERVIcES .......................................... _ .................... 11 E. ACCESS ........................ _ ............................................................. 13 F. PROPOSED STREETS._ ... " .......................... _ ......................... 14

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EXHIBITS:

EXHIBIT A EXHIBITB EXHIBITC EXHIBITC-I EXHIBITC-l EXHIBITD

EXHIBITE EXHIBITF EXHIBITG EXHIBITH EXHIBIT I

EXHIBITJ EXHIBITK

EXHIBITL EXHIBITM EXHIBITN

EXHIBIT 0

EXHIBITP EXHIBITQ

EXHIBITR EXHIBITS EXHIBITT EXHIBITU EXHIBIT V EXHIBITW EXHIBIT X EXHIBITY

SAWMILL FOREST P.u.D_

VICINITY MAP AERIAL PHOTOGRAPH (REDUCTION) ZONING MAP ZONING CERTIFICATION LETTER ZONING MAP; LARGE SCALE OAKFOREST EQUESTRIAN CENTER PLATIPROPERTY BOUNDARY SURVEY SAWMILL FOREST PUD FEMA FLOOD-ZONE MAP SOILS MAP WETLANDS SURVEY LETTER OF APPROVAL - U.S.ARMY CORPS OF ENGINEERS TOPOGRAPIDC MAP LETTER FROM BEAUFORT JASPER WATER & SEWER AUTHORITY; WASTE WATER TREATMENT PROVIDER

. CONCEPTUAL WATER DISTRIBUTION MASTER PLAN CONCEPTUAL SANITARY SEWER MASTER PLAN LETTER FROM BLUFFTON FIRE DISTRICT (FIRE SAFETY FORM) LE'I"I'ER FROM SOUTH CAROLINA DEPARTMENT OF HEALTH & ENVIRONMENTAL CONTROL (SCDHEC)WATER & SEWER SERVICE CONCEPTUAL MASTER DRAINAGE PLAN LETTER FROM OFFICE OF OCEAN & COASTAL RESOURCE MANAGEMENT (OCRM) LETTER FROM COUNTY ENGINEER LETTER FROM PALMETTO ELECTRIC COOPERATIVE LETTER FROM BLUFFTON TELEPHONE COMPANY LETTER FROM WASTE MANAGEMENT OF BLUFFTON ACCESS EASEMENT AGREEMENTS PROPOSED STREET NAMES LAND OWNER'S AUTHORIZATION CURRENTDSO

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• PLANNING TEAM

SA WMII..L FOREST LLC. . ......................................... _ .............. , ........ APPLICANT

OAKFOREST EQUESTRIAN CENTER, INC._ .............................. LAND OWNER

'KENNETH F.P. SKODACEK. ......................................................... LAND PIAN'NER

WOOD AND PARTN'ERS._ ............................................. LANDSCAPE ARCWIEcr

CONNOR & ASSOCIATES ............... _ ............... CIVIL ENGINEER I SURVEYOR

STEPHEN S. BIR.D, ESQ ................. ; ........................................... LEGAL COUNSEL

LEWIS J. HAMMET, ESQ ......................................... _ ....... PUD LEGAL COUNSEL

NEWKIRK ENVIRONMENTAL CONSULTANTS, INC ....... ENVIRONMENTAL

PERMAR & RAVENEL, INC .................................. MARKETING CONSULTANTS

• BROCKINGTON AND ASSOC., INC ....... .ARCHAEOLOGICAL CONSULTANTS

WHITAKER LADORA TORY .......................... GEOTECHNICAL CONSULTANTS

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IlATE AI'I'UCATION ACCEPTED:

COUNTY Of II~AUmRT, SOUTII CAROUNA ZONING 8:. IlEVEUWMENT STANDARDS ORIlINANC~

.. I'LANNED UNIT DEVELOI'MENT ..

RI'l'ElVW Ill': flUNG FEE: RECEIPT.: PROJECT TYP~: PLANNED UNIT DEVEI OPMF.NT

I'ROJ~CT NAM~:

il~~~~~E~~~~R r~?EN1'EF • SAWMILL FOREST TI'I.I'PI10NI''' O .. ~ .. 5983

INC.

API'LiCANT ~EVELOI'ER) NAME, ADDRESS PR SAWMIL FOREST L.L.C. INGLE FAMILY MULTI FAMILY OVERALL 16 BRAMS POINT ROAD. HILTON HEAD. SC see text see text 8

PROJECT LOCATION OIg~~n MAP.: LAND AREA (TOTAL) LAND AREA(COMM) SIF LOTS

U.S.HWY 278 and 32 43.55 TRIMBLESTON RD

~c9:ftru LAND AREA (RES) I LAND AREA(OTHER) MIFLOTS 103 -PREI.IMINARY A!'PLICA' 101'1_ NFOR I REOli RED-

1:J SIX IlLACK OR IlLUE LINE PRINTS OF TilE Ixmr PROPOSED OWNERSIIIP, MAINTENANCE OF . IlEVELOI'MENT MASTER pLAN(S) ROADS, DRAINAGE SYSTEM, WATER/SEWER

OPEN SPACE, AMENITIES XJ VICINITY MAP SIIOWING PROJECT LOCATION

Fe PROPOSED ACCESS TO EXISTING ROADS XJ DeVELOPMENT PROPERTY DOUNDARY LINES

AND DIMENSIONS )[J PROPOSED SETUACKS, DUFFERS, OPEN SPACE AND LANDSCAPED AREAS

~ EXISTING ROADS, STREETS,IIIGHWAYS (NAME NUMDER AND RIGHT.<JF-WAY WIDTH) ON OR JtJ SPECIAL DISTRICT OOUNDARY LINES (FLOOD ADJACENT TO DEVELOPMENT PROPERTY HAZARD DISTRICT, CONSERVATION DlSTRICl1

XI EXISTING DRAINAGE FACILITIES, CANALS, Xl TOPOORApl1IC SURVEY DITCHES '" WATER COURSES ON AND ADJACENT TO PROPERTY 10 PRELIMINARY STORMWATER DRAINAGE PLAN

jEl EXISTING RIVERS, CREEKS, MARSIIES '" WET- lQ PRELIMINARY WATER SUPPLY, AND LANDS ON '" ADJACENT TO PROPERTY SEW AGE DISPOSAL I'LAN

~ ADJACENT I'ROI'ERTY OWNERS NAME AND 10 PROPOSED I'HASING EXISTING LAND USE (RESIDENTIAL, UNDEVE- ra LOPED. OR COMMERCIAL. ETC.) DEACH. DUNE, DUNE VEGETATION I'RESER-

VATION PLAN(DEACII DEVELOP. DlSTRICl) 1Il EXISTING EASEMENTS (TYPE. WIDTI1, AND

~ DIRECTION) ON.!; ADJACENT TO PROPERTY PROPOSED ARRANGEMENT OF LAND USES, ACREAGE OF EACII USE AREA. TYPE OF USE

XI EXISTING DUILDINGS, STRUCTURES AND· 8:. DENSITY (RESIDENTIAL) EACII AREA FACILITIES ON DEVELOPMENT PROPERTY

IS PREUMINARY LETTERS OF CAPAOIUTY AND XI SEAL OF REGISTERED ENGINEER INTENT TO SERVE WATER. SEWER FROM

AFFECTED AGENCY j;l MUNICIPAL OR COUNTY 1I0UNDARY LINES

WITIIiN OR CONTIGUOUS TO DEVELOI'MENT l!i IIEALTII DEPARTMENT PREUMINARY COM-PROPERTY MENTS OR AI'PROV Al OF PROPOSED WATER

SUPPLY, SEWAGE DISPOSAl. MlITilOilS ~ NARRATIVE DESCRIIIING TilE INTENT AND

SCOI'E OF TilE PROJECT 1!:1 OTHER AGENCY PRELIMINARY COMMENTS OR APPROVALS ON ELEMENTS OF TilE PROPOSED

~ pROl'OSED 1.0T LA YOUTIDESIGN, NUMBER DEVELOPMENT OVER WlIICH SUCII AGENCIES OF lOTSlUNITS IIA VI' PERMITTING AUTIIORITY (US ARMY

CORPS OF ENGINEERS. SC COASTAL COUNCil .. Xl I'ROI'OSED STREET RIGIIT-OF-W A Y WIilTII FIRE DISTRICT AND 1I0ARD OF ADJUSTMENTS

TOTAL MILES PROPOSE!)

COUNTY (,OUN(,II. ACTION: lEJ PROI'OSED STREET NAMES A!'!'ROVED DATE

UlSAI'I'I\OVEIl DATE lEJ COUNTY ENGINEER AI'I'ROV AI. OF

PRELIMINARY DRAINAGE I'LAN 0 SCOII&I'T ENCROACIIMENT I'ERMIT :l§C FIRE OFFICIAL AI'I'ROVAL DATE OF I'UOLIC NOTICE:

DATE OF SCIlEIllII.ED REVIEW I>ATE OF I'~" •• M A 1'1">('" A'

APl'LiCANrs SIGNATURE ~-4'4:,.,. = <i 11u:m£.#kr' IlATE 7/'/15- ,

LANDOWNER'S SIGNilTUII-S;; Exhi bi t X DATE: 00008

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ZJD FILE NO. __ _

BEAUFORT tOUNTY. SOUTH CAROLINA PROPOSED ZONING/DEVELOPMENT AMENDMENT

To: The Chairman and Members, Beaufort County Council

The undersigned hereby respectfully requests that the Beaufort County Zoning and Development Standards Ordinance be amended as described below:

I. This is a request for a change in the: (Check as appropriate)

(X)Zoning Map Designation () ZoninglDevelopment Text

2. Give exact information to,locate the property for which you propose a change:

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District No. 600 Map NO . ....JL Parcel No. 2J.......1j1ru 103 Square feet or acres of subject property 43.55 acres

How is this property presently zoned? (Check one) ( ) OCD

( ) CPO ( ) ROD QC)DD ( ) GR-4 ( ) GR-8

( ) GR-12 ()GR-16 ( ) GR-20 ( ) NPD-I ( ) NPD-2

( ) NPD-2 ( ) NPD-3 ( ) NPD-4 ( )NC ( ) GeD

( )RAD ( ) RCD ()ID ( ) PUD ( ) LID

4. What new zoning do you propose for this property? PUD (Under item 8 explain why this area should be rezoned as you propose.)

5. Do you own all of the property proposed for the zoning change? Yes ( ) Noe<:)

If NO, give location of the property involved which applicant does not own and nan1e and address of the/those owner(s): All property owned by,

Seabrook Equestrian Center, Inc. c/o Rory Scallon 217 A Dtlckingliam LanE Bluffton, SC. 29901

6. lfthis request also involves a proposed change in the Zoning & Development Standards Ordinance Text, which section(s) will be affected?

Section see application notebook

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7. Explain proposed text change and reaSons therefore in item 8.

8. Explanation: __ s_ee application notebook

(Continue on separate sheet, as necessary)

9. Is this property subject to an Overlay District? Check those which may apply: BDOD () FHOD () AOD () HPOD () HCOD () 278 COD ( )

It is understood by the undersigned that while this application will be carefully reviewed and considered, the burden of proof for the proposed amendment rests with the applicant. . C

~~d' ?M-/ );1..'-0..,.,~ ·7nenvU....-' Signature of Applicant ' Date

Printed Name __ s.,..afrWffi--'l't ... il"'l ........ F_o.,.r",....e.".s ... t_L".".. L=, C_, ____________ _ 16 Brams Point Road Hilton Head Island, SC, 29926 Address _____________________________ __

803-689-3839 Telephone Number _______________________ _

BDOD - Beach Development Overlay District FHOD - Flood Hazard Overlay District AOD - Airport Overlay District HPOD - Historic Preservation Overlay District HCOD - Highway Corridor Overlay District US Hwy. 278/278 Extension Corridor Overlay District

For amendment requests which affect district zoning, a posting notice must be placed on the affected property at least fifteen (15) days prior to scheduled review by the Planning Board. The notice will be provided by the zoning/development office but you arc responsible for its placement on the property.

Date Received ___________ __ Dale Notice Provided __________ ~ Date Forwarded Date of Planning Board Review ___ _ Date of County Council Action Approved _ Disapproved _ Modified __ _

Please submit original form and two (2) copies

(4/90. modified 1191)

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FERNLAKES SUBDMSION

BLUFFTON

WADDELL

CENTER

VICINITY MAP SAWMILL FOREST P.U.D.

EXBWIT A

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EXHIBIT B

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1. PROJEer INTRODUcnON

This rezoning application seeks to establisb the Sawmill Forest Planned Unit Development (PUD) Zoning District bereinafter referred to as the Sawmill Forest PUD. The development will answer a need for modest priced multifamily and or single family bousing in tbe Blumon I Hilton Head region of Soutbem Beaufort County.

Conveniently located to minimize travel distance to work and sbopplng destinations, the proposed project will access blgbway 278 via tbe new Burnt Church Road median crossing intersection. Located behind tbe Grayco Home Center, Sawmill Forest PUD wID be removed from tbe view of highway 278 travelers yet readily accessible to tbe bigbway. A secondary entrance is under consideration.

A modest area of nelgbborbood commercial property on tbe soutb side of tbe PUD would compliment the planned aait development witb low impact commercial uses. The development will bave a combination of single family, multi-family, recreation, open space, and commercial uses witb tbe ability to flex as market conditions vary. The Sawmill Forest PUD will be a well planned, conveniendy located, professionally developed community which wID be an asset to out county. The development is in response to a both a current and a future demand for midcost housing in soutbem Beaufort County.

The maximum total multi-family coant for the property wID be three bundred forty seven units for forty three point four acres. The commerdal property will not exceed six acres and the single family units will not exceed three bundred units for the forty three point four acres.

The Commercial development use requested is similar to the Neighborhood Commercial District under County law (including by right and conditional uses) and the modifIed Nelghborbood Commercial allowed for PUD applications witbin a Development District. The Applicant believes tbat tbis less intense Commercial use provides the necessary Oexibility within tbe plan, wbile reducing total development impact and preventing many of the more intense and potentiaDy incompatible uses allowed under a General Commercial District.

The existing conditions oftbis application are explained under Section m and tbe full Development Plan proposed for tbe Sawmill Forest PUD is set fortb under Section IV of this application •

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SAWMILL FOREST P.u.D.

Sawmill Forest Limited LiabUity Company respectfully requests that Beaufort County approve this application and rezone the subject property to establish the Sawmill Forest PUD Zoning Distriet.

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n. CURRENT ZONING STATUS

The county council previously zoned this property DD (Development District) which allows four units per acre with the expansion to eight unit per acre with water and sewer avaUabillty to the property. A copy of the approved zoning map is attached (see exhibit C).

The applicant has entered into a purchase contract with the property owner. The property owner has authorized the applicant (see Exhibit X) to seek rezoning approval from Beanfort County.

The present zoning aUowl both Multi-Family (MF) and Single Family (SF) as well as Commercial Development up to twenty percent (20%) of the land area of a PUD.

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m,l; -OFFICIAL ZONING' MAP- I

f ~' ", BEAUFORT COUNTY. SOUTH CAROLINA

,il ADOPTED: MARCH 26, 1990

RO.MO ': 90-3 1~

CHAIRWAH.8£AUfORTiICOUHTY COUNCIL

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MAP NO.

600-12

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SCALE: I~ = 600'

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- EXHIBIT

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Robert E. Klink, P.E. County Engineer

Mike Ar1tinson G.1.S. Coordinator

Af1hur l. Cummings Director

Buildings Codes

Charles R. Gatch Zoning & Development

Manager

Summer l. Rulharford Interim Director 01

Planning

COUNTY COUNCIL OF BEAUFORT COUNTY

Beaufort County Development Division

1000 Ribaut Road' Post Office Drawer 1228

Beaufort, South Carolina 29901-1228

Phone (803) 525-7212 FAX (803) 525-7113/7102

April 14, 1995

Mr. John Cardamone 10 Brams Point Road Hilton Head Island, SC 29928

Re; Zoning Certification-District 600, Map 32, Parcels 5,93,94,95,96,97,98,99,100,101,102.and 103

Dear Mr. Cardamone:

This is to certify that a portion of parcel 5 is currently zoned General Commercial for a depth of 500 feet back from and parallel to the Highway 278 right of way and the remainder of the parcel 5 and the other referenced parcels are zoned Development District. In addition, the Highway Corridor Overlay District and the Highway 278 Corridor Overlay District impact the commercial zoned portion of parcel 5. None of the referenced parcels lie within the area impacted by the current development permit moratorium.

Sincerely,

~t9£¥-><I OI?t-/;r-Charles Gatch Zoning & Development Administrator

EXHIBIT C.:.l

'Professiona{{!f we seT7Je; Personaffg We care!" ". 00017

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6 95 oc. til;" I ~21 oC. WI fl.

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EXHIBIT C-2

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Certified representation of zoning boundary lines and districts.

~~/ Charles Gatch', Zoning and

Development Manager

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July 5, 1995

Me. J. John Cardamone 16 Brams Point Road Hilton Head Island, SC 29926

Dear John:

Seabrook Equestrian Center, Inc. P.O. Box 22463

Hilton Head Island, SC 29925

This letter will acknowledge that we have a contract dated April 13, 1995 for you to purchase the approximate 43.55 acres currently referred to as Oakforest Subdivision and located in Bluffton Township, Beaufort County, South Carolina. You have the permission of Seabrook Equestrian Center, Inc., the current owner, of the described property, to make a Planned Unit Development re-zoning application as necessary with any agencies or institutions provided that the re-zoning does not preclude my original development plans. I understand that the application will refer to the subject property as Sawmill Forest, PUD.

Please let me know if I can assist you further in t11is respect.

~\ I rdially yours, .

Rory Scallan President Seabrook Equestrian Center, Inc.

EXHIBIT X

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m. EXISTING CONDmONS

The subject property, owned by the Oaldorest Equestrian Center, Inc. is located approximately rIVe hundred feet north orthe new Burnt Church Road intersection with highway 278. The property is west of Trembleston Lane and north of the Grayco home center property. The lands of 1. B. Johnson border the subject property on the south and west sides and the South Carolina Wildlife Preserve borders the property to the East. Lands of J. W. Johnson are adjacent to the north property line and property owned by Brookbaft, Inc. Is adjacent to the south property line

Water and sewer service is located at the southeast comer of the Grayco Home Center property. The property is approximately ninety rIVe percent generally well drained high ground with elevations ranging from fifteen to twenty rIVe feet MSL. See Exhibit J.

This application seeks rezoning of the forty three point four acre Oaldorest Equestrian Center to ereate a separate PUD for the development of the project to be )mown as Sawmill Forest.

The Oaldorest Equestrian Centerl boundary survey plat of the property, shown as Exhibit D, contains the foDowing information:

(a) Vicinity Map (b) Boundary and dimensions (c) ExiSting Roads (d) Adjacent property owners (e) Existing easements (f) Existing structures (g) U,S. Army Corps of Engineers Jurisdictional Wetlands

The soils (see exhibit G) are predominantly Ridgeland Fine Sand and Rosedhu Fine Sand.

A majority of the property is covered with a mix or tall second growth pine and hardwood with the exception of the lake and road right of ways which have been cl~red. .

Adequate storm drainage will be provided using the existing wetlands, a newly constructed pond and future storm water retention areas and lagoons.

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Beaufort/Jasper Water and Sewer Authority is committed to serve the development witb potable water for domestic use and fire protection and to provide wastewater coUection and treatment as well as treated effluent holding capacity (see Exhibit K).

The fresbwater wedands (see exhibit D) within tbe project were delineated by the firm of Mr. Todd BaDantine and surveyed by Connor & Assoeiates, Ine. on December 7, 1993. The U.s.Army Corp. of Engineers verified tbe freshwater wedands delineation by letter dated February 14, 1994. See Exhibit L

Subsequently, the freshwater wedands have been redelineated by Newkirk Environmental Consultants in June 1995 and resnrveyed by Connor & Associates. Ine. in June 1995. (See Exhibit H) The U.S. Army Corps of Engineers is expected to reverifY the freshwater wetlands delineation prior to September 1995.

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'" , ...... , ...... 11a.M" Sl4'O\'5TE CO 71\.00' 00.00' ...... S4.!'lO'23"E CO 71\.00' ,....,. ,~ ... $14158'OT[ CO 71\.00' 43.71' ...... N22'OI':n~ <:7 , ... 00' 72.04' 71 .... N22'0t'22'"W CO '7&00' , ...... 142.64' 5 ... ",,'08"[ CO ''''00' , ...... 'OUI1' 514'44I'oe"[

01. 128,11' , ...... 12. ... ge· N1~'20'"W 01' "'00' n .... ,.,... N'0'3,'24"W 01' 178.11' 131.or , ...... M05"2l'JO'"W 01. t2B.U" 1180'S" 112.22' tm5'08'18"W ct. t7&I1' 12M' 12. ... ...... '2O'W O1S 3000' ..... ...... S44'S3'5O"w 010 00.00' "0.4" .... ,. S4e"Q0'10"C ct7 = ... 2031." ....... S72'44'2.3~ ct. '7"'2' 118.40" 117.02' ~a·50·W ct. ''''00' .... ,. ...... SJO'02'55"W C20 ,"'00' 171.'e" ,.ta' SUne'04"[

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1t~~LYTO

ATTINTION 0'

Regulatory Branch

Mr. Todd Ballantine Post Office Box 23032

CHARLESTON DISTRICT. CORPS OP"'9rlGINE!"S

P.O.IOX.UI

CHARt-ESTON. S.C. 20402·0010

February 14, 1994

Hilton Head Island, South Carolina 29925

Dear Mr. Ballantine:

This is in response to your letter dated December IS, 1993, with an enclosed survey plat prepared by Connor & Associates, Inc., dated December 7, 1993, and entitled "A Wetland Survey of Two Parcels Totaling 107.92 Acres U.S. Hwy. 278, Bluffton Township, Beaufort County, South Carolina."

This plat depicts a wetland boundary as established by your firm. You have requested that this office verify the accuracy of this wetland mapping as a true representation of wetlands within the regulatory authority of this office. The property in question is owned by J. B. Johnson, and is designated as, "J.B. Johnson 98.06 Acres", and is located off of U. S. Hwy 278 near Bluffton in Beaufort County, South Carolina, and contains 32.71 acres of wetl ands .

Based on an on-site inspection, aerial photo and soil survey review, it has been determined that the wetland boundary is an accurate representation of wetlands within our regulatory authority.

In future correspondence concerning this matter, please refer to SAC-81-92-1034. You may still need State or local assent. Prior to performing any work, you should contact the South 'Carolina Coastal Council. A copy of this letter is being forwarded to the addressees on the enclosed list for their i nformat i on.

Please be advised that this determination is valid for three years from the date of this letter unless new information warrants revision of the delineation before the expiration date. All actions concerning this determination must be complete within this time frame, or an additional wetland delineation must be conducted.

If you have any questions regarding this matter, please contact me at (803) 727-4556.

EX:HIBI'I I

Respectfully,

Jake Duncan Biologist

il- 00024

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, BEAUFORT AND JASPER COUNTIE~, SOUTH CAROLINA SHEET NUMBER 92

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SOIL SURVEY OF :)

Beaufo~,t and Jasper Counties , South Carolina !

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00025

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FXIBIT H

00026

•

•

•

SAWMILL FOREST P.u.D .

IV. DEVEWPMENT PLAN

Sawmill Forest LLC. proposes not to exceed three hundred forty seven (347) units on the forty three point fonr acre site. The project will be devdoped in accordance with the Master Plan (Sawmill Forest PUD) by Kenneth Skodacek and shown in Exbibit E. In addition of residential uses there will be community recreational, neighborhood commercial, and open space uses as further described in this section.

The density, distribution ofunits and unit count does not limit the rights of the applicant to acquire additional land and expand the boundaries of the Sawmill Forest PUD, and thus increase the total number of dwelling units. Potential expansion may require rezoning approval and will be processed accordingly, however, future expansions wiD not afrect the unit count and density approved by this application.

In no case will the Multi-Family density exceed sixteen units per acre of the total Multi-Family areas and in no case will the Single Family density exceed seven units per acre in the total Single Family areas. The total project density will not exceed eight units per acre for the total of the Multi-Family and Single Family areas. The Commercial property will not exceed fourteen percent of the total land area. The table below helps illilstrate these restrictions:

Maximum Maximum Maximum DweDing Gross Dwelling unit.! density units acres per acre

Single Family 7 dulac 347 units 43.4 ae. 8 dulac

Multi-Family 16 dulac

Commercial 6 acres

6

, 00027

•

•

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A. LAND USES

The following land use categories as designated on the master plan, shaD have the foUowing allowed permitted uses and development parameten.

7

1. Single Family Residential (SF)

The designation allows for the construction of single family units both detached and attached. The units will be developed in accordance with the Community Covenants and Restrictions (CCR's).

Permitted Uses:

a.

b.

Co

d.

e.

r.

Dwelling Units (1) Detached Single Family

(a) Minimum lot size - 3,500 square feet for detached single famUy units.

(2) Attached Single FamUy (a) Minimum lot size - 1,250 square feet for attached

units. Accessory buildings, private swimming pools, and home occupations ifallowed under private conveyances. Model homes, sales lind development office Open space (1) Landscape areas (2) Lagoons, ponds, Impoundments, and lakes (3) Freshwater wetlands and bulTen (4) Wildlife preserves & bulTen (5) Conservation easements (6) Garden plots (7) Recreational areas Temporary construction facHities (1) Storage (2) Staging (3) Disposal yards (4) Construction signs (5) Office . (6) Office milen Utilities including but not limited to power, telephone, water, sewer, drainage lagoon, and telecommunications.

, ... 00028

•

•

• 8

SAWMilL FOREST P.U.D.

g. Community roads h. All uses in 3, Community Recreation FacUities (CRF). i. All uses in 2, Multi-Family Residential (MF) j. All uses in 4, Community Entrance! Sales Center

2. Multi-Family Residential (MF)

3.

The designation allows for the construction of multi-family dweUing units which will be designed and built in accordance with the community covenants and restrictions.

Permitted uses:

a. Multi-Family not to exceed three hundred forty eight total units.

b. All uses in 1. Single Family Residential (SF). c. All uses in 3. Community Recreation FacUities (CRF). d. AU uses in 4. Community Entrance I Sales Center.

Community Recreation FacUities (CRF)

This use provides for central recreation complexes to serve the commnnity. These facUlties may have Indoor recreation, meeting, banquet, fitness, and hobby space. These facilities may be buUt in a complex of multiple buildings over the life of the development. Outdoor reereation facilities may indude a pool, tennis, croquet, lawn bowling, parks, playgrounds. trails & paths. and other recreational uses.

Permitted uses:

a. Recreational buildings b. Accessory buildings c. Community offices d. Outdoor recreational facUities e. Maintenance and storage facilities f. Commercial uses associated with

(1) Club houses (2) Snack bar/griD (3) Convenience goods for residents and guests

00029

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•

9

•


g. Ligbted outdoor recreational racUities b. Man deposit and pickup racility i. All uses in 1. Single FamiJy Residential (SF) j. All uses in 2. Molti-family Residential (MFR) k. All uses in 4. Community Entrance! Sales Center (CElSC)

4. Community Entrance I Sales Center

Tbis Community Entrance ISaies Center will reature an attractively Iandseaped entrance to tbe community, the sales offices, model bomes. and related services. hi order to provide ruture flexibility ror the community, tbis area may include office racilitles.

Permitted uses:

a. b. Co

d. e.

Sales. proressional, and financial services offices Modelbomes All uses in 1. Single Family Residential (SF) AII·uses in 2. Multi-Family Residential (MF) All uses in 3. Commnnity Recreational FacUities (CRF)

5. Neigbborhood Commercial (NC)

Tb~ Neighborbood Commercial area allows ror tbe development or a limited use, low impact commercial area to provide essential services to residents and tbeir guests and to runmon as part or a commercial node ror tbe general public as anticipated by the original Beanrort County Zoning Map. All rererences to the "current" DSO shall mean "current" as or July 1,1995.

Permitted uses:

a. General and proressional offices, including medical and bealtb services.

b. General retail, service business and sbopping centers unless specifically prohibited under prohibited uses below.

.. 00030

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10 •

SAWMILL FOREST P.U.O.

Co Uses aDowed in Neigbborbood Commercial District and Development District under current Beaufort County Zoning and Development Standards Ordinance, both by right and conditional uses unless specificaDy probibited under probibited uses below.

d. The Otber Requirement Section 4.11.5 ortbe Beaufort County Zoning and Development Standards Ordinance sbaD apply to aU Commercial Development within tbe Neigbborbood Commercial Area.

e. All uses in I., Single Family Residential (SF). f. AU uses In 2., Multi-Family Residential (MF). g. All uses in 3., Community Recreational Facilities (CRF). b. All uses in 4., Community Entrancr/ Sales Center (CE/SC)

•

Probibited uses:

The foUowing Commercial uses wbicb are presently allowed under Beaufort County Zoning and Development Standards Ordinance witbin Neighborhood Commercial or General Commercial Districts are specificaDy prohibited:

a. Junk yard or auto salvage yards b. SoUd waste transfer facilities or recycle centers Co AutomobUe service station d. Animal bospital, dinic, or kennel Co Recreational vebide park or camping facility r. Miniature golf g. Go-eart racing facility b. Waterslide or wave pools i. RoUer coaster j. Telecommunications tower k. Telegrapb offices L Telepbone exchange m. Publicly owned and operated building n. Cub, lodge, union baD; or social center o. OtT-street commercial parking garage p. Public utility instaUationslsub-instaUations including water

towers

• 00031

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11

•

SAWMll..L FOREST P.U.D.

q. Motion picture studio r. Wooden assembly companies s. Electronic assemble companies t. Automobile garage-repair and service u. Newspaper publisbing plant v. Automobile carwasb w. Laundry or wasbiteria

6. Storage Area

FacUities to store vebicles and equipment prohibited by covenant from tbe residential areas. Area not to e:lceed one and one balf acres. Location to be designated with eacb pbase of tbe final development approval permit. .

Permitted uses:

a. b. Co

d. e. f •.

Vebicle maintenance Car wasb area Storage ofvebicles and parts, boats, recreational vebicles, and residential storage units Fuel storage Sbops for woodwork, metalwork, and painting Community offices

7. Wetlands

Fresbwater wetlands on tbe property bave been delineated, surveyed and verified. The use of tbese lands if controDed by the U.S. Army Corps ofEngineen and tbe South CaroUna Department ofHeaItb and Environmental Control, Office of Ocean and Coastal Resource Management and unless restricted by Memorandum of Agreement to tbe contrary tbe foDowing are permitted uses:

00032

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11

•


Permitted uses:

a. Open spaces b. Conservation easements Co Activities in all areas as permitted by the U.s.Army Corps of

Engineen and tbe Soutb Carolina Department of Health Bnd Environmental Control, Office of Ocean and Coastal Management Resources.

d. Disposal of reclaimed water as permitted of SCDHEC. e. Boardwalks and bridges f. Stormwater control and disposal

8. Roads

CoUedor roads will provide access to aU areas of the project.

Permitted uses:

a. Roads for aecess b. . AU uses in 1., Single Family Residential (SF). Co AU uses in 1., Multi-Family Residential (MF). d. AU uses in 3., Community Recreational Facilities

9. Open Space Bnd Buffen

Adequate open space is required for devdopments in Beaufort County. Open space in the Sawmill Forest PUD as with other PUD's, will be calculated for tbe boundary oftbe PUD and not site specific for each pbase oftbe PUD. The open space requirement for tbe area covered by this application is:

Single Family Residential Multi-Family Residential Recreation, sales center Neighborhood Commercial

Total Requirement

15.75 acres.l 10% = 18.47 acres.l 30% c

1.40 acres.l 15% = 5.18 acres.l 15% = = 40.8 acres

1.58 S.S4 .11

.78 ==

8.11

00033

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13

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A percentage of attacbed product is used to calculate tbe open space requirement. Open space is provided in tbe fresb water wetlands. recreation area, butTers and lagoons. The amount of open space will be determined as final engineering is completed.

10. Setbacks and ButTers

Setbacks and butTers will meet or exceed tbe requirements oftbe Beaufort County Zoning and Development Standards Ordinance as of July I, 1995, and sbaD apply to tbe perimeter of tbe PUD only.

00034

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B. PHASING

14

The project will be constructed in pbases over an esdmated six year period. Units per pbase will depend on market demand and financial market conditions, as will tbe mix or Single Family and Multi-Family units.

00035

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C. SITE DESIGN AND DEVEWPMENT STANDARDS

IS

The development standards will apply to aU areas ofthe Sawmill Forest PUD. Architectural guidelines and restrictive covenants will set standards for aU design and construction materials and will meet and or exceed the Beaufort County Zoning and Development Standards Ordinance.

The development standards for Sawmill Forest PUD will meet or exceed Article V and Article VI. Section 4.23 of the Beaufort County Zoning and Development Standards Ordinance (DSO) as of the application date for this POO with certain modifications as proposed herein. The site design and development standards proposed herein and referenced to the DSO as found in the appendix will supersede the development standards requirements of the DSO.

ARTICLE V SITE DESIGN AND DEVEWPMENT STANDARDS Modified as foUows:

Section S.2.1 Street and thoroughfare standards . (8). Private Roads, Right-of-way, and Pavement Widths

Add the foUowing:

The streets will be paved with a pavement designed for the soU conditions. (2) Street section

The street section wUl be one of three types: a. Cnrb and gutter b. Roadside swales Co Inverted crown

The actual design will be determined based on use and site specific soU conditions with the prior approval of the Beaufort County Engineer.

00036

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16

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(F) Off-Street Parking Requirements (2) Combination of reqnlred parking space

Add the foDowlng: "Tbe required parking space for any number of separate uses may be combined in one. The required space assigned to one use may not be assigned to another use, except that the number of parking spaees for Community Recreation FaeUities, Community Entrance and Sales Center shall be the number shown to be necessary and reasonable by data submitted by the devel?per and approved by the County Engineer."

00037

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D. U1UITY SERVICES

17

1. Potable Water and WaStewater

The Beaufort-Jasper Water & Sewer Authority (BJWSA) u the service ageot for potable water and wastewater services. A letter from (BJWSA) agreeiog to service the project and approving tbe conceptual plans is enclosed as Exhibit K.

Potable water will be provided to the site with the exteosion of an existing eight intb diameter line located at the southeastern comer of the Grayco Home Center property. The developer wiD construct tbe distribution system within tbe developmeot, and BJWSA will operate and maintain the sYstem. The conceptual Water distribution and Sanitary sewer master plans are shown as Exhibits Land M, respectively. The water system will be capable of providiog adequate fare flow. The conceptual water service master plan bas been reviewed by the Blumon Fire District and tbeir approval is enclosed as ExbibitN.

Wastewater treatment will be provided by BJWSA at their new regional plant on Foreman Hill Road in BlutTton. Wastewater wW be coDetted on site by a system operated by BJWSA, refer to Exhibit M f'orthe tonceptual master plan. After treatment at the new regional plaJit, emuent will be disposed of by BJWSA.

The South Carolina Department of Health and Environmeotal Control(SCDHEC) bas reviewed tbe Conteptual water. and . wastewater master plan. A letter from SCDHEC approving the conceptual master plan u eoclosed as Exhibit O.

00038

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• 18

SAWMllL FOREST P.U.D .

2. Stormwater Drainage

The Sawmill Forest drainage system will be constructed to meet current federal, state and local standards. A 24-bour, eight incb rainfall storm event will be used to design the system. The system will consist ofinlets and pipes, to convey the post development runoff to a lagoon/lake system. The lagoon lake system will attenuate the runoff to pre-development rates before being released off site. Pipe in the drainage system will be made of concrete, aluminum, or polyethylene as determined appropriately by the design engineer and approved by the County.

The Conceptual Drainage plan is shown in Exhibit P. The plan shows the foUowing:

(a> Drainage patterns (b) Proposed lakes/lagoons

The Conceptual Drainage Plan is subj~ to modification as the development progresses. Exact locations oflagoonsllakes will be determined at the time construction plans are drafted.

The Conceptual Drainage plan has been reviewed by the SCDHEC Office of Ocean and Coastal Resource Management (OCRM) and the Beaufort County Engineer (See Exhibits Q and R).

A property ownen' association will be established to maintain the streets and drainage system.

The flood hazard zones for the property are shown on the FEMA Flood Insurance Rate Maps for Beaufort County. The property lies in Federal Flood Plain Zones AS-I", B, and C. C Zone is above the 100 year Oood. The FEMA Flood Insurance Rate Map (FIRM) information is shown in Exhibit F.

3. Electrical Service

Sawmill Forest has coonlinated with Palmetto Electric Cooperative, Inc. the provider for electric service. A letter from Palmetto Electric committing to serve the project is enclosed. (See Exhibit S).

00039

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19

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•


4. Telecommunications Service

Tbe.Blumon Telepbone Company, Inc. serves tbe Sawmill Forest site. A letter from Blumon Telepbone Company, Inc. committing to serve tbe project is enclosed as EIbibit T.

s. Waste Management

Waste management services will be provided by Waste Management of Blamon both dnring and after construction. A letter from Waste Management of Blum on committing to serve the project is enclosed as EIblbit U. .

00040

•

•

•

SAWMILL FOREST P.u.D .

E. ACCESS

20

Access to Sawmill Forest wiD be via an existing median cut at the intersection or Bumt Church Road and highway 278 and a perpetual easement across Trembleston Road. The recendy completed iutersection at Trembleston Road and Highway 278 includes deceleration lanes, a divided roadway <at Trembleston Lane), and an existing median cut.

The easement agreement Is enclosed as Exhibit V.

A second entrance to the prop~rty Is under consideration and deta"s have not been finalized. This proposed second access shall be deemed an approved access point under this PUD, but such access which Is not finalized shaD not be a required access

00041

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F. PROPOSED STREETS

21

Sawmill Forest proposes to constrod approximately one mile of roads tbrougbout the PUD. The SawmiU Forest PUD illustrates tbe present plan for tbe road alignments whicb may change based on future market or site considerations.

The proposed street names for consideration by Beaufort County will be submiUed with the final development permits.

00042

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EXHIBIT

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-

N/F J.B. JOHNSON (UNDEVELOPED)

- --

N/F BROOK/HAFT, INC. (UNDEVELOPED)

N/F J. If. JOHNSON (UNDEVELOPED)

TRACT SF-2 ' 12.28 Ac.

TRACT MF--l 5.91 Ac.

I 1 I

\ \ \ \

N/F TRIM8LESTON PARTNERSHIP

\ (UNDEVELOPED)

\ \

TRACT MF-2 8.53 Ac.

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EDWARD J. DERSr, JR. (UNDEVELOPED)

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N/F

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S. C. WILDLIFE HERITAGE TRUST'

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-

N/F GRA Y HOLDINGS, LP I I , ( , GRA YCO HOME CENTER)

~ ----- -1 _______ ~ ~~:7 THIS PROJECT LIES IN ZONES BAND C, NOT SPECIAL FLOOD HAZARD AREAS, AND FLOOD ZONE A-8 (EL. 14.0') PER FIRM PANEL No. 85-0, COMMUNITY No. 450025, DA TED 9/29/86.

--

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BEAUFORT COUNTY SOUTH CAROLINA

CONSULTANTS: LAND PIANNINC

KENNETH F. P. SKODACEK HIL TON HEAO ISLAND. SOUTH CAROUNA

E:NCJNEERlNC

CONNOR &, ASSOCIA TES, INC. BLUF'F7ON. SOUTH CAROUNA

NOTE: AU. DE'YfiOPMENT PLANS ARE TENTA nyc AND SU8.£CT TO CHANG£.

KEY

- - - - - PROPOSED 8- WA TERIrfAlN

_ EXISTING LAGOON

_ PROPOSED LAGOON

__ FRESH-WATER WETLANDS

JULY 5, 1995

00044 EXHIBIT L

•

•

•

N/F J, W. JOHNSON (UNDEVELOPED)

\ \ \ \

N/F TRIMBLESTON PARTNERSHIP

\ (UNDEVELOPED)

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N/F EDWARD J, DERST, JR,

(UNDEVELOPED) , , --, -- -- ---~

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TO BEAlJFORT. S. C.

~ SA VANNAH. GA.

~, ....... ............ .... .......

-

N/F J.B, JOHNSON (UNDEVELOPED)

- -TRACT SF-2

'2,28 Ac, PROPOSEDPI_If'2SI!'l) UFT STA1ION --"--7

TRACT MF':" 5,9' Ac,j'

TRACT MF-2 8,53 Ac,

....... ....... ....... ....... N/F BROOK/HAFT, INC, ,

....... ....... ....... (UNDEVELOPED) "

'-. ....... ....... :::---........ I I :, ....... , If,

............ N/F GRA Y HOLDINGS. LP " ....... ....... I i (GRA YCO HOME CENTER) ,

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N/F If s. C, WlLDUff ~

HERITAGE TRusd I , 11

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THIS PROJECT LIES IN ZONES B AND C, NOT SPECIAL FLOOD HAZARD AREAS. AND FLOOD ZONE A-8' (EL. '4,0,) PER FIRM PANEL No, 85-D. COMMUNITY No, 450025. DA TED 9/29/86,

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CONSUL TANTS: LWD PLANNING

KENNETH F. p, SKODACEK HIL10N HEAD ISlAND. SOU7H C/lROUNA

£NG1NEERJNG

CONNOR &: ASSOCIA TES, INC. BLUFFTON, SOUTH CAROUNA

NOTE: AU.. D£\£LOPUDIT PLANS ARE TCNTA TlV£ AND SUB.£CT TO CHANGE

KEY

---------~ PROPOSED GRAW7Y SE'IEJf - - - - - PROPOSED FORCE IIAIN '

IIIIIIII E~SnNGLAGOON IIIIIIII PROPOSED LAGOON _ FRESH-WATER WETLANDS

00045

\ \ \ \

N/F TRIMBL£STON PARTNERSHIP

\ (UNDEVELOPED)

I

I I I I I I

I I, IN/F

EDWARD.,. J. DERST, JR. (UNDEVELOPED)

I,

i, N/F J. W. JOHNSPN

(UNDEVELOPED) \ \

-l_------t--~

I Ii

TO BEAUFORT. s.c.

• SAVANNAH. GA.

?:::::--......... -...........

...... .........

-

N/F J.B. JOHNSON (UNDEVELOPED)

--- ~ TRACT,SF-2

12.28 Ac.

-TRACT MF-l

5.91 Ac. t ..

~.

--

TRACT MF-2 8.53 Ac.

......... ......... ......... ......... N/F BROOK/HAFT, INC. I I

......... ......... ......... ......... :::---....... (UNDEVELOPED) I I .................. I I .................. ~ I

-.................... I N/F GRA Y HOWINGS, LP I I ......... .................. I (GRA YCO HOME CENTER)

.................. '. "'If/r ~ 'I ......... Us ~ I

. -- ) ( <:--j ~ --

THIS PROJECT LIES IN ZONES B AND C, NOT SPECIAL FLOOD HAZARD AREAS, AND FLOOD ZONE A-8 (EL. 14.0') PER FIRM PANEL No. 85-0, COMMUNITY No. 450025, DA TED 9/29/86.

,\

I

I I

,

"

\:

Ii

I. N/F

s.c. ~WLlFE HERITAGE TRUST

'i ,. \' " II

II

I. , I'

~~~UILIL !F@[Rl~~iJ

~ijJ)[Q)


CONSULTANTS: LAND PLANNING

KENNETH F. P. SKODACEK HtL TON HEAD ISLAND. SOUTH CAROUNA

fJlGlN£EIIING

CONNOR &: ASSOCIA TES, INC. 8I.UFnrlN. SOU7H CAROUNA

NOTE: ALL DO£!..OPUOIT PLANS ARE TENTA n'IE AND SU8.£CT TO CHAN~

KEY

DRAJNAG£ DlR£CJ1ON

liliiii E~SnNGLAGOON liliiii PROPOSED LAGOON _ FRESH-WA TER WETLANDS

150 300 4,

JULY 5, 1995

EXHIBIT

•

•

•

DHEC P.o. IIOJc 587

Deoufort. SC U801

Cc ' 2 ... ~!.lr)wIt

_ _ E. _. Dos. CIIa/""",,

_ J. SIripIIng. Jr .• VI .. CIIoinnon _J._.s.c,NIy

JalmH._ . _"._.JI.MD ~"-Jt. _ ... ...,.,....,m

. 0IIf~ of OCMn Md eo •• , Ruourca "'.".gement H. ~ S-. Ph. 0 .. Deputy Co ••• ·ssb... Ctat#aloptiw L ~ ~DwpuIy ColliliiAlo,,",

('OJ} 514-.. 11

Mr. Van Seiner Connor & ANodal .. , Inc. P.O.8ox381 Bluffton, South Carolina 29910

Dear Mr. Selner:

(803) 524-439 (fax)

July 20, 1995

Re: Sawmill Forest PUD Baaufort County

The above referenced project II conliltent with the Coutal Zone Management Program provided requirements of the Coaltal Zone Management Program, the S. C. Storm Water Management and Sediment Rllducllon Act, and the U. S. Army Corps of Engineers' 404 wetland program Ire met. For project requirements call the Office of Oceen and Coastal Resourte Management at (803) 744-5838 and lI1e U. S. Army Corps of Engineers (803) 72704330 .

cc: Dr. Ii. Wayne Beam Mr. ChrIstopher Brooks Mr. H. Staphen Snyder Mr. JOHph Fersner, PE U. S. Army Corpa of Engineer Ms. Penny Cornett Mr. John Cardamone

Sincera!y,

-,--~_\ -Tom Bolin Environmental Engineer 11/

EXHIBIT Q

h. OO()47

•

•

BEAUFORT - JASPER WATER & SEWER AUTHORITY

Mr. Yan Seiner Connor and Associates P.O. Box 381 Bluffton, SC 29910

RE: Sawmill Forest PUD Bluffton, SC

DearYan:

POST OFFICE BOX 2149 1 BEAUFORT. SOUTH CAROUNA 29901-2149 803/521/9200 803/521/2008 Engineering & Operations FAX 803/521/9203

DEAN MOSS. General Maneger

July 17, 1995

We have reviewed the site plan and flow calculations for the above referenced project and have concluded that there is adequate water and sewer capacity available for the project. Sewer flows can be accommodated via the Bluffton Regional WWTP presently under construction. Please be advised that flows cannot be accepted until the Bluffton facility is operational in January 1996. . .

If you have any questions, please do not hesitate to call.

-i=::'<§~ Bruce Baxley Project Manager

EXHIBIT K

JAMES A CARLEN. III MICHAEL L. BELL JOHN L BALLANTYNE. P.E. CHAIRMAN VICE CHAIRMAN SECRETARYITREASURER

THOMAS C. DAVIS THADDEOUS Z. COLEMAN CHARLENE COOLER C. SCOlT GRABER. ESO. JOHN T. GRAVES JOHN D. ROG~!'l~ 0004 B

•

•

•

-G.I.S.~ Ptt 525-7139

ArIttvr l. eummitlp. C.S.O. __ c- 0I<0c10<

PM: !!I2!r'''O

Dufboa IhICIdng ,"",*,U1II PH: 757.as2213

(:II.,.., R. GttICft ~,o., •• 41. Manepr

t'H: U$on'et7

5vr'I'I,""L~ D1'K10f ~ PlIIT'IIlIng

PH: 52S-7118

COUNTY COUNCil OF BEAUFORT COUNTY Beaufort County Development DivIsion

1000 Ribaul Road· Post Office Drawer 1228

Beaufort, South Carolina 29901·1228

Phone (803) 525-7212. FAX (803) 525-711317102

July 20, 1995

Mr. Barry COMor, P.E. COMor and Associates P.O.Box381 Blumon, SC 29910

Re: Review of Sawmill Forest PUD

Dear Barry;

Beaufort County's Engineering Depanment has reviewed the conceptual plans for the above project. As specified under Section 4.13 .5(8) of the Development Standards Ordinance, PUD's are required to comply with all provisions related to drainage. nuisances, screening, protection of natural resources, loading standards and overlay districts at the time of development. The project will be reviewed before receiving a development permit to verify that it meets the requirements of Development Standards Ordinance .

If there are any questions regarding this, please let me know.

Sincerely, .

$)-E.~~ar Robert E. Klink, P.E. . County Engineer EXHIBIT R

REKlBWW/ces

00049

•

•

•

BEAUFORT COUNTY DEVELOPMENT STANOAROS ORJ)lNANCE -FlR£ sMETY ST ANJ)AJU)S APPROVAL FORM-

AI'PLIc:AI'(r IDEV1!LOPliIU NAME. ADDIIlISS Sawmill Forest L.L.C.

ZONE: .

Forest P.U.D. 'Allen'

Residential Development • L01'SIIINl'n

Bluffton, Rwy 278

DI!N$ITY 348 8 lots/acre

43.55 :

NUMBEll· Of BU1LDINCiS WINDOW) II/A

BUILOINO AR£A MIA

H81CiHT IflNlSHED ORAD! TO ROOF EAVES) II/A

HE/CiHT(mllSH!D GRADE TO BOTTOM Of HIGHEST

FIRE II\STJUCT FlIU! 0fF1<:W. Bluffton Barry Turner

BASED 0111 II lU!VlEW OF THE SITE Pl.AN AND lNFORMA nON SUBMITTED BY TIm APPUCANT. [ KER£8Y

-~? .

omCIAI.)

AP'ROVE

A"ROVE wml CONomOHS

DISA"ROV8

_ FIlIAL

CONl)mQNS: fUUMIAM,I&'f OIJI.,. IJO C4V1trkU'uW ¥(>/UvfJc. wAmi. 1:I4/VWM I"",'~ .06 1f;)'r74tNWJ if' 'f1It~ 11#('6 o~ 4aH5; "'"'* ""~Ij IIY()/Vt#IT W7C~ Ao\AI) "TMbl- NE'/i.5$~ 11I~(UHA'(tf)#.

CERTIfiCATION OF COMPLIAI'CE

toNINOIOEViLOP. PERMIT.

BAsta ON AN INSPI!CTlON Of THE SUBJECT PROJECT:

- THE roLl.OWI1"O DEFICIENCIES OR COlUl£CT10NS o\IU! NOT1!D & MUST BS AODIUISSED

'I"Hl! COMPUTa) PROIECT IS IN COMPLIANCE wtn\ 1lIII PlU ~ $T ANIMJU)S OF THE ZONINO .. OEVSLOI'MIlNT ST ANl)AIIDS ORDINAJoICE

\FlRE O'Fl<:W.l OATS I

16

EXHIBIT N

TOTt:1L 1'.03

00050

JUl.-06-95 13: 16 FROM'. "ASTE MANAGEMENT 0 w F SAVH.

•

Wa,,' .. Management of SAvannAh - Superio, Sanitation I",(). BUll I:i~'"

',11·11 ~~;mH'If.· HII'ld

SiW;III11:lh, Gf:»fglil :i t~10~ ~111~:1t; ·UtW, !,/IX. {91~, n6·04:'7

SalJlntll ~'ore~ t PUO c/o John Cardamone 16 Brams Point Road fill ton Head. 5C 29926

Dear Hr. r.~rdamon~:

10, 9122360625

.. llIly 6, 1995

. Thl .. lH.tcr "'ill confino our intent to ,.ervi,,~ 5",..,.111 Fnre.ot PUll. We :lre able to provide ,;erv1cc during and after CU115tru('r.ion. I f any fur:they. information b needed. please reel free to r,ivc "'" .~ c.~ 11 .

• TC/gdh

•

Th(!r~~."l CU:5.,:lti:-i

l\e":l..lllllt Exp.cllt Ive

EXHIBIT U

I., .

PAGE

00051

•

•

•

JUL 07 '95 03:05PM DHEC LOW COUNTRY EOC

-==-_ Soul!! Carolina _...".._

DHEC o.p.mn.nlof He.nh 11M Ei,rirUiNI.'''' CcJntroI

July 7, 1995

Mr. Van Seiner

L.-~ En .......... au.m, CoItInII DIIIrIcl ,,,, 11,Ii wmt'I SnIt ...... I!otel. SC Z9935 80:1-522.8017 Fa 803·522-&163

Promoting H .. ,,,,. Protet:rJnll ,It. E"rlrolt"*,r

Connor « Associates, Inc. P.O. Box 381 Bluffton, SC 29910

RE, Sawmill Forest PUD

Dear Hr. Seiner:

P.Vl

I am in receipt of your request for preliminary approval of water and sewer service to the proposed development. As stated in your letter. the proposed development conSists of 348 units on a G3.5S acre site in Bluffton.

Provided that the Beaufort-Jasper Water « Sewer Authority has the capacity and is Willing to provide water and sewer aervice, preliminary approval could be given. As you know, appropriate perDli ts would have to be issued prior to the initiation of any construotion of water or sewer lines. Also, the WiDMar wastewater treatment plant would have to be upgraded to handle additional flows.

Should you have any questions or require any additional information, please feel free to call me at (803) 522-9097.

~erelY'

.. . ~dk enny Cornett

Distr ct Engineer Environmental Quality Control Low Country District BOC

cc. RUBsell Berry

EXHIBIT 0

. 00052

June 29, 1995

TO BE PICKED UP

Mr. J. John Cardamone 16 Brams Point Road Hilton Head Island, SC 29925

MI ... _ ...... " .a : I I ~--------------.... '--'---"-.

Re: Sawmill Forrest P.U.D., Highway 278 (currently the Oak Forrest Equestrian Center)

Dear John:

Palmetto Electric Cooperative, Inc. has ample power available to provide service to the above-referenced location. Please provide a site plan along with all electrical load data and construction schedules, etc. at least sixty (60) days prior to construction to allow for proper planning on our part. Without knowing the details of your project, aid-to-construction charges could be required.

If you have any questions or need any assistance, please do not hesitate to contact me.

Sincerely,

PALME~ ELECTRIC COOPERATIVE, INC.

At<~H';' l A. ~e~ Davis, Jr. Vice-President Engineering & Operations

ABDjr:sdr cc: Mr. Daniel O. Wood I

'-____________ . _________________ ._._ ~EXHIBI~:: _ 0005 J J 11 Mat.hews Drive IliJtn" Il,,;,d I,"'"d. ~(",~flfl'if, HO:I·I:HI !',,;r,1 @

.Blufft~; Te'eph~~~ Co.

•

•

INCORPORATED

July 5. 1995

Mr. John Cardamone 16 Brams Point Road Hilton Head Island. S.C. 29926

RE: Sawm i II Forest PUD 44 acres. approx. 336 units. located behind Grayco Bluffton Township

Dear Mr. Cardamone:

With reference to the above project. it is our desire to provide all necessary telephone facilities to accomodate your needs in accordance with our General Customer Service Tariff with an effective date of January 1. 1972.

Due to the nature of the project. it may be necessary for you as the developer to fund a certain portion of the initial installation cQst. known as Aid to Construction. Specific arrangements will be made at a later date.

An easement is also needed prior to any telephone facility construction.

I will be more than happy to discuss this matter in more detail with you at any time. You can contact our Engineering Department by call ing 803-757-2211.

Yours truly.

A~, ~tePhen Hunter

cc: Mr. Tom Wing EXHIBIT T

Hwy.46 • P.O. Box 346 • Bluffton. South Carolina 299/0·0346 • (803) 757·2211

A Company of l1argray Communications Group

,. 00054

•

•

•

STATE OF SOUTH CAROLINA

COUNTY OF BEAUFORT

FIRST AMENDMENT TO ACCESS EASEMENT

WHEREAS, on or about September 30, 1994, Seabrook Equestrian Center, Inc.,

a South Carolina corporation (hereinafter referred to as the "Grantee") and J. B.

Johnson, a South Carolina resident (hereinafter referred to as the "Grantor") entered

into that certain Access Easement which was duly recorded in the RMC Office for

Beaufort County, South Carolina, in Book ___ at Page ___ (hereinafter referred

to as the "Access Easement"); and

WHEREAS, pursuant to the Access Easement, the Grantor granted to Grantee

a non-exclusive, permanent easement on, over and across the Easement Property

which is more particularly described on Exhibit "B" attached to the Access Easement;

and

WHEREAS, the easement granted under the Access Easement is to provide a

means of pedestrian and vehicular access from U. S. Highway 278 to the Benefitted

Property of the Grantee which is more particularly described in Exhibit" A" attached

to the Access Easement; and

WHEREAS, at the time of the execution of the Access Easement, Grantee and

Grantor contemplated the subdivision and development of the Benefitted Property into

a nine (9) lot single-family subdivision and an equestrian center; and

WHEREAS, the development plans of the Grantee for the Benefitted Property

have changed since the execution and recording of the Access Easement, and it is the

intent of Grantee and Grantor to amend the provisions of the Access Easement to

blm\forms\accease.se2 1

00055

• provide that the easement and right-of-way granted thereunder may be utilized by the

Grantee and its successors and assigns in undertaking the development of the original

single-family lot subdivision and equestrian center and/or the development of multi

family or other type of residential developments within the Benefitted Property; and

WHEREAS, in order to accomplish the foregoing, Grantee and Grantor have

executed this First Amendment to Access Easement.

NOW, THEREFORE, for and in consideration of the original terms and provisions

of the Access Easement, the sum of One Thousand and no/1 00 ($1,000.00) Dollars

paid by the Grantee to the Grantor, and other good and valuable consideration, the

receipt and sufficiency of which is hereby acknowledged, Grantee and Grantor hereby

amend the provisions of the Access Easement to provide that the existing dirt

• roadway situated within the Easement Property shall provide access to a nine (9) lot

single-family subdivision and equestrian center and/or a multi-family development

and/or any other residential land uses that may be developed or operated within the

Benefitted Property by the Grantee and its successors and assigns. It is the intent of

this First Amendment to Access Easement to provide that the easement granted under

the Access Easement may be utilized in the development and operation of the

Benefitted Property for any residential development as well as the original nine (9) lot

single-family subdivision and equestrian center set forth in the Access Easement.

•

Grantee, for itself and its successors and assigns, does hereby warrant, declare

and commit that no mobile homes or "low income government subsidized multi-family

projects" will be developed or operated within the Benefitted Property. This covenant

bjm\forms\eccl!llasl!l,se2 2

00056

• and declaration of the Grantee that no mobile homes or low income -government

subsidized multi-family projects will be constructed or operated within the Benefitted

Property shall constitute a covenant running with the Benefitted Property and shall be

binding upon the Grantee and its successors-in-title and assigns. For the purposes set

forth herein, the term "mobile homes" means and refers to those single-wide trailers

or manufactured homes whose widest width is less than twenty-four (24') feet and

whose placement on the land is not accompanied by a foundation wall or siding that

visually screens from view the underside of such structures. The placement, use and

occupancy of manufactured homes or modular housing units that possess a width of

at least twenty-four (24') feet over at least 70% of the length of each structure and

that have foundation walls and/or siding that visually screen from view the underside

• of such structures and have foundation and surrounding landscaping are specifically

permitted and allowed within the Benefitted Property. The above-referenced

provisions shall not be construed so as to prohibit multi-family or single-family

residential developments whose individual purchases are made under FHA or V A

loans. This covenant is appurtenant to and for the benefit of the real property of the

Grantor containing approximately 17.68 acres and located adjoining the western

boundary of the Benefitted Property and shall inure to the benefit of the Grantor and

its successors and assigns.

•

In conjunction with the development of a multi-family development (as defined

in the Beaufort County Zoning and Development Standards Ordinance) within the

Benefitted Property, the Grantee will extend sanitary sewer collection pipelines and

bjm\torms\accease.se2 3

00057

• water distribution pipelines and mains to the western boundary of the Benefitted

Property where the Benefitted Property adjoins the real property of the Grantor at the

location of that certain fifty (50') foot access easement that has been provided by the

Grantee to the Grantor through the Benefitted Property pursuant to the terms and

provisions of that certain Roadway Construction and Access Easement recorded in the

RMC Office for Beaufort County, South Carolina in Book at page and that -- --certain First Amendment to Roadway Construction and Access Easement as recorded

in the aforesaid public records in Book at Page . The Grantor shall be -- --

allowed and permitted to connect and tap into these water and sewer pipelines at no

cost or expense to the Grantor in order to undertake the development of multi-family

residential dwelling units or other residential development within the real property of

• the Grantor on the adjoining 17.68 acres at the same density as the Benefitted

Property. This commitment and obligation of the Grantee to extend water and sewer

lines to the boundary of the Benefitted Property which adjoins the real property of the

Grantor shall be binding upon the Grantee and its successors and assigns and

successors-in-title to the Benefitted Property. The obligation of the Grantee to extend

water and sewer lines to the boundary of the real property of the Grantor as provided

above shall not include the payment of any type of capacity fees or aid to

construction fees or tap fees charged or established by the Beaufort/Jasper Water and

Sewer Authority or other utility provider in order to provide water and sewer service

to the real property of the Grantor. Grantee makes no representation or warranty of

any type regarding the availability or cost of any type of water distribution or sanitary

• bjm\forms\8cc8ese.se2 4

00058

• sewer capacity within the water and sewerage utility facilities of the Beaufort/Jasper

Water and Sewer Authority or any other utility provider. Where the Grantee or its

successors and assigns develops a multi-family development within the Benefitted

Property as described above, the sewage pipelines extended to the western boundary

of the Benefitted Property as provided above will posses sufficient size and diameter

at the boundary of the Benefitted Property to accept the sewage flows from the

17.68 acres of the Grantor as developed at the same density as the Benefitted

Property, and the other sanitary sewer facilities constructed within the Benefitted

Property shall have sufficient pump capacity to handle the sewage flows from the

Grantor's 17.68 acres as developed at the same density as the Benefitted Property.

Prior to undertaking the final design of the water and sewer facilities within the

• Benefitted Property undertaken by the Grantee in conjunction with the development

of a multi-family housing project as described above, Grantee shall consult with

Grantor concerning such water and sewer plans to insure that the water and sewer

facilities within the Benefitted Property shall be designed and constructed in order to

allow and permit the Grantor to connect into such water and sewer facilities in

accordance with the above-referenced terms and provisions.

Grantor and Grantee hereby re-affirm all of the terms and provisions of the

Access Easement as amended pursuant to this First Amendment to Access Easement.

All of the terms and provisions of the Access Easement not amended pursuant to this

document will remain unamended and shall remain in full force and effect.

• blm\fotms,eCC8ase .se 2 5

00059

•

•

IN WITNESS WHEREOF, Grantee and Grantor have caused this First

Amendment to Access

_~><---{J._'lt_. __ " 1995.

~-A1I

bjm\'orms\acceese .$82

Easement to be executed this 21."r:ay of

6

GRANTEE: SEABROOK a South Car

ESTRIAN CENTER, INC., a corporation

By: , --~~~~~~------

Rory J. Scallan Its: President and Secretary

GRANTOR: J. B. Johnson, a South Carolina resident

/'

00060

•

•

•

STATE OF SOUTH CAROLINA PROBATE

COUNTY OF BEAUFORT

PERSONALLY appeared before me the undersigned witness who, on oath, says that (s)he saw the within named Seabrook Equestrian Center, Inc., by Rory J. Scallan, its President and Secretary, sign, seal and as his act and deed, deliver the within written instrument, and that (s)he with the other wit. s whose signature appears above, witnessed the execution thereof.

SWORN to before me this Z ~ day of ~",r ,1995.

~U~<u.,~~SJ Notary Public for South Carolina My commission expires: !I.tl'Dm~ -El!ires Jull15,1996

STATE OF SOUTH CAROLINA

COUNTY OF BEAUFORT PROBATE

PERSONALL Y .appeared before me the undersigned witness who, on oath, says that (s)he saw the within named J. B. Johnson sign, seal and as his act and deed, deliver the within written instrument, and that (s)he with the other witness whose signature appears above, witnessed the execution thereof.

SWORN ti;t!0re me this 2.1111' day of II"'~, 1995.

~~a~M~ atarY Public for South Carolina My commission expires:MI.!Mmi~ fxlL~~Jull15t1996

bJm\forms\8ccellse.se2 7

00061

•

•

•

STATE OF SOUTH CAROLINA) )

COUNTY OF BEAUFORT )

FIRST AMENDMENT TO ROADWAy AND CONSTRUCTION ACCESS EASEMENT

WHEREAS, on or about September 30, 1994, J. B. Johnson, a South Carolina

resident (hereinafter referred to as the "Grantee") and Seabrook Equestrian Center,

Inc., a South Carolina corporation (hereinafter referred to as the "Grantor") entered

into that certain Roadway Construction and Access Easement (hereinafter referred to

as the "Easement") wherein the Grantor granted the Grantee certain easements across

the Development Property (as defined in the Easement) in order to provide a means

of pedestrian and vehicular access to the Benefitted Property (as also defined in th.e

Easement); and

WHEREAS, as set forth in the Easement, Grantee currently possesses an

easement and right-of-way across Trembleston Lane and Apple Blossom Lane and the

Roadway Easement (as said terms are defined in the Easement) in order to provide a

means of access to the Benefitted Property in order to allow and permit the Grantee

to develop a ten (10) lot subdivision within the Benefitted Property; and

WHEREAS, the development plans of the Grantee have changed for the

Benefitted Property to include not only the possible development of the above-

referenced ten (10) lot subdivision, but also the possible development of multi-family

residential development and other types of residential development; and

WHEREAS, it is the intent of Grantee and Grantor to amend the provisions of

the Easement to provide that the Easement granted to the Grantee to utilize Apple

Blossom Lane and Trembleston Lane for access purposes and to construct and operate

a single roadway within the Roadway Easement for access purposes may be

bim\fofmS\l!Iccease.ame

00062

• undertaken and utilized by the Grantee in the development of the above-referenced

ten (10) lot subdivision and/or multi-family residential development or other types of

residential development within the Benefitted Property; and

WHEREAS, in order to accomplish the foregoing, Grantee and Grantor have

executed this First Amendment to Roadway Construction and Access Easement.

NOW, THEREFORE, for and in consideration of the original terms and provisions

of the Easement, the sum of Ten and no/100 ($10.00) Dollars paid by Grantee to

Grantor and other good and valuable consideration, the receipt and sufficiency of

which is hereby acknowledged, the Easement is hereby amended to provide that the

easement granted to the Grantee on, over and across Trembleston Lane, Apple

Blossom Lane, and the Roadway Easement in order to provide a means of vehicular

• access to the Benefitted Property may be utilized by the Grantee in the development

of multi-family residential development (as defined in the Beaufort County Zoning and

Development Standards Ordinance) and other types of residential development within

the Benefitted Property. The single roadway which may be constructed by the

Grantee within the Roadway Easement may be constructed and utilized in order to

provide a means of vehicular access for the development and utilization of multi-family

residential developments and other types of residential development within the

Benefitted Property. The provision of the Easement limiting and restricting the

development of the Benefitted Property to. contain a single family subdivision

containing no more than ten (10) lots with each lot containing no more than one

detached dwelling unit is hereby amended to provide that the Grantee may undertake

• multi-family residential development and other types of residential development

bim\forms\ecceese.ame 2 00063

• /including the originally conceived ten (10) lot single family subdivision) within the

Benefitted Property. While the easement granted to the Grantee on, over and across

Trembleston Lane, Apple Blossom Lane and the Roadway Easement may be utilized

in order to provide access to residential development within the Benefitted Property,

the easements granted under the Easement may not be utilized for any type of non

residential development. For the purposes of this document and the Easement, "non

residential development" shall mean and include any type of development or utilization

of the Benefitted Property which is not directly related to the development and use

of permanent residential dwelling units which are used as primary, permanent

residences. For the purposes set forth herein, no mobile homes or "low income

government subsidized multi-family projects" will be constructed or operated within

• the Benefitted Property. As utilized herein the term "mobile homes" means and refers

to those single-wide trailers or manufactured homes whose widest width is less than

twenty-four /24') feet and whose placement on the land is not accompanied by a

foundation wall or siding that visually screens from view the underside of such

structures. The placement, use and occupancy of manufactured homes or modular

housing units that possess a width of at least twenty-four /24') feet over at least

70% of the length of each structure and that have foundation walls and/or siding that

visually screen from view the underside of such structures and have foundation and

surrounding landscaping are specifically permitted and allowed within the Benefitted

Property. The above-referenced provisions shall not be construed so as to prohibit

multi-family or single-family residential developments whose individual purchases are

• made under FHA or VA loans. This covenant is appurtenant to and for the benefit of

bjm\forms\ltccellse.am8 3 00064

• the real property of the Grantor containing approximately 43.55 acres and located

adjoining the eastern boundary of the Benefitted Property and shall inure to the benefit

of the Grantor and its successors and assigns.

The provisions of the Easement are hereby amended to provide that the right

of the Grantee to construct utility lines, pipelines and other utility improvements

within the Roadway Easement, Apple Blossom Lane and Trembleston Lane may be

utilized by the Grantee in order to provide utility service to the Benefitted Property to

undertake multi-family and other types of residential development within the

Benefitted Property as provided above. The provisions of the Easement regarding the

approval of the engineering plans by the Grantor of the single roadway which may be

constructed within the Easement Property shall remain in full force and effect. The

• modification of the Easement to allow and permit the use of Trembleston Lane, Apple

Blossom Lane and the Roadway Easement for access purposes to the Benefitted

Property for the development of multi-family residential development shall not in any

way obligate the Grantor to construct any type of paved or unpaved roadway or

means of pedestrian or vehicular access for the use and benefit of the Benefitted

Property. As more particularly set forth in that certain First Amendment to Access \

Easement recorded in the RMC Office for Beaufort County, South Carolina in Book _ '"

at Page __ , Grantor for itself, and its successors and assigns, has agreed to exter4 ; fJ water and sewer pipelines to the boundary of· the Benefitted Property in conjunction

with the development of a multi-family project within the real property of the Grantor.

The Grantee shall be permitted to connect into such water and sewer lines at no cost

• and expense to the Grantee, but provided, however, the Grantee must pay all

bjm\forms\accease.ame 4

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• applicable tap fees and capacity and aid to construction charges established and

collected by Beaufort/Jasper Water and Sewer Authority in order to provide water and

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sewer service to the Benefitted Property.

The provisions of the Easement relating to the Lot 6 Easement (as said term is

defined in the Easement) shall remain unamended and the Lot 6 Easement shall only

be utilized for the continuing farming and harvesting of timber as provided in the

Easement.

All of the terms and provisions not specifically amended as set forth herein shall

remain unamended. Grantor and Grantee hereby re-affirm all of the terms and

provisions of the Easement as originally set forth herein and as amended in this

document.

IN WITNESS WHEREOF, Grantee and Grantor have executed this First

Amendment to Roadway Construction Access Easement this 2'1~ay of

_';/-",-,-;",;;,"-=~,--_" 1995.

blm\forms\accease.eme

GRANTOR: SEABR I EQUESTRIAN CENTER, INC., a South rolina corporation

By: --~~~~~----------Rory J. Scallan

Its: President and Secretary

GRANtEE: J. B. JOHNSON, a South Carolina resident

By~BJ~ L .

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THOMAS C. TAYLOR CHAIRMAN

ElIZABETH P. GRACE VICE CHAIRMAN

COUNCIL MEMBERS

CHARLES R. (RON) ATKINSON HER.BERT N. GLAZE DOROTHY P. GNANN JOSEPH N. KliNE JOElA MARTIN WIllIAM L M,BRlDE H. EMMETT M<CRACKEN. jR. VICTORIA T. MULLEN LEONARD M. TINNAN

COUNTY COUNCIL OF BEAUFORT COUNTY ADMINISTRATIVE BUILDING

100 Rl BA UT ROAD POST OFFICE DRAWER 1228

BEAUFORT, SOUTH CAROUNA 2990J.I 228 TELEPHONE. (803) 525·7100

FAX. (803) 525·7181

CERTIFICATE OF RESOLUTION

OF

BEAUFORT COUNTY COUNCIL

MICHAEL G. BRYANT COUNTY ADMINISTRATOR

DEPUTY ADMINISTRATORS

MORRIS C. CAMPBEll THOMAS A. HENRIKSON, CPA

RANDOLPH L WOOD, jR.

LADSON F. HOWELL COUNTY ATTOR.NEY

SUZANNE M. RAINEY CLERK TO COUNCIL

I, Suzanne M. Rainey, Clerk to the Beaufort County Council, do certify that the following documents are taken from the proceedings of the Beaufort County Council and the Planning and Development Standards Committee.

October 24, 1995 Beaufort, South Carolina

BY: ! 2'ElG-M+ IL Lu.y Suzanne M. Rainey i!>

Clerk to Council

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COUNTY COUNCIL OF BEAUFORT COUNTY ADMINISTRATIVE BUILDING

THOMAS C. TAYLOR CHAIRMAN

ELIZABETH P_ GRACE VICE CHAIRMAN

COUNCIL MEMBERS

CHARLES R (RON) ATKINSON HERBERT N. GLAZE DOROTHY P. GNANN JOSEPH N_ KLINE lOELA. MARTIN WILLIAM L M,BRIDE H. EMMETT McCRACKEN, JR VICTORIA T_ MUllEN LEONARD M. TINNAN

Mr. John Cardamone 10 Brams Point Road Hilton Head Island, SC 29928

Dear Mr. Cardamone:

100 RlBAUT ROAD POST OFFICE DRAWER 1228

BEAUFORT, SOUTH CAROUNA 29901-1228 TEl.EPHONE, (803) 525-7100

FAX, (803) 525-7181

October 24,1995

MICHAEL G. BRYANT COUNTY ADMINISTRATOR

DEPUTY ADMINISTRATORS

MORRIS C. CAMPBELL THOMAS A. HENRIKSON, CPA

RANDOLPH L WOOD, JR

LADSON F. HOWELL COUNTY ATTORNEY

SUZANNE M. RAINEY CLERK TO COUNCIL

At its m:eting Monday, October 9, 1995, it was the will of Beaufort County Council to approve your request for loning change from County-wide zoning:

District 600, Map 32, Parcels 93 through 103, located on the north side of U.S. Highway 278 off of Trimbleston Road, from Development District to Planned Unit Development.

If Council or Staff may be of further assistance, please let us know.

TCT:smr

Attachment: Ordinance 95/32

cc: Planning Director

as C. Taylor Chairman

Zoning and Development Administrator

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II !, Ii 95/32 i .1 I II AN ORDINANCE OF TIIE COUNTY OF BEAUFORT, SOUTH CAROLINA, AMENDING TIIE ,

I EXISTING OFFICIAL LAND USE ZONING MAPS, DATED APRIL 9, 1990, WHICH ARE I PART AND PARCEL OFTIIE ZONING AND DEVELOPMENT STANDARDS ORDINANCE

(90/3).

A. Official Land Use Zoning Map 600 - 11/12

District 600, Map 32, Parcels 93 through 103, located on the north side of U.S. Highway 278 off of

Trimbleston Road, from Development District to Planned Unit Development

COUNTY COUNCIL OF BE UFO T COUNTY

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CIr.lirman

l)',a.l.-U- Clf:.)~ Clerk to Council Ii

FiI:st Reading, By Title Only: August 28, 1995 Second Reading: September 11, 1995 Public Hearing: October 9, 1995 Third and Final Reading: October 9, 1995

Amending 90/3

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PROCEEDINGS

BEAUFORT COUNTY COUNCIL

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Official Proceedings - Beaufort County Council August 28, 1995 Page 7

Request for Zoning Cbange Mary GraveslJerry and Rebecca WhittleJ John and Paula Leisure

It was moved by Mrs, Mullen. as Planning and Development Committee Chaionan (no second required) that Council approve on first reading a request for zoning change in District 600 Map 36 Parcels 15-E and 339. located along S C. Highway 46 in Prjtchardyjlle, from Neighborhood Preservation District-! to Neighborhood Commercial District.

Since the County cannot stop all zoning requests over the next 12 to 18 months while the LongRange Comprehensive Plan is being developed, Mr. Taylor asked how the County goes about evaluating whether or not the above-stated request (as an example) is somewhat commensurate with where the County expects the Long-Range Comprehensive Plan to be 12 months hence.

Ms. Swmrer Rutherford, Planning Director, explained there are two issues involved. The Southern Beaufort Plan does address the Prichardville area and that some commercial activity should occur. The second issue is that Staff will be evaluating and strengthening the rezoning process over the next year.

The vote was' FOR - Mr Atkinson. Mr Glaze Mr McCracken Mrs Mullen and Mr Taylor OPPOSED - Mrs Grace. Mr Kline, Mr. McBride and Mr Tinnan. ABSTAINED - Mrs, Gnann. ABSENT - Mr Martin. The motion passed.

Mrs. Mullen noted that this item would be discussed at the September 22, 1995, Planning and Development Committee meeting.

Request for Zoning Change - Sawmill Forest Limited Liability Corporation

It was moVed by Mrs, Mullen. as Planning and Development Committee Chaionan (no second required). that Council approve on first reading. by title only a request for zoning change in District 600. Map 32 parcels 93 through 103, located on the north side of U.S. Highway 278 off of Trimbleston Road. from Development District to planned Unit Development The applicant is in the process of incorporating several recommendations into the Planned Unit Development When this occurs and written documentation attesting to its inclusion is provided, the rezoning request wjll move forward with second reading The vote was' FOR - Mr Atkinson. Mr. Glaze. Mrs, Gnann, Mrs Grace Mr Kline. Mr, McBride. Mr McCracken Mrs Mullen, Mr. Taylor and Mr Tinnan. ABSENT - Mr. Martin The motion passed.

Mrs. Mullen noted that if the applicant provides the requested information, that she would include this issue on the September 13, 1995, agenda of the Planning and Development Standards Committee.

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Official Proceedings - Beaufort County Council September 11, 1995 Page 9

to create commercial areas be it regular commercial or neighborhood commercial. There is one comer just east of the applicant's property that is grandfathered. Across the street there are parcels zoned Neighborhood Commercial District but there is absolutely no activity there at this juncture. The Southern Beaufort County Planning Subcommittee recognizes that with Del Webb and other large tracts that there will be a need to create additional neighborhood-type commercial enterprises in this particular area.

Mrs. Gnann noted that this area would logically be the place for neighborhood commercial development

The vote was: FOR - Mr, Atkinson. Mr Glaze. Mrs. Gnann. Mr Kline, Mr Martin. Mr, McBride. Mr McCracken and Mrs. Mullen, oppoSED - Mrs Grace. Mr Taylor and Mr Tinnan The motion passed.

The Chairman announced a public hearing Monday, September 25, 1995, at 6:00 p.m. in Council Chambers of the Administration Building.

Sawmjl! Forest Limited Liability. Corp.

It was moved by Mrs, MuIlen as Planning and Development Standards Committee Chaionan (no second required), that Council approve on second reading a request for zoning change in District 600. Map 32 Parcels 93 through 103 located on the north side of U S Highway 278 off of Trimblestone Road, from Development District to Planned Unit Development'". The vote was: FOR - Mr. Atkinson. Mr. Glaze, Mrs Gnann, Mrs, Grace Mr Kline. Mr. Martin. Mr McBride. Mr. McCracken Mrs Mullen. Mr, Taylor and Mr Tinnan The motion passed.

'"Mrs. Mullen reported submission of written correspondence dated September 7, 1995, from Lewis 1. Hammett, legal counsel for Sawrrri11 Forest Limited Liability, Corp. agreeing to the condition as specified at first reading approval (reference Council's minutes dated August 28, 1995). The Planning Department has reviewed and approves of the conditions.

The Chairman announced a public hearing Monday, October 9, 1995, at 6:00 p.m. in Council Chambers of the Administration Building.

PUBLIC HEARINGS

Request for Zoning Change - Thomas Kolen

The Chainnan opened a public hearing at 6:00 p.m for the purpose of receiving information from the public as it relates to a request for zoning change in District 200, Map IS, Parcel 308 and a portion of 302A, located on Katy Lane on Lady's Island just north of Robin Drive in the Sherwood Forest

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Official Proceedings - Beaufort County Council October 9, 1995 Page 6

Work Session

The Chainnan announced a Council work session with the S.C. Department of Transportation Thursday, November 2, 1995 at 5:30 p.m.

Retreat

The Chainnan announced that Council's retreat is scheduled to be held November 10 through 12, 1995, at Kiawah Island Resort.

PUBLIC HEARINGS

Request for Zoning Change Sawmill Forest

The Chainnan opened a public hearing at 6:00 p.m for the purpose of receiving information from the public as it relates to a request for wning change in District 600, Map 32, Parcels 93 through 103, located on the north side of U.S. Highway 278 off of Trimbleston Road, from Development District to Planned Unit Development. After calling three times for public comment and receiving none, the Chainnan declared the hearing closed at 6:01 p.m.

Text Change to Zoning and Deyelopment Standards Ordinance Enyjronmentallmpact Assessment

The Chainnan opened a public hearing at 6:02 p.m for the purpose of receiving information from the public as it relates to the creation of an Environmental Impact Assessment Ordinance. The Chairman ca1led once for public comment and recognized Mr. Tim Rentz, President of Coastal Contractors and member of the Beaufort/Jasper Homebuilders Association. It appears the proposed ordinance is a duplication of what is already required under State law. After calling twice more for public comment and receiving none, the Chairman declared the hearing closed at 6:04 p.m.

Text Change to Zoning and Deyelopment Standards Ordinance Archaeological and Historic Impact Assessment

The Chainnan opened a public hearing at 6:05 p.m for the purpose of receiving information from the public as it relates to the creation of an Archaeological and Historic Impact Ordinance. The Chairman called once for public comment and recognized Mr. Tim Rentz, President of Coastal Contractors and member of the Beaufort/Jasper Homebuilders Association. It appears the proposed ordinance is a duplication of what is already required under State law.

Mrs. Sue Olson, an Okatie resident, supports both the Archaeological and Historic Impact

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Official Proceedings - Beaufort County Council October 9, 1995 Page 12

As Public Works Committee Chairman, Mr. Tinnan nominated Mr. John Garber to serve as a member of the Adjustment and Appeals Board to fill the fire prevention vacancy to fill an unexpired tenn.

The Vice Chainnan passed the gavel back to the Chainnan.

---"'I) REOUEST FOR ZONING CHANGE Sawmill Forest

It was moved by Mrs Mullen as PJannin~ and Development Standards Committee Chairman (no second required) that Crnmcil approve on third and final readin~ a request for zQDin~ change in District 600. Map 32. Parcels 93 through JQ3.located on the north side ofU,S. Highway 278 off of Trimh!eston Road. from Development District to Planned Unit Development. The vote was; FOR -Mr. Manson Mr Glaze Mrs. Gnann. Mrs Grace. Mr, Kline. Mr McBride. Mr. McCracken. Mrs Mullen. Mr. Taylor and Mr vnnan ABSENT - Mr Martin, The motion passed.

TEXT CHANGE TO ZONING AND DEVELOPMENT STANDARDS ORDINANCE Environmental Assessment Impact

It was moved by Mrs Mullen. as Planning and Development Standards Committee Chairman (no second required), that Council approve on third and final reading a text change to the Zoning and Deyelopment Standards Ordinance as it relates to the creation of an Environmental Assessment Impact Ordinance.

In light of Mr. Tun Rentz's above-stated comment made during the public hearing, Mr. Atkinson asked if the proposed environmental assessment impact ordinance duplicates State law?

The Chainnan explained the ordinance requires that the same infonnation given to the State is given to the County. The ordinance does not create any more bureaucratic red tape.

Mr. Summer Rutherford, Planning Director, noted the proposed ordinance helps the Planning Department facilitate development pennits. The Department knows what is coming down the pike sooner. It helps the Department to look at the project(s) and understand the conditions of the pennit so that any public comment can be forwarded earlier in the process.

Mr. Tinnan stated that by receiving the infonnation early, the County has an opportunity to submit its comments to the State agencies. If the County had had that opportunity with Brays Island, it would not have the wastewater discharge into the Huspah Creek tributary. In the hierarchy of environmental laws, the State may impose environmental standards no less than the federal but may be more stringent. In the same hierarchy the County may impose environmental restrictions that are more severe than those established by DHEC. The County's recently adopted River Protection

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• PROCEEDINGS

PLANNING AND DEVELOPMENT STANDARDS COMMITTEE

(A standing committee of Beaufort County Council.)

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Minutes - Planning and Development Committee August 22, 1995 Page 3

3. Request for Zoning Change

District 600, Map 36, Parcels 15-E and 339, located along S.C. Highway 46 in Pritchardville, from Neighborhood Preservation District-1 to Neighborhood Commercial District (Mary Graves/ Jerry and Rebecca Whittle/John and Paula Leisure).

Discussion: Mr. Maurice Ungaro, Planner, explained that the parcels are located on S.C. Highway 46 on the south side directly in between the intersections of Highways 46

• and 170 and Highway 46 and Giblet Road. The rezoning request would allow the operation of a neighborhood grocery store and a furniture refinishing shop in the area.

• Ms. Doris Dixon Coleman, an adjacent property owner, stated that her property (15-G on attached map) is directly behind Ms. Graves' property and across the street from a sod farm. Ms. Coleman and her sons are opposed to this rezoning request

• because of the increased traffic and noise and also the potential that larger businesses may eventually move in.

Recommendation: Council approve on first reading a rezoning request on District 600, Map 36, Parcels 15-E and 339, located along S.C. Highway 46 in Pritchardville, from Neighborhood Preservation District-1 to Neighborhood Commercial District (Mary Graves/

• Jerry and Rebecca Whittle/John and Paula Leisure).

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District 600, Map 32, Parcels 93 through 103, located on the north side of U.S. Highway 278 off of Trimbleston Road, from Development District to Planned Unit Development (Sawmill Forest Limited Liability Corporation).

Discussion: Mr. Maurice Ungaro, Planner, explained that the properties consist of 43.55 acres and is bordered to the north and west by undeveloped parcels zoned Development District, to the east is zoned Conservation Preservation (S.C. Wildlife Heritage Trust) and to the south are parcels fronting U.S. Highway 278 zoned General Commercial District. The property sits 500 feet away from U.S. Highway 278 outside of the Highway Corridor Overlay District. On the west side of the property there is a creek which is on the Josephine Johnson property and empties into the Colieton River. The rezoning request of Mr. John Cardamone proposes an approximately 347 unit development. Staff is concerned about the traffic impact on Highway 278 that the proposed units would generate.

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• Mr. Ungaro distributed correspondence from Ms. Josephine Johnson which expressed concerns about: (1) excessive amounts of runoff of pesticides, fertilizer and water from irrigation systems which will eventually pollute the creek on her property and eliminate the shellfish and shrimp; (2) the creation of an excessive amount of traffic exiting/entering U.S. Highway 278; and (3) anticipation of problems with trespassers and poachers due to the proposed large number of residents.

• Staff recommends the following:

(1) The intersection at Trimbleston Road and U.S. Highway 278 should conform to the standards outline in the most current issue of the A Po/icy and Geometric Design of Highways and Streets (ASHTO, 1990);

(2) Trimbleston Road be brought up to SCOOT standards to accommodate increased traffic (as delineated in the DSO, Section 5.2.1.4, i.e. paved);

(3) A wetlands mitigation plan be devised utilizing 1 ~O-year storm calculations (per DSO Section 5.4.3.1);

(4) The Neighborhood Commercial area should be more integrated with the residential uses; and

(5) Sidewalks be provided for pedestrian use.

• The applicant would like to comply with the current County storm drainage requirements, i.e., 25-year storm event if there is an outfall and 100-year storm event if there is no outfall. Mr. Cardamone, Sawmill Forest developer, stated that the project is months away from the engineering phase. Mr. Cardamone has had discussions with Messrs. Jim Quinn and Steve Bennett, S.C. Wildlife Heritage Trust, who have indicated no fundamental objection regarding drainage from this project. Staff has also notified the S.C. Wildlife Heritage Trust of the rezoning request.

Committee Comments

• Mr. McCracken noted that staff is awaiting review of the drainage plan by the Engineering Department. Also, a second wetlands survey has been performed and staff is awaiting a response from the Corps of Engineers as to the delineation of the wetlands. The responses from the Engineering Department and the Corps of Engineers should be available before moving forward on the pending issues. This Committee should not forward items to Council which are contingent on actions by the applicant. It is better if the applicant completes required or requested actions before the issue is placed before Council for approval, i.e., when the PUD application is submitted. A more complete package with respect to drainage and wetlands should be produced among other things before this PUD project is moved forward.

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• Mr. Kline noted that this Committee is the third level of review: Southern Beaufort Subcommittee, Planning Board, Planning and Development Standards Committee. It is hoped that the types of concerns arising from this PUD application which were previously questioned at each level can be addressed by the applicant before it is presented to the Planning and Development Standards Committee. The first level is community involvement by the area residents, and the concerns at each level should be documented and answered by the applicant.

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Mr. Cardamone responded that the Corps of Engineers has approved the wetlands delineation and, therefore, the applicant has met the requirements of the DSO. Regarding drainage, the next level of planning for storm water does not occur until the roads, water, sewer, buildings and perviousl impervious areas are engineered. It is not feasible for an applicant to perform this level of expense and planning before a rezoning request is approved. The applicant is currently requesting approval on the conceptual zoning. The applicant has agreed with staff and the Planning Board to comply with the DSO requirements as they exist today for storm water retention.

• Mr. Tinnan expressed the following concerns:

The proposed development has not indicated that a secondary access point would be provided. Mr. Cardamone indicated that part of the easement with the adjacent Johnson property requires that access to their property be provided. This project is represented to be oriented towards moderate-income family housing, and Mr. Cardamone estimated that the single-family residences would be priced between $75,000-$105,000. It is important to note that the sought after affordable housing in this County can be provided through projects like this, in large part due to the density of housing that is provided through this kind of arrangement. Concern was expressed that a pattern is beginning within the County's planning functions, a concept not approved by Council, that says build villages and locate the commercial in the center of the village. This is a theoretical concept without regard for the practical aspects of property boundaries The applicant has expressed concerns that a property could be developed as all commercial and then there would be residential stuck between commercial on the front and back. The applicant's proposed commercial location is more consistent with having a better housing condition for the development's residents. There is cause for distress regarding some planning involvement which suggests that the neighborhood commercial area should be more integrated with the residential uses. Mr. Tinnan opposes this concept if it is in opposition to other practical considerations. Regarding the drainage issue, it may be that the planning process is confusing what is required for a development permit action versus what is required for a zoning approval action. Requiring detailed engineering at the zoning stage is inconsistent

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with the needs of zoning. (5) Regarding transportation and increased traffic on Trimbleston Road, the applicant

should be responsible for paving from the north end of the property fronting Trimbleston Road down to where the paving currently stops. Additionally, since the Public Works Committee agenda will soon address seeking State approval to install a traffic light at Burnt Church Road, the developer should be required to bare the cost of that traffic light if the State approves its instaliation.

+ Ms. Grace questioned whether the Okatie Center and Cane Island PUDs are being held to different standards? These PUD rezonings became a drawn out process.

Ms. Rutherford responded that other PUDs were held to more detailed standards and that staff is seeking to institute a more detailed policy on handling PUDs. How does staff review PUDs and what should staff look for procedurally?

+ Mr. McCracken mentioned that FirstBank has already volunteered to solicit funds for the traffic light at Burnt Church Road. Mr. Cardamone may want to contact FirstBank about sharing the expense.

+ Ms. Gnann suggested that this issue be referred back to staff and have Mr. Cardamone answer the questions presented at all levels up to this point. There used to be a check sheet which provided this type of review. If staff and Mr. Cardamone address the concerns in the next two weeks, this Committee can at least get the required information to approve a zoning change.

+ Ms. Mullen noted that the concerns listed on pages 7 and 8 could be discussed between staff and Mr. Cardamone.

+ Mr. Kline stated that other applications have been presented which the Planning Director felt comfortable with the degree of detailed information delineated. A precedent was set with the first PUD application under the new DSO, and subsequent projects should be handled in the same manner as the first applicant. In this case, Ms. Rutherford would have liked to see more details in some areas. The Planning Director should be sure that these details are in place before it comes to this Committee.

Sawmill Forest Comment

+ In response to the above concems, Mr. Cardamone stated that further delays will be harmful. The Sawmill Forest rezoning request is not asking for any special consideration. If this PUD application is withdrawn, the property can be developed as prescribed in the new DSO. It is applicant's understanding that up to 20% neighborhood

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commercial is allowed in a PUD. The PUD application requires presentation of conceptual storm drainage (topography, water flow direction, retention ponds layout). If the County wants more information at this stage, the law needs to indicate this. Mr. Cardamone has indicated to staff his consent to address all listed concerns of the Southern Beaufort Subcommittee and the Planning Board (pages 7 and 8).

Recommendation: Council approve on first reading, by title only, a rezoning request on District 600, Map 32, Parcels 93-103, from Development District to Planned Unit Development based on the conditions outlined by Planning staff, the Southern Beaufort Subcommittee and Planning Board (see attached pages 7 and 8) to be provided to the Planning and Development Standards Committee in writing before second reading. Applicant should also address in writing the above-referenced Committee Comments.


District 600, Map 22, Parcel 13-A, located on the south side of U.S. Highway 278 and west of Rose Hill, from Rural Development District to Planned Unit Development (Firestone Investment Builders).

Discussion: Mr. Maurice Ungaro, Planner, explained that the property consists of approximately 162.52 acres and was formerly called Five Oaks Estates. The property is on located the south side of U.S Highway 278, across from the Indian Hill Baptist Church, and west of Rose Hill. The property fronts U.S. Highway 278 on the northern boundary and is surrounded on the remaining three sides by property zoned Residential Agricultural District, owned by Union Camp. Staff recommends that the rezoning request be approved with the following conditions:

(1) The Village commercial area should be more integrated with the residential uses, promoting pedestrian access and reducing commercial frontage on U.S. Highway 278;

(2) Sidewalks be provided for pedestrian use; (3) Section 5.2.1.6(K) of the DSO stipulates that dead end streets and cul-de-sacs shall

not exceed 1,800 feet in length; and (4) Minimum tangent at intersections of curved streets shall be 100 feet (Section

5.2.1.6(H).

• The proposed development is not located in an existing urbanized area but rather creates its own urbanized area. This development is not located near any existing or proposed commercial area. The four proposed out parcels located on U.S. Highway 278 would constitute strip development. The impact of the number of trips per day from 590 residential dwelling units, 100,000 square feet of commercial space, four out parcels, a church campus, daycare and recreation facility has not been addressed. The developer has not provided the County staff with any information to determine the long-range implications of this increased traffic on U.S. Highway 278 (proposed commercial spaces not

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