DEVELOPMENT GUIDELINES FOR PRIMUS TRACT MOUNT PLEASANT, SOUTH CAROLINA Date February 18, 2015 PLANNING COMMISSION SUBMITTAL Owner/Developer: American Star Development SC, LLC P.O. Box 211 Sullivans Island, SC 29482 843/737-3296 Designed By: Seamon, Whiteside & Associates, Inc. 501 Wando Park Blvd., Suite 200 Mt. Pleasant, SC 29464 843/884-1667
PRIMUS TRACT DEVELOPMENT GUIDELINES MOUNT PLEASANT, SOUTH CAROLINA I. GENERAL DESCRIPTION OF THE PROPOSED PROJECT American Star Development SC, LLC intends to develop 24.81 acres located at Primus Road (private) and Six Mile Road, across from the existing terminus of Sweetgrass Basket Parkway (see Appendix 1 for representative Tax Maps for TMS#578-00-00-004, 558-00-00-139 thru -144, -310, -311 and a portion of -138). It is understood at this time that approximately 1.16 acres of tract -138 is intended to be purchased by the Town of Mount Pleasant as right of way for the proposed Billy Swails Boulevard, and the tract s residual acreage will be used for this Primus Tract development. It is further understood that the proposed roadway extension will also likely encroach upon several of the remaining tracts (approximately 1.76 acres of the total), as represented on the Concept Plan with the latest geometric information available. The site currently includes a dozen single family residences and is semi-wooded. Three large ponds are on the property, the smallest being approx. 1.36 acres, with the largest extending beyond the parameters of the site. Bisecting the site is a freshwater wetland and historic fortifications. All tracts comprising the site are represented on the Town of Mount Pleasant s Future Land Use Map as Community Conservation, therefore the proposed Planned Development- Conservation Design (PD-CD) standards allow for up to 74total residential units based on 3 units per acre on 24.81 acres. The proposed development would consist entirely of single family lots. Primary access to the site will be provided from Six Mile Road, approximately 1000 feet east of Hwy 17 North. The aforementioned Hungryneck Boulevard Extension, when completed, will provide a secondary access along the length of the development. Within the site, units will be accessed by a min. 40-foot right of way that weaves around existing historic trees located throughout the site. This road will extend across the wetland and historic fortification at a point pre-determined by SHPO and the SC Battleground Preservation Trust. Until the time of completion of Billy Swails Boulevard, a temporary turn-around will be provided at the location where the future road connection will occur. Construction for one model home that also acts as a sales office may occur at the entrance from Six Mile Road. Associated temporary parking will be provided on the same lot as required by Ordinance. Upon sale of the home in which the office is located, the temporary parking lot will be removed and replaced with a permanent single-family driveway. Location of this unit and parking will be more specifically shown on forthcoming Sketch Plan for approval. Design of the site will follow cluster development patterns by concentrating lots outside the existing natural features (wetland, archaeological site and large ponds) for use as common open space and preservation. Mail Kiosk(s) may be located within this open space. Pedestrian circulation will be provided via 5 wide sidewalks located along both sides of streets where practical, and adjacent to the back of curb. Sidewalk across the wetland and historic fortification will occur on one side to minimize disruption of the sensitive areas. Pervious pedestrian trails will connect to sidewalks throughout the site, accessing the existing ponds, wetlands, historic and natural sites.
TOTAL TRACT AREA: 24.81 acres 22.80 high acres (incl. approx. 3.79 ac pond) 2.01 wetland (an updated delineation is currently being reviewed by OCRM) DEVELOPMENT SUMMARY Single Family Development: Development will consist of single family lots Density 3 Units / Acre @ 24.81 Acres = 74 Units Total Lot Requirements (minimums) Single Family Lots Building Height Buffers 40 width (min.)* 105 depth (min.)* *Width to Depth Ratio may be greater than 2.5 to 1 Setbacks: 20 Front Yard 20 Rear Yard 15 Side Yard (corner) 5 Side Yard Lot Coverage: No maximum Accessory Dwelling Units: Allowed 40 max. vertical measure from the average grade of building corners. Adjacent to Six Mile Road: 50 min. Adjacent to Future Billy Swails Boulevard: 15 min. only where less than 50 feet of space is provided between lots and road ROW. Otherwise, 50 min. open space will be located between lots and road ROW. Planting of this buffer to Type B requirements may be delayed until completion of the Boulevard. Wetlands: Per OCRM requirements Irrigation will be permitted within roadway buffers. Fences of uniform nature will be permitted along roadway buffers. Survey Requirements Streets A tree survey indicating all hardwoods 16 dbh and greater is required. Right of Way Widths: Travel Aisles: 40 min. 11 min. (plus curb and gutter)
Utilities Parking Sidewalks: 5-foot wide along both sides of street where practical, and one side of street where roadway crosses wetland, along islands and where lots may be accessed by sidewalk without extending the entire length of the lot. Temporary turn-around at future intersection with Billy Swails Blvd. shall not be paved. All roadway sections are to be built to Town of Mount Pleasant Standards. A 10 General Utility Easement will be provided adjacent to rights of way as necessary. Sewer service and manholes may encroach under roadways if necessary to avoid protection zones of existing trees to remain. Parking required for uses on the site are as follows. Single Family Lots: 1 space/d.u. (maximum 74 d.u./74 spaces) Phasing / Schedule Phase 1: Begin Late 2015 / Completion Late 2016 Phase 2: Begin Mid 2016 / Completion Early 2017 Storm Drainage 16-foot drainage easements shall be allowed when storm drainage pipes are 24 diameter or less. Drainage easements may encroach into buffers up to 6 feet. Fences will be permitted within drainage easements. Recreation A minimum of 6.20 acres (25% of total acreage) is provided in and protected in perpetuity via recorded legal document to the Town at the time of final plat submittal These areas may be included within the open space: wetlands to remain, wetland buffers and archaeological sites within the development. Mail kiosks may be located within open space. Pervious trails 5 in width, min, to be located throughout development. Signage Entrance signage will be allowed within buffers (one each at Six Mile Road and the Future Billy Swails Boulevard.) Signs to be monuments not to exceed 8 feet in height and 50 sf in sign text area. Decorative street signs will be permitted. Mail Delivery Mail to be delivered to a centralized mail kiosk(s) to be located within the development. A maximum of two may be provided to serve each development phase.
Archaeological Site Location of roadway crossing to occur at existing breach northward. Historical markers to be placed on either side of approach to the historic area and are to be coordinated with SC Battleground Preservation Trust and SHPO. As further requested by SHPO, the development will retain the existing tree canopy to protect the earthworks, with selected tree removal for safety allowed with consultation by one of the two aforementioned Preservation Organizations. Also, a terrestrial LiDAR survey of the earthworks and metal detection survey of the property will also be performed. Phasing / Schedule Phase 1: Begin Late 2015 / Completion Late 2016 Phase 2: Begin Mid 2016 / Completion Early 2017