hampton lake master plan - townofbluffton.sc.gov · will be achieved while providing good access to...

TOWN COUNCIL

STAFF REPORT

Department of Growth Management

MEETING DATE: August 14, 2018

PROJECT:

Consideration of Approval of an amendment to the Master

Plan for Hampton Lake within the Buckwalter Planned

Unit Development for adding a Neighborhood Commercial

area of approximately 20 acres to the northwest corner of

the development and including approximately 16 single

family dwelling units to the northeast corner of the

development. The development is located on Bluffton

Parkway adjacent to Lawton Station to the west and

Grande Oaks to the east.

PROJECT

MANAGER:

Kevin P. Icard, AICP

Planning and Community Development Manager

Department of Growth Management

REQUEST: A request for approval of an amendment to the Hampton Lake Initial Master

Plan submitted by Thomas and Hutton, on behalf of HL Development, LLC, for Hampton

Lake.

TOWN COUNCIL ACTION: Town Council has the authority to take the following actions

with respect to this application:

1. Approve the application as submitted by the Applicant;

2. Approve the application with conditions; or

3. Deny the application as submitted by the Applicant.

PLANNING COMMISSION RECOMMENDATION: The Town of Bluffton’s Planning

Commission voted at their June 27, 2018 meeting to recommend to Town Council to

approve the Master Plan Amendment request with the following conditions.

1. The developer shall install a 30 foot disturbed buffer with 4 foot berm, a fence

located along the top of the berm, and landscaping along the residential side of

the berm that will meet a minimum 50% opacity as described in Zoning and

Development Standards Ordinance 90/3 for Buffer Requirements.

2. The Master Plan shall be updated to the correct acreage of 1,329.

3. The Applicant shall acknowledge the Access Management Plan on the Master

Plan. Once the Master Plan is revised it will meet the goals of the Comprehensive

Plan and Access Management Plan for connectivity along the southern portion of

the Bluffton Parkway.

August 14, 2018

Master Plan Amendment Hampton Lake Town Council

Since the June 27, 2018 Planning Commission meeting, the Applicant has revised the

Master Plan Amendment to include the recommendations from the Planning

Commission meeting. A note has been added that states that the future development of

the Neighborhood Commercial property will meet the Bluffton Parkway Access

Management Plan, and the error related to the acreage has been update. The Applicant

has included the following note on the Master Plan, “30’ Landscape Buffer with Minimum

50% Opacity”. (See Attachment #4)

CITIZEN CONCERNS: During public comment at the Planning Commission meeting, four

(4) residents spoke in opposition of the 16 additional residential units being located on

Fording Court. Staff has also received additional letters of concern from citizens living

on Fording Court since the Planning Commission meeting. Some of the concerns include

removal of trees along Fording Court, increased traffic, noise from Bluffton Parkway,

visibility of transmission lines along Bluffton Parkway, and increased visibility of

Neighborhood Commercial property (see Attachment #7).

INTRODUCTION: The Applicant is requesting approval of an amendment to the Initial

Master Plan for Hampton Lake. Hampton Lake is located along the Bluffton Parkway in

the Buckwalter Planned Unit Development (PUD). The amendment is proposed in order

to:

(1) Add approximately 16 single family dwelling units to Fording Court, and

(2) Add Neighborhood Commercial land use within the northern portion of the

Sandhill Tract and Buckwalter Commons Tract, adjacent to Bluffton

Parkway.

BACKGROUND: The original Hampton Lake Initial Master Plan was approved by the

Town of Bluffton in February 2005. It consisted of 955 single family homes and other

allowed and alternative uses situated on a total of 959 acres. The Master Plan included

590.08 acres of uplands and 369.32 acres of freshwater wetlands. The plan was

amended in July of 2007 to include an additional 369.64 acres of land, known as a

portion of the Sandhill Tract, which included 270.03 acres of uplands, and 99.61 acres

of freshwater wetlands. The 2007 amendment to the Hampton Lake Initial Master Plan

brought the total acreage of Hampton Lake to approximately 1,328 acres. Additional

density for 860 single family units was approved as part of the 2007 amendment, which

brought the overall permitted density of Hampton Lake to a total of 1,815 single family

units.

SITE DESIGN AND DEVELOPMENT STANDARDS: Architectural guidelines and

covenants and restrictions, developed by the Applicant will set standards for design and

construction materials and must meet or exceed the Town of Bluffton Zoning and

Development Standards Ordinance (DSO) approved with the Buckwalter PUD.

Applicable site design standards shall be as set forth under the Concept Plan and

Development Agreement. The Applicant intends to responsibly exercise the design

functions entrusted to it as the private developer under the Concept Plan and

Development Agreement.

Site development within the Buckwalter PUD is governed by the Development

Standards included as part of the original Concept Plan approval. HL Development, LLC

will control internal site standards through the use of architectural guidelines and

August 14, 2018


covenants and restrictions. As stated in the Concept Plan, setbacks and buffers for the

Master Plan Area apply to the Concept Plan boundary only.

Based on current market conditions, the Master Plan indicates the following typical lot

sizes:

46 ft. x 110 ft. with 25 ft. front, 6 Ft. and 0 ft. side and 20 ft. rear

setbacks (single family attached);

100 ft. x 175 ft. with 30 ft., 10 ft., and 20 ft. front, side and rear setbacks

respectively;

80 ft. x 150 ft. and 170 ft. with 25 ft., 7.5 ft. and 10 ft. front, side and rear

setbacks respectively;

70 ft. x 150 ft. with 25 ft. 7.5ft, and 10 ft. front, side and rear setbacks

respectively and

55 ft. x 150 ft. with 25 ft., 5 ft., and 10 ft. front, rear, and side setbacks

respectively.

These lot sizes and setbacks are general, and may vary depending on specific site

constraints. The Applicant requests the right to change these typical lot sizes and

setbacks as market conditions change. Any variances from the typical setbacks must be

reviewed and approved by the Applicant’s Architectural Review Board and meet Town of

Bluffton Building Safety requirements. Lots will conform to the standards set forth in

the Concept Plan and Development Agreement.

Building setbacks and heights will be reviewed by the Applicant's Architectural Review

Board and conform to life safety regulations. Further, they will conform to the standards

set forth in the Concept Plan and Development Agreement.

The approved Hampton Lake Master Plan shows an existing parcel of land between the

Neighborhood Commercial property and Fording Court. The proposed Master Plan has

an additional 16 residential units fronting on Fording Court. During the June 27, 2018

Planning Commission meeting, the commissioners recommended that the Applicant

provide a 30 ft. disturbed buffer that will include with 4 foot berm, a fence located along

the top of the berm, and landscaping along the residential side of the berm that will

meet a minimum 50% opacity as described in Zoning and Development Standards

Ordinance 90/3 for Buffer Requirements.

August 14, 2018


LAND USE DELINEATIONS: The Hampton Lake Initial Master Plan (see Attachment #1)

delineates approximately 1,328 acres. The land uses are labeled on the Master Plan to

identify uses most likely to be developed under current market conditions. This Master

Plan Application does not limit those previously approved uses, but identifies current

market conditions.

All development on each parcel will be subject to design guidelines that comply with the

development standards of the Town, as applicable to the Buckwalter PUD and must also

comply with the architectural and site design standards of the land use covenants.

The additional 20 acres of land labeled as Neighborhood Commercial is regulated by the

Buckwalter Planned Unit Development and Concept Plan. It is part of a larger 70 acre

tract referred to as the Buckwalter Commons Connector Site (see Attachment #2). The

11th Amendment allows for an increase in commercial density as “General Commercial,”

however; the Applicant has determined that they are limiting it to the Neighborhood

Commercial land use designation, which is more restrictive than the Neighborhood

General. Attachment #3 identifies the different types of uses that are allowed in each

district.

STORMWATER MANAGEMENT: Hampton Lake will attenuate runoff to pre-development

levels for the twenty-five (25) year, twenty-four (24) hour storm. Stormwater runoff

entering the Lake will receive treatment through best management practices (BMP's)

prior to being released to adjacent wetlands. Final stormwater design will be submitted

along with other final engineering at the time of Development Plan Applications. The

lake will also function as a large wet pond best management practice. The water quality

of the receiving streams in this case Stoney Creek and the May River, will not be

degraded due to runoff from this development. The lakes are sized to meet the water

quality requirements of the Town of Bluffton Unified Development Ordinance and

Stormwater Design Manual.

UTILITY SERVICES: Utility services will be provided by the following:

APPROVED PROPOSED

August 14, 2018


1. Potable Water Distribution – Beaufort Jasper Water Sewer Authority

2. Wastewater Collection – Beaufort Jasper Water Sewer Authority

3. Power Supply and Service – Palmetto Electric Cooperative Inc.

4. Telecommunication Service – Hargray Communications

5. Fire Protection – Bluffton Township Fire District

6. Mail Kiosk Location – United States Postal Service

STREETS & TRAILS: Streets and trails in Hampton Lake are privately owned and

maintained by a Property Owner's Association, or other entity assigned with the legal

responsibility. Currently, streets in Hampton Lake are restricted (gated) at the owner's

discretion.

In addition to the internal streets, a system of trails was designed. The trail system

provides access to certain portions of the community and encourages the use of other

forms of transportation in lieu of automobiles. The trail system consists of paved paths

and non-paved nature trails. A Conceptual Plan of the trail is included in Attachment

#4. The actual trail system is constructed, as each phase of development is reviewed

and approved.

ACCESS MANAGEMENT: As part of the original Buckwalter Planned Unit Development

Concept Plan (see Attachment #2) and Development Agreement approved by the Town

of Bluffton in April 2000, a 120 foot right of way was publicly donated for the Bluffton

Parkway to assist in mitigating the traffic impact of the entire Buckwalter Tract,

including what is now Hampton Lake.

In October of 2007, the Town of Bluffton and Beaufort County jointly commissioned

SRS Engineering, LLC to provide an analysis of the westerly segment (Phase 4) of the

Bluffton Parkway to define appropriate locations for development access which would be

concentrated at signalized intersections. By properly planning these access points and

strategically locating future signals along this corridor, the greatest roadway capacity

will be achieved while providing good access to development which will be forth coming

in the near future.

The Access Management Plan (see Attachment #5) systematically shows locations for

access along the Bluffton Parkway and shows that a connector road on the southern

side of the Bluffton Parkway from Lawton Station to the Sandy Pointe connector (Lake

Point Drive) is necessary for cross access between developments without placing an

undue burden on the Bluffton Parkway. Since the June 27, 2018 Planning Commission

meeting, the Applicant has updated the Master Plan Amendment to include a statement

that any future development of the Neighborhood Commercial property will meet the

requirements of the 2007 Access Management Plan.

REVIEW CRITERIA & ANALYSIS: Town Council is required to consider the criteria set

forth in Section 3.9.3 of the Unified Development Ordinance in assessing an application

for a Master Plan. These criteria are provided below followed by a Staff Finding(s).

August 14, 2018


1. Section 3.9.3.B. Promotion of and consistency with the land use goals,

environmental objectives and overall intent of the policies within the

Comprehensive Plan.

Finding. Chapter 9 Transportation of the Comprehensive Plan states the

following goals:

Section 9.4 Recent and Planned Road Improvements

(1) Enhance and promote connectivity.

a. Implementation Step

#3. Develop connectivity standards that will be adopted and

applied by all the participating Local Governments in their

development codes.

Section 9.5 Planning

(1) Develop a coordinated approach to transportation planning in

southern Beaufort County.

a. Implementation Step

#7. Carry out Access Management Plans for Buckwalter

Parkway North and Bluffton Parkway to identify appropriate

locations and signalization of intersections.

The Master Plan has been updated addressing the access management

requirements to be in conformance with the Access Management Plan. The

Master Plan for Hampton Lake is consistent with the transportation goals in the

Comprehensive Plan.

2. Section 3.9.3.C. Consistency with the intent of the Planned Unit Development

Zoning District as prescribed in this Ordinance.

Finding. This request will be consistent with the Beaufort County Zoning and Development Standards Ordinance (ZDSO) 90/3 that applies to the Buckwalter Concept Plan.

The Buckwalter Concept Plan was designed to be a mixed-use Planned Unit

Development, which includes residential and commercial uses. The Hampton

Lake Master Plan is part of the Sandhill Tract (Residential) and Buckwalter

Commons Tract (Commercial). The Buckwalter Connector Tract (see Attachment

#2) allows for the General Commercial uses and Neighborhood Commercial uses.

The Applicant is requesting the additional 20 acres to be designated as

Neighborhood Commercial only, which is a less intense land use than the General

Commercial. If the Applicant plans to convert the area to General Commercial in

the future, they would be required to amend the Master Plan to change the land

use classification.

3. Section 3.9.3.D. As applicable, consistency with the provisions of the

associated Development Agreement and/or PUD Concept Plan.

Finding. The application will be consistent with the provisions of the Buckwalter Development Agreement.

August 14, 2018


The Development Agreement states that the Owner is required to notify the

Town when Development Rights are transferred to a Developer, including the

name and address of such Developer, the location and number of acres

transferred, the residential density transferred, the commercial acreage

transferred, and other relevant information.

4. Section 3.9.3.E. Compatibility of proposed land uses, densities, traffic

circulation and design with adjacent land uses and environmental features, as

well as the character of the surrounding area.

Finding. The Application is compatible with the proposed land uses, densities,

and the 2007 Access Management Plan. The Master Plan has been updated to

address the Access Management Plan’s southern connector road between Lawton

Station and Sandy Pointe to allow adjacent neighborhoods the ability to access

the commercial development without travelling on Bluffton Parkway.

5. Section 3.9.3.F. Ability to be served by adequate public services, including, but

not limited to, water, sanitary sewer, roads, police, fire, and school services.

For developments that have the potential for significant impact on

infrastructure and services the applicant shall be required to provide an

analysis and mitigation of the impact on transportation, utilities, and

community services.

Finding. The property is able to be served by adequate public services and the

Applicant has previously provided an analysis and mitigation measures of the

impact on transportation, utilities, and community services with the Buckwalter

Development Agreement and Concept Plan.

6. Section 3.9.3.G. Demonstration of innovative site planning techniques that

improve upon the standards in other allowable Town of Bluffton zoning districts

with the purpose of enhancing the Town of Bluffton’s health, safety and

welfare.

Finding. The scope of the stormwater management plan includes not only the

Hampton Lake development but the upper Stoney Creek watershed. Hampton

Lake is designed to function as the primary best management practice for both

water quality and quantity.

7. Section 3.9.3.H. Ability of the site to sufficiently accommodate the densities

and land use intensities of the proposed development.

Finding. The site has the ability to sufficiently accommodate the densities and

land use intensities which are consistent with the approved Development

Agreement and the Buckwalter Concept Plan.

8. Section 3.9.3.I. Conformance with adopted or accepted plans, policies, and

practices of the Town of Bluffton.

August 14, 2018


Finding. The application is in conformance with adopted or accepted plans,

policies, and practices of the Town. The Town of Bluffton’s Comprehensive Plan

states that the transportation system in southern Beaufort County must be

carefully managed in coordination with land use changes to accommodate needs,

ensure safety and meet Bluffton’s overall vision.

The Access Management Plan prepared for the Town of Bluffton and Beaufort

County systematically laid out the framework for access along the Bluffton

Parkway. This included multiple signalized and non-signalized intersections on

both sides of the Parkway. The northeast corner of Hampton Lake lays on a non-

signalized right-in right-out intersection and connection to a future proposed

signalized intersection with the adjacent property. The Applicant has updated the

Master Plan to address the required connections as shown on the Access

Management Plan.

NEXT STEPS: Town Council Consideration:

Master Plan Procedure Step Completed Date Completed

Step 1. Pre-Application Meeting February 15, 2018

Step 2. Application Check-In Meeting March 12, 2018

Step 3. Review by UDO Administrator March 12, 2018

Step 4. Review by Development Review

Committee April 3, 2018

Step 5. Planning Commission

Recommendation June 27, 2018

Step 6. Town Council Consideration for

Approval by Majority Vote August 14, 2018

ATTACHMENTS:

1. Application & Narrative

2. Buckwalter Commons Connector Tract, 11th Amendment and Concept Plan

3. Buckwalter PUD Land Uses General Commercial and Neighborhood

Commercial

4. Master Plan Maps

5. October 2007 Bluffton Parkway Access Management Report

6. Approved December 12, 2017 Hampton Lake Master Plan

7. Citizen Concerns

8. Proposed Motion

ATTACHMENT 1

Town of Bluffton

Initial Master Plan Submittal

FOR

HAMPTON LAKE

TOWN OF BLUFFTON, SOUTH CAROLINA

Buckwalter PUD

J-24731.0001

HL Development, LLC

APPLICANT

December 7, 2004

Revised: January 2006, July 2007, July 2014, and August 2015

Last Revised: March 2018

Thomas & Hutton

ATTACHMENT 1

Z:\24731\24731.0001\Documents\Submittals\IMP March 2018-Not approved\hamptonlake-IMP6.doc

TABLE OF CONTENTS

Title Page

I. Project Introduction .......................................................................... 1

II. Existing Conditions ............................................................................ 2

A. Boundary and Wetland Plat (Exhibit B) ........................................ 2

B. Freshwater Wetland Verification (Exhibit J) ................................. 2

C. Existing Conditions and Topography (Exhibit F) .......................... 2

D. Preliminary Sewer Master Plan (Exhibit C) .................................. 3

E. Preliminary Water Master Plan (Exhibit D) .................................. 3

F. Trails and Open Space Plan (Exhibit G) ........................................ 3

III. Development Master Plan (Exhibit A) ............................................. 3

A. Phasing (Exhibit R) ........................................................................ 3

B. Site Design and Development Standards ....................................... 3

C. Preliminary Stormwater Management Plan (Exhibit E) ................ 4

D. Utility Services............................................................................... 5

(1) Potable Water Distribution (Exhibit D) ................................... 5

(2) Wastewater Collection (Exhibit C) .......................................... 5

(3) Power Supply and Service (Exhibit I) ..................................... 5

(4) Telecommunication Service (Exhibit K) ................................. 5

(5) Bluffton Fire District (Exhibit N) ............................................ 6

E. Proposed Streets ............................................................................. 6

F. Ownership and Maintenance of Common Areas & Utilities ......... 6

(1) Common Areas ....................................................................... 6

(2) Utilities ..................................................................................... 6

IV. Development Rights and Assignments ............................................. 7

V. Land Use Parcel Delineations and Uses ........................................... 7

VI. Development Approvals within Hampton Lake ............................. 8

VII. Traffic Impact and Mitigation .......................................................... 8

ATTACHMENT 1


LIST OF EXHIBITS

Title Exhibit

1. Development Master Plan ................................................................................. A

2. Boundary and Wetland Plat .............................................................................. B

3. Preliminary Sewer Master Plan ........................................................................ C

4. Preliminary Water Master Plan ......................................................................... D

5. Preliminary Stormwater Management Plan ...................................................... E

6. Existing Conditions and Topography ............................................................... F

7. Trails and Open Space Plan .............................................................................. G

8. Water and Wastewater Availability Letter ....................................................... H

9. Electrical Intent to Serve Letter ........................................................................ I

10. Freshwater Wetland Verification ...................................................................... J

11. Telecommunications Intent to Serve Letter ...................................................... K

12. Traffic Report.................................................................................................... L

13. OCRM Preliminary Approval ........................................................................... M

14. Bluffton Fire Department Preliminary Approval .............................................. N

15. Beaufort County EMS Preliminary Approval................................................... O

16. Beaufort County Engineering Preliminary Approval ....................................... P

17. Beaufort County School District Preliminary Approval ................................... Q

19. Phasing Master Plan………………………………………………………….. R

ATTACHMENT 1


Project Team

Developer: HL Development, LLC Mr. Pratt Reed

Engineering: Thomas & Hutton Engineering Co. Mr. Nathan B. Long, P.E.

Mr. James J. Collins, P.E.

Mr. Rusty Windsor, P.E.

Land Planning Witmer Jones Keeffer, Ltd Mr. Brian Witmer

& Architecture:

Environmental Newkirk Environmental Mr. Duncan Newkirk

Consultant: Consultants, Inc. Mr. Ken Hance

Legal Bird, Cofield, & Moise, LLC Mr. Steve Bird

Counsel:

ATTACHMENT 1


1

HAMPTON LAKE

Master Plan Narrative

I. Project Introduction and Overview

This application is for a revision to the Hampton Lake Master Plan. The revision

is proposed in order to replace the neighborhood commercial area, in the northeast

corner of the Master Plan, with single family. Another revision is proposed to add

neighborhood commercial within the northern portion of the

Sandhill Tract, adjacent to Bluffton Parkway. The additional neighborhood

commercial is consistent with the 11th Amendment to the Buckwalter PUD where

70 acres of commercial was added to Buckwalter Concept Plan and Development

Agreement and delineated as the “Buckwalter Commons Connector Tract”.

The original Hampton Lake Initial Master Plan was approved by the Town of

Bluffton in February 2005 and consisted of 955 single family homes and other

allowed and alternative uses situated on a total of 959 acres, which included

590.08 acres of uplands and 369.32 acres of freshwater wetlands. The plan was

amended, in July of 2007, to include an additional 369.64 acres of land, known as

a portion of the Sandhill Tract, which includes 270.03 acres of uplands, and 99.61

acres of freshwater wetlands, into the Hampton Lake Initial Master Plan, bringing

the total acreage of Hampton Lake to approximately 1,329 acres. An additional

density of 860 single family units was approved as part of this previous

amendment, which brought the overall permitted density of Hampton Lake to a

total of 1,815 single family units.

Table 1 – Comparison between Approved and Revised Initial Master Plan

Approved Initial Master

Plan

Revised Initial Master

Plan

Open Space 712 Ac. 707 Ac.

Open Space - Parks 31 Ac. 31 Ac.

Lake Area 188 Ac. 190 Ac.

Amenity Area 18 Ac. 18 Ac.

Lot Area 409 Ac. 412 Ac.

Community Trail Length 52,150 LF 52,200 LF

Hampton Lake is located within the Buckwalter PUD. Hampton Lake is bounded

on the north by the Bluffton Parkway, the Resort Tract, and undeveloped portions

of the Hampton Commons future commercial development. The property is

bounded on the west by Lawton Station, which consists of single family

development, on the south by May River Preserve, which consists of single family

development and other undeveloped forest land. Finally, the property is bounded

on the east by Old Miller Road, and Hampton Hall, The Willows and Grande

Oaks, which consist of single family development.

ATTACHMENT 1


2

The Town of Bluffton approved both the Concept Plan and a Development

Agreement for the entire Buckwalter tract in April 2000. The Concept Plan

defines the allowed land uses in the various areas of the Buckwalter PUD. The

documents also define the development standards, which will govern all

development activity within the Concept Plan, including the Hampton Lake

Master Plan. These negotiated land uses and development standards are binding

upon both the Town and this Applicant, so that the Concept Plan and

Development Agreement set the binding framework for this Master Plan

application. The Development Agreement between Union Camp and the Town of

Bluffton applies to future landowners. The phasing plan included is a projection

of phasing to occur over the life of the project. As stated in the note on the bottom

right of the plan, the phasing sequence depicted is the suggested phasing and may

be adjusted based on sales absorption.

This entire written narrative, together with all exhibits hereto, constitutes the full

application, and upon approval, shall constitute the official Hampton Lake Master

Plan site development.

II. Existing Conditions

Tree cover mostly consists of a pine plantation with very few hardwoods. Most

of the hardwood trees are located within the contiguous wetlands on the property.

The contiguous wetlands drain from the northern portion of the property to the

freshwater head of Stoney Creek. Much of freshwater wetland flow has been

severely impacted by ditching installed during previous silviculture activity.

This application seeks final approval of the revised Initial Master Plan based on

the conditions approved under the Buckwalter PUD, and the matters contained in

this application.

The 1,329 acre parcel in the Buckwalter PUD has been planned based on the

available information. Changes may be required based on constraints identified

during the development permit process. Generally, the land is in the central,

western portion of the Buckwalter Tract south of the Bluffton Parkway.

The attached Exhibits give detailed information regarding the existing conditions

of the property. These items include:

A. Boundary Plat (Exhibit B)

The boundary survey plat of the property (Exhibit B) contains the following

information:

1) Vicinity Map 5) Property Owners of Adjacent Property

2) Boundary and Dimensions 6) Existing Drainage Ways

3) Existing Easements 7) FEMA Zones

4) Existing Roads

ATTACHMENT 1


3

Freshwater wetlands on the site were delineated and surveyed in 1998 for the

Branigar Organization.

B. Wetlands Verification (Exhibit J)

Newkirk Environmental, Inc. of Savannah, Georgia delineated the freshwater

wetlands on the property. Thomas & Hutton Engineering Co. surveyed the

wetland delineation. The U.S. Army Corps of Engineers verified the

delineation and survey; letters are included as Exhibit J.

C. Topography (Exhibit F)

1) Vicinity Map

2) Topographic Data

D. Conceptual Wastewater Collection Master Plan (Exhibit C)

1) Proposed Sanitary Sewer Collection System

E. Conceptual Water Distribution Master Plan (Exhibit D)

1) Proposed Water Distribution System

F. Trails and Open Space Plan (Exhibit G)

1) Proposed Trail System and Open Space

III. Development Master Plan (Exhibit A)

The project will be developed in accordance with the Buckwalter PUD and the

Hampton Lake Initial Master Plan, dated December 2004, and last revised in

March 9, 2018. The exact location of roads, lagoons, open spaces, buildings,

parking, recreational amenities and other elements may vary at the time of

Development Permit Applications. The plan demonstrates a potential arrangement

of land uses and road corridors. The final layout will vary based on market

conditions and environmental constraints. The property will be accessed from

Bluffton Parkway as well as a separate entrance from Old Miller Road. The

Master Plan allows 1,815 single-family units and other allowed and alternative

uses.

A. Phasing

Preliminary phasing for Hampton Lake is shown in Exhibit R. The Hampton

Lake IMP will be constructed in phases, horizontal development and

ATTACHMENT 1


4

subdivision approvals are anticipated to occur over an estimated 3-4 year

period. Construction of homes and residences shall be based on market

absorption and is anticipated to occur over a longer period of time.

B. Site Design and Development Standards

Architectural guidelines and covenants and restrictions, developed by the

applicant will set standards for design and construction materials and will

meet or exceed the Town of Bluffton Zoning and Development Standards

Ordinance (DSO) approved with the Buckwalter PUD. Applicable site design

standards shall be as set forth under the Concept Plan (including Attachment I,

thereto) and Development Agreement. The applicant intends to responsibly

exercise the design functions entrusted to it as the private developer under the

Concept Plan and Development Agreement.

Site development within the Buckwalter PUD is governed by the

Development Standards included as part of the original Concept Plan

approval. HL Development, LLC will control internal site standards through

the use of architectural guidelines and covenants and restrictions. As stated in

the Concept Plan, setbacks and buffer for the Master Plan Area apply to the

Concept Plan boundary only.

Based on current market conditions, the master plan indicates the following

typical lot sizes; 100 ft x 175 ft with 30 ft, 10ft, and 20 ft front, side and rear

setbacks respectively; 80 ft x 150’ and 170’ with 25 ft, 7.5 ft, and 10 ft front,

side and rear setbacks respectively, 70 ft x 150 ft with 25 ft, 7.5ft, and 10 ft

front, side and rear setbacks respectively and 55 ft x 150 ft with 25 ft, 5ft, and

10 ft, front, rear, and side setbacks respectively. These lot sizes and setbacks

are general, and may vary depending on specific site constraints. The

applicant reserves the right to change these typical lot sizes and setbacks as

market conditions change. Any variances from this typical must be reviewed

and approved by the Architectural Review Board for this development. Lots

will conform to the standards set forth in the Concept Plan and Development

Agreement.

Building setbacks and heights will be reviewed by the applicant’s

Architectural Review Board and conform to life safety regulations, and will

further conform to the standards set forth in the Concept Plan and

Development Agreement.

C. Preliminary Stormwater Management (Exhibit E)

The Stormwater Management Plan is shown as Exhibit E. The scope of the

Stormwater Management Plan includes not only the Hampton Lake

development, but the upper Stoney Creek watershed. The most significant

ATTACHMENT 1


5

feature of the stormwater plan is the proposed Hampton Lake. Exhibit E

indicates the boundary of the Upper Stoney Creek watershed and the location

of the lake. As shown in the exhibit, the Lake will receive runoff and provide

as a primary BMP, not only from the Hampton Lake development, but the

upper watershed as well. Provided however Hampton Lake will not be

required to receive any excess runoff from adjoining properties with out

Hampton Lake’s written consent. Hampton Lake will be designed to function

as the primary best management practice for both water quality and quantity.

The lake’s function will significantly contribute to the non-degradation of

both Stoney Creek and May River. Additionally, the construction of the lake

is consistent with the recommendations of the May River Baseline

Assessment and Beaufort County Special Area Management Plan.

Stormwater runoff entering the Lake will receive treatment through best

management practices (BMP’s) prior to being released to adjacent wetlands.

Final stormwater design will be submitted along with other final engineering

at the time of Development Permit Applications.

From a water quantity perspective, Hampton Lake will attenuate runoff to pre-

development levels for the twenty-five (25) year, twenty-four (24) hour storm.

The lake will also function as a large wet pond best management practice. The

water quality of the receiving streams; in this case Stoney Creek and the May

River, will not be degraded due to runoff from this development.

D. Utility Services

1) Potable Water Distribution (Exhibit D)

Potable Water will be provided by Beaufort–Jasper Water & Sewer

Authority (BJWSA). A 16” water main has been installed, connecting to

the existing 16” water main along Hampton Parkway that currently serves

Hampton Lake. This main will provide sufficient flow to meet the

demand created by the Hampton Lake development. (See letter from

BJWSA and SCDHEC Exhibit H.)

2) Wastewater Collection (Exhibit C)

Wastewater Collection will be provided by a combination of gravity

sewers, pumping stations, and force mains located within each

development parcel. The wastewater will be collected and pumped to a

wastewater facility owned and operated by BJWSA, and ultimately

conveyed to the Cherry Point Wastewater Treatment Plant. (See letters

from BJWSA and SCDHEC Exhibit H.)

3) Power Supply and Service

ATTACHMENT 1


6

In accordance with the franchise agreements approved by Town Council,

the Hampton Lake Master Plan is in the Palmetto Electric service district.

The electrical service will be provided by Palmetto Electric. Service will

be extended as development progresses. Initial Master Plan approval does

not amend any rights provided to a landowner by the Public Service

Commission or South Carolina law. (See letter from Palmetto Electric-

Exhibit I.)

4) Telecommunication Service

Hampton Lake is currently served with telecommunications service by

Hargray Communications. The telecommunications infrastructure will

include voice, data, and video facilities. Service will be extended and

activated as development progresses. Master Plan approval does not

amend any rights provided to a landowner or telecommunications provider

as granted by the Public Service Commission. (See letter from Hargray

Communications Exhibit K.)

5) Bluffton Fire District

The community falls within the jurisdiction of the Bluffton Fire District.

The water supply system will be designed to provide fire flow. (See letter

from Bluffton Fire Department Exhibit N.)

E. Proposed Streets

Roads and trails in Hampton Lake will be privately owned and maintained by

a Property Owner’s Association, or other entity assigned with the legal

responsibility. Access restriction will be at the owner’s discretion.

In addition to the internal streets, a system of trails is planned. The trail

system will provide access to certain portions of the community and

encourage use of other forms of transportation in lieu of automobiles. The

trail system will consist of paved paths and non-paved nature trails. A

Conceptual Plan of the trail is included as Exhibit G. The actual trail system

may differ, at the time of development permit submission, based upon actual

engineering and future planning, so long as the term of the Concept Plan are

respected and followed.

F. Ownership and Maintenance of Common Areas and Utilities

1) Common Areas

Development in the Hampton Lake Master Plan will be controlled by the

covenants and restrictions that establish guidelines for Common Area

ownership and maintenance, unless otherwise provided at the time of

Development Approval. The Common Areas, which include road rights-

ATTACHMENT 1


7

of-way, easements, protected wetlands, open space (including lake),

amenities, etc., will be owned by a Property Owners Association or some

other legal entity, established in the rules and regulations. This ownership

will include the maintenance of facilities, including roads and drainage, on

the property. Fees will be assessed from all property owners to provide

funding for the operation and maintenance. In some cases, individual

elements of the overall stormwater retention and drainage system may be

constructed on individually owned development sites, but all functioning

elements will be subject to master covenants, including easements and

maintenance rights, which will assure the ability and means to maintain

the system in perpetuity.

2) Utilities

Beaufort-Jasper Water & Sewer Authority will own and operate the water

and sewer facilities necessary for this project. Electrical power facilities

will be owned and operated by Palmetto Electric, or other provider as

approved by the Public Service Commission.

IV. Development Rights and Assignments

The Development Agreement for the Buckwalter Tract was entered between the

Town of Bluffton (“Town”) and Union Camp Corporation. The Buckwalter PUD

Concept Plan was submitted on behalf of The Branigar Organization, Inc., a

subsidiary of Union Camp Corporation. The merger between International Paper

and Union Camp took place soon after the Development Agreement was

approved.

The Development Agreement stated that the Owner would be required to notify

the Town when Development Rights were transferred to a Developer, including

the name and address of such Developer, the location and number of acres

transferred, the residential density transferred, the commercial acreage

transferred, and other relevant information.

The owner reserves the right to transfer any of the 1,815 allowed single family

dwelling units in the Hampton Lake development to other parcels within the

original Buckwalter PUD. The transfer of units is subject to the original caps

established in the Buckwalter PUD. The transfer must be authorized by legal

agreement between the owner and the assignee. The assignment of development

rights will be completed once the individual approvals are obtained for

development. A copy of the development assignments will be forwarded to the

town at that time.

V. Land Use Parcel Delineations and Uses

ATTACHMENT 1


8

The Hampton Lake Development Master Plan (Exhibit A) delineates

approximately 1,273 acres. The land uses are labeled on the Master Plan to

identify the most likely uses that are expected under current market forecasts.

This Master Plan Application does not limit those previously approved uses, but

identifies current forecasts.

All development on each parcel will be subject to design guidelines that comply

with the development standards of the Town, as applicable to the Buckwalter

PUD and must also comply with the architectural and site design standards of the

land use covenants. All environmental standards, including Best Management

Practices regarding stormwater runoff, will be demonstrated at the time of final

design and Development Permit Application. Future development permits will be

issued for site-specific development on each parcel upon individual applications

for development approval, which demonstrate compliance with these applicable

use and site standards.

VI. Development Approvals within Hampton Lake Master Plan Area

Such applications must meet the application standards of the Bluffton

Development Standards Ordinance, as modified and approved under the Concept

Plan, the Development Agreement, and Attachment I of the Buckwalter PUD

Zoning Approval, and further such applications must meet all standards that are

set forth in this Master Plan approval and any applicable land use covenants.

Development which meets these specified conditions shall be approved, upon

proper application to the Town. Any ambiguities or inconsistencies shall be

governed by the hierarchy of applicable standards established under the Concept

Plan approval, as set forth under Attachment I of the Concept Plan approval. Any

development proposal, which demonstrates compliance with these standards, shall

be approved.

VII. Traffic Impact and Mitigation

As part of the original Buckwalter Planned Unit Development Concept Plan and

Development Agreement approved by the Town of Bluffton in April 2000, a 120

foot right of way was publicly donated for the Bluffton Parkway to assist in

mitigating the traffic impact of the entire Buckwalter Tract, including what is now

Hampton Lake. While the development agreement specified that this donation

would satisfy all of the obligations for publicly donated right of way within the

Buckwalter Tract, there are additional roads proposed for public dedication within

Buckwalter. In addition to the Bluffton Parkway right of way, the Hampton

Parkway was approved by the Town of Bluffton from US 278 to the Bluffton

Parkway right of way, at the entrance to Hampton Lake. This proposed public

road and right of way was designed, constructed and was dedicated to the

appropriate governmental entity at no cost to the Town of Bluffton or Beaufort

County.

ATTACHMENT 1


9

A comprehensive traffic impact study and master plan was developed for the

Buckwalter Tract and included in the Concept Plan approved by the Town of

Bluffton in April 2000. Using the original study as a template, Hampton Lake,

LLC commissioned a traffic impact study specifically for Hampton Lake. The

report as amended to include this additional area is submitted as Exhibit L to the

Master Plan document. The initial development can be accommodated by the

existing road system. Four potential access points, one to the Bluffton Parkway,

one full access point approximately 2,450 lf west of the Hampton Parkway, an

additional limited access point approximately 3,550 lf west of the Hampton

Parkway both of which onto the Bluffton Parkway, and the final access point on

Old Miller road, will give Hampton Lake residents several options for reaching

their destination. Access onto the Bluffton Parkway shall be consistent with the

Bluffton Parkway SRS access management plan prepared for the Bluffton

Parkway, and the 11th amendment to the Buckwalter PUD.

ATTACHMENT 1

be limited to a maximum of 75% of all buildings within any multifamily complex.

4. General Commercial

The general commercial designation aJlows for the development of concentrated commercial and office nodes located on primary vehicular routes to serve the Buckwalter PUD as a whole. Commercial uses are limited to 450 upland acres within the Buckwalter PUD. Contiguous or abutting commercial uses in any one planning area shall not exceed 80 upland acres with the exception of Buckwalter Commons, which shall be allowed 350 upland acres of commercial development.

Permitted Uses:

a. Establishments engaged in selling goods or merchandise to the general public for personal or household consumption (e.g. shopping centers, supermarkets~ department stores. convenience storesy gas stations, etc.) and rendering services incidental to the sale of such goods; establishments providing services or entertainment to the general public including but not limited to eating and drinking establishments. personal service and repair business and entertainment establishments (e.g. movie theatres, bowling alleys, etc.); medical and health faci Ii ties/offices office buildings and/or office for government, business, professional or genera) purposes, unless specifically prohibited under Prohibited Uses below.

b. Uses aUowed in General Commercial District and under the Beaufort County Zoning and Development Standards Ordinance 9013 included herein as Attachment I both by right and conditional uses, unless specifically prohibited under Prohibited Uses below.

c. Single-family Residential.

d. Multi-family residential.

e. Hotel/Inn.

f. Recreational vehicle parks limited to self contained, motorized vehicles with a minimum length of 26 feet. Within the recreational Buckwalter PUD Recreational Vehicle parks have a cumulative cap of 200 acres.

g. Mini-warehouse facilities will be limited to a maximum height of 24 feet from finished grade.

Prohibited Uses:

The following commercial uses are specifically prohibited:

P:\l 28SO\PUDMut.cd2.Doc 16 FINAL 4/17100

ATTACHMENT 3

kicard

Highlight

General Commercial

kicard

Text Box

Buckwalter Development Agreement Allowed Land Uses

a. Junkyards or auto salvage yards. b. Campground and Recreational vehicle parks (except as allowed above

under permitted uses). c. Video Poker Parlors. d. Amusement Parks. e. Go-Cart Racing Facilities. f. Commercial Race Tracks/Facilities using automobiles, horses or dogs. g. Roller coasters. h. Sexually-oriented businesses.

The Other Requirements of Attachment I 4. l l .5 General Commercial District shall control development in this land use.

5. Hotel/Inn

This designation is for hotels, inns, bed and breakfast, guest houses, divisible dwelling units and time sharing properties (interval ownership) that consist of building or buildings with guest rooms for sleeping and kitchens and/or a dining room to provide meals for guests. Divisible dwelling units (e.g. lock-out or Iockoff units) will be defined using length of stay as the basis and used for sales guests only. Use of lock-outs will be limited to seven (7) days or less. Exceptions may be granted by the Planning Commission. Time share and fractional ownership will be limited to a maximum of 1,500 units, of which the initial 750 units count as a ~ dwelling unit and the balance count as I dwelling unib -Aagainst the overall residential cap. Therefore, if all 1,500 Fractional Ownership Units were built, for calculation purposes, the Buckwalter residential cap would be reduced by l,125 dwelling units. Hotels, Inns, Bed and Breakfasts, Guesthouses. and properties shall be considered a residential land use and counted against the overall residential density cap at a rate of Y.z DU per room/key and as such shall not be considered a commercial use. The rooms shall be primarily designed for and occupied by transients. A conference facility may or may not accompany the hoteVinn and may be integral to the hotel/inn OT detached.

The Other Requirements of Attachment 1 4.1 I .5 General Commercial District shall control development for Hotel/Inn.

6. InstitutionalJCivic

This designation allows for institutional and civic land uses, which shall be allowed to occur as a mixed use throughout the entire Buckwalter PUD. These land uses shall not count against the overall commercial acreage or residential density allowed for the Buckwalter PUD:.,.

a. Civic, cultural, municipal, governmental, educational (public or private), conference centers, research or other similar facilities which may incJude

17 FINAL 4/17/00

'i' 4

ATTACHMENT 3

housing for staff, faculty and professionals. Other uses aUowed in this category include student housing and employee dormitories. which count as 'Ii dwelling unit against the Buckwalter PUD residential cap of 6,885 dwelling units. Housing for staff associated with a specific project will not count against the Buckwalter PUD residential cap, provided that the housing is located within the project fe{}Uiring the staff.

b. Churches, synagogues, temple and other places of worship provided that such use is housed in a permanent structure.

c. Cemeteries provided that such use does not include a funeral home or crematorium.

d. Assisted living facilities, nursing homes and congregate care faciJities e. Public emergency service facilities, library. museum, day care facilities~

socia1/community centers .. etc. f. Assisted Care Units used to establish a. Certificate of Need (CON). All

other units count toward the Buckwalter residential density cap.

The Other Requirements of Attachment 1 4.11.5 General Commercial District shall control development in Institutional/Civic.

7. Maintenance Areas

The maintenance areas wiJJ contain the facilities, tools and equipment necessary to maintain the common properties and recreational facilities within Buckwalter. These facilities may be congregated on a central site or located in separate convenient sites for different seivices such as general community maintenance~ golf course maintenance, recreation area maintenance or individual property regime maintenance.

Permitted uses include:

a. Vehicle maintenance. b. Storage of vehicles and parts, boats, recreational vehicles and resident

storage units. c. Fuel storage. d. Shops for woodwork, metalwork and painting. e. Greenhouses, plant propagation areas and holding yards. f. Mulching facility and mulch storage. g. Storage of chemicals and bulk materials as permitted by law. h. Offices associated with community and maintenance.

The Other Requirements of Attachment 1 4.11.S General Commercial District shall control development in Maintenance Areas.

~ P:\12850\PUDMut.cd.2.Doc 18 FINAL 4/17/00

ATTACHMENT 3

...

8. Model Home/Sales Center

This designation allows for the model homes and office/administrative faciJities associated with the primary sale of residential property .. and commercial property. The facility(ies) may be permanent in nature with the model homes or building being sold as single-family residences or office/commercial space in the future or the facility(ies) may relocate from time to time during the period of development to meet the needs of development phasing.

9. Multi-family Residential

This designation includes multi-family residential units. up to a maximum of 16 units per net acre on a site specific basis. Density is based on the number of stories in a project. One story projects are limited to 8 DU/ AC .. two story projects are limited to 12 DU/AC and any project with a three story component is capped at 16 DU/AC. The 3-story component of a multi-family project is capped at 75 percent of the projects residential buildings. Multi-fami1y residential consists of attached or detached residential including both short-tenn and long-tenn rentals, but excludes Hotel/Inn/Bed and Breakfast and Guesthouse.

The Other Requirements of Attachment 1 4.6.2 General Residential 16 shall control development in Multi-Family Residential.

The allocation of density as specified allows for the clustering of development to optimize the protection of natural features and rnaximiz.e open space. This does not guarantee that all property within individual planning areas can be developed at the identified maximum. Density may be transferred between the planning tracts.

Multi-family units do not have a lot size designation.

Performance Standards for this district will be determined at the time of Initial Master Plan.

l 0. Neighborhood Commercial

This designation allows for the development of multiple neighborhood-oriented.. limited-use commercial, civic, institutional and office nodes including villages .. community centers, and neighborhood shopping centers to provide essential services to residents, invitees and guests to the Buckwalter PUD .. relieving a degree of traffic and congestion which may surround other large collllllCICial developments in the general area. Neighborhood Com111CICial Development shall count against the 450 upland acre limits on total commercial acreage. Neighborhood commercial development on tracts abutting SC Highway 46 shall have a minimum 250 feet setback to any vertical structure greater than 6 ft.et in height and 150 feet buffer from Highway 46. The Town of Bluffton shall have

FINAL 4/17/00

76

~

ATTACHMENT 3

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Neighborhood Commercial

the right to approve a buffer of less than 150 feet if appropriate landscape screening and/or landscaped berms are installed to achieve a visual buffer.

Permitted Uses:

. ,.

a. Retail businesses. persona] seivice businesses, shopping centers, restaurants, convenience stores, clustered commercial establishments, offices and civic/institutional uses. unless specifically prohibited under Prohibited Uses below.

b. Uses alJowed in a Neighborhood Commercial District, and Office Commercial District under the Beaufort County Z.Oning and Development Standards Ordinance 90/3 included herein as Exhibit Attachment I, both by right and conditional uses, unless specifically prohibited under Prohibited Uses below.

c. Single-family Residential. d. Multi-family Residential. e. Hotel/Inn. f. Medical offices (not including facilities for patient care exceeding 48

hours). g. Recreational Vehicle Parks limited to self-contained motorized vehicles

with a minimum length of 26 feet. Within the Buckwalter PUD7 Recreational Vehicle Parks shall have a cumulative cap of200 acres.

Prohibited Uses:

The following commercial uses are specifically prohibited:

a. Junkyards or auto salvage yards. b. Campgrounds and recreational vehicle parks (except as aJlowed above

under permitted uses). c. Video poker parlors. d. Amusement parks. e. Go-cart racing facilities. f. Roller coasters. g. Commercial race track facilities using automobiles, horses or dogs. h. Sexually-oriented businesses

The Other Requirements of Attachment 1 4.10.3 Neighborhood Commercial District shall control development in this land use.

II. Open Space

Total open space for the Buckwalter PUD shall be calculated for the boundary of the PUD and not on a site specific basis for each phase of the PUD,. individual development or proje.ct. However. at the Initial Master Plan stage, each project shall demonstrate a minimum of ten percent open space, saltwater and freshwater

P:\12850\Pl.JDMarkc:dl.Doc 20 FINAL 4/17/00

,., --,. ,, ATTACHMENT 3

ACCESS MANAGEMENT PLAN: BLUFFTON PARKWAY

BLUFFTON PARKWAY: PHASE FOUR

TOWN OF BLUFFTON & BEAUFORT COUNTY, SC

Prepared for:

Beaufort County &

Town of Bluffton

Prepared by:

SRS ENGINEERING, LLC

801 Mohawk Drive

West Columbia, SC 29169

FINAL SUBMITTAL

OCTOBER 2007

ATTACHMENT 5

CONTENTS

INTRODUCTION & PROJECT OVERVIEW............................................................................. 1

Project Overview................................................................................................................... 1

FUTURE CONDITIONS................................................................................................................. 2

Traffic Volume Projections ................................................................................................... 2

TRAFFIC OPERATIONS .............................................................................................................. 3

DEVELOPMENT ACCESS/CONNECTIVITY ........................................................................... 5

CONCLUSIONS............................................................................................................................... 8

ATTACHMENT 5

TABLES

Number Title Page

1 2025 Daily Traffic Volumes 2

2 Major (Signalized) Intersection Spacing 4

3 Intersection Spacing 5

FIGURES

Number Title

1 Study Area Limits

2 Bluffton Parkway Access Management Plan

ATTACHMENT 5

1

INTRODUCTION & PROJECT OVERVIEW

INTRODUCTION

SRS Engineering, LLC (SRS) has been retained by a combination of the Beaufort County Engineering and the

Town of Bluffton Planning Departments to complete an analysis of the westerly segment (Phase 4) of the

Bluffton Parkway which is an existing/under construction east/west orientated major arterial located in

Southern Beaufort County.

As planned by the County’s Comprehensive Plan, the Bluffton Parkway will provide a multi-lane divided

facility between SC 170 and US 278. This facility is anticipated to serve as an alternative route for both US

278 and SC 46 which are currently the only east/west orientated major roadways in southern Beaufort County.

Eventually, it is thought that the Bluffton Parkway will extend west of SC 170 in Beaufort County into Jasper

County and eventually access I 95 either directly via a new interchange or indirectly via an existing

interchange. This planning is underway as a joint effort between Beaufort and Jasper County’s. With or

without this extension toward I 95, the importance of the Bluffton Parkway as an east/west corridor is

imperative in order to provide for the ability of existing and future traffic flow through southern Beaufort

County.

PROJECT OVERVIEW

The segment of the Bluffton Parkway to be studied in this report is the westerly portion of the Parkway referred

to as Phase 4. In total, this segment is approximately 2.6-miles in length beginning at the intersection with SC

170 and ending at the intersection with the Buckwalter Parkway. The easterly termini for this report has been

assumed to be the recently planned realignment of the Bluffton Parkway where the Phase 4 segment will

intersect the Buckwalter Parkway in the form of a 4-legged signalized intersection, opposite the Phase 5B

segment resulting in the Bluffton Parkway as a continuous east/west orientated roadway.

The purpose of this study is to review this segment of the Bluffton Parkway (Phase 4) and define appropriate

locations for development access which will be concentrated at signalized intersections. By properly planning

these access points and strategically locating future signals along this corridor, the greatest roadway capacity

will be achieved while providing good access to development which will be forth coming in the near future.

Figure 1 illustrates the general section of the Bluffton Parkway studied within this report.

ATTACHMENT 5

NOT TO

SCALE

NN Figure 1

STUDY AREA LIMITSBluffton Parkway Access Management: Bluffton, SC

= Study Area Corridor

ATTACHMENT 5

2

FUTURE CONDITIONS

To estimate the traffic flow conditions under Future conditions, the County’s newly updated transportation

model has been utilized which reflects the anticipated traffic loadings for the Year 2025. Traffic volumes on

the roadway network at this time will include all existing traffic, traffic due to normal growth and traffic due to

anticipated development in the area as well as all planned roadway improvements anticipated to be completed

as stated in the County’s transportation plan/model.

TRAFFIC VOLUME PROJECTIONS

The daily traffic volume projections were obtained from the County’s Transportation model for the year 2025

for the segment of the Bluffton Parkway being studied.

According to the County’s Transportation model, the Phase 4 segment of the Bluffton Parkway is anticipated

to serve between 22,000-26,000 vehicles per day (vpd). Table 1 depicts the daily volumes for the Bluffton

Parkway as are contained in the County’s E+C (existing plus committed) model assignment. For comparative

purposes; the adjacent roadways/segments of US 278 to the north and SC 46 to the south (parallel to the

Bluffton Parkway Phase 4) have also been presented.

Table 1

2025 DAILY TRAFFIC VOLUMES

Buckwalter Parkway Access Management

Arterial Roadways Segments

Bluffton Parkway Between SC 170 and Hampton Parkway 22,865

Between Hampton Parkway and Buckwalter Parkway 26,630

US 278 Between SC 170 and Hampton Parkway 87,001

Between Hampton Parkway and Buckwalter Parkway 85,127

SC 46 West of Old Miller Road 20,449

East of Old Miller Road 20,630

1. Source: WSA Transportation Model completed for Beaufort County.

vpd=Vehicles-per-day.

Daily Two-Way

Traffic Volume (vpd)1

As shown by the table, the fourth phase of the Bluffton Parkway is anticipated to serve a high of 26,630 vpd

within the defined study area. However, it should be noted that just to the east of the study area, the daily

volume is expected to increase to 32,200 vpd (east of the Buckwalter Parkway). Other volumes in the area

indicate that US 278 is expected to serve over 87,000 vpd in the vicinity of McGarvey’s Corner and SC 46 is

anticipated to be greater than 20,000 vpd west of the Buckwalter Parkway intersection.

ATTACHMENT 5

3

TRAFFIC OPERATIONS

To assess quality of flow, capacity analyses were conducted to provide an indication of how well the study area

intersections and roadway segments are anticipated to serve future traffic demands. The following provides a

description of the methodology utilized to complete these analyses.

Roadway Segments

The determination of how a roadway segment serves traffic is an investigation of multiple factors including

roadway geometry, number of operating lanes, provision of auxiliary lanes (left-turn & right-turn), traffic

volumes and directional splits of traffic, access drives per mile, and the separation of signalized intersections.

These factors result in an assignment of arterial speed and level of service which is used to assess the roadway

operations.

In reviewing the existing and future roadway system within southern Beaufort County, three important

east/west corridors are prevalent; US 278 and SC 46 as existing facilities and the Bluffton Parkway as a

proposed facility. These three roadways, according to the County’s transportation model will serve a total of

over 134,000 vpd in the western region of southern Beaufort County. Given the importance of serving traffic

flow via the east/west orientated corridors, it can be determined that all three of the corridors are extremely

important to the flow of traffic through the area where the Bluffton Parkway is the second most used facility

(based on the estimates) which will require proper planning and intersection spacing in order to serve the

estimated flows.

Signalized Intersection Spacing

The proper spacing of traffic signals along the Bluffton Parkway will be critical so that the corridor can provide

the greatest/most efficient capacity possible. Without proper spacing, vehicle queues may be created which

back into/through adjacent intersections resulting in a “gridlock” pattern which causes a significant degradation

in roadway capacity and traffic flow. According to access management guidelines, the ideal spacing of

signalized intersections along a major arterial such as the Bluffton Parkway is ideally 2,640-feet or a 1/2-mile

(ref. Access Management Manual, TRB). This separation provides a progression speed ranging between 30

and 40 miles-per-hour (mph).

However, this spacing may not be achievable in all circumstances due to constraints such as topography,

environmental issues/wetlands, etc. While the most advantageous separation is 1/2-mile and should be

provided if feasible, shorter separation distances of 1,500-1,700-feet will allow progressions speeds along the

Bluffton Parkway that are in the 30 mph range.

In planning signal locations, one must also account for the classification of roadways that intersect the corridor.

For instance, when interesting a major roadway/arterial which presumably serves a large volume of traffic,

separation to the next adjacent intersection(s) is extremely important so that vehicle speeds and resulting

queues/stacking do not interfere with the operations of adjacent traffic signal.

ATTACHMENT 5

4

Review of the Bluffton Parkway corridor and the limited number of submitted traffic studies begins to identify

some logical intersections for installation of traffic signal control when/if the intersection meets the criteria for

traffic signal control (warrants). Three intersections are obviously going to be placed under traffic signal

control; the intersection of Bluffton Parkway at SC 170, Bluffton Parkway at Hampton Hall and Bluffton

Parkway at Buckwalter Parkway. Between these three obvious intersections, additional points of access will be

required which will be both signalized and unsignalized intersections. Signalized intersections should provide

separation distances as suggested in prior sections of this report. In planning the location of major intersections

along the Bluffton Parkway, requested/conceptual drive locations as well as major wetland locations were

reviewed/accounted for. Table 2 depicts the approximate spacing of anticipated major intersections along the

Bluffton Parkway using SC 170 as the starting point.

Table 2

MAJOR (SIGNALIZED) INTERSECTION SPACING

Bluffton Parkway Access Management

Corridor Major Intersecting Cross Streets (Signal Locals)

Bluffton Parkway SC 170 0 0

Lawton Station Access (Relocated East) 1,750 1,750

Sandhill Tract 2,100 3,850

Hampton Parkway 2,450 6,300

Parcel 10B 2,550 8,850

Parcel 12A & 12 B 2,600 11,450

Buckwalter Parkway 2,200 13,650

Cumulative

Distance to

SC 170 (Feet)

Separation

(Feet)

As shown, seven major intersections are planned/suggested along this section (Phase 4) of the Bluffton

Parkway. Given that the entire corridor being studied is approximately 13,650-feet (2.6-miles), the suggested

separation of the major intersections is typically between 2,000-feet to 2,600-feet with the exception of the

distance between SC 170 and the Lawton Station access (1,750-feet). It should be noted that it is suggested

that the Lawton Station access be located as far to the east in order to obtain a maximum separation from SC

170 as is possible.

While the separation between the Lawton Station access and SC 170 is approximately 1,800-feet, which is less

than the ideal ½-mile spacing, the location of this potential signalized intersection will provide access to

multiple parcels/developments on both the north and south side of the Bluffton Parkway. If located further to

the east, the ideal separation distances to the intersection with Hampton Parkway would be impacted.

As these intersections are planned, it is imperative that the approaches to the Bluffton Parkway provide

sufficient width and geometry to accommodate future traffic loadings. Implementation of traffic signal control

should only be considered after a detail study has been completed which identifies that a traffic signal is

warranted. Under no circumstances should a future intersection, which will be signalized, permit/allow split

phasing for the minor street approaches. This can be avoided by providing sufficient driveway widths, storage

length and throat lengths. Approaches should account for the fact that each signalized intersection will be a

four-legged intersection and that through movements should be made from a separate lane. Under all

circumstances, left-turn and right-turn deceleration lanes should be provided along/within the Bluffton

Parkway at each signalized intersection. If needed/warranted, dual left-turn lanes may be needed depending on

the development specifics of a particular site.

ATTACHMENT 5

5

DEVELOPMENT ACCESS/CONNECTIVITY

In order to maintain traffic flow on the Bluffton Parkway, the location of signalized intersections must be

properly planned and maintained. As such, not all access points will be allowed signalization at “front door”

locations along the frontage of the site.

With this, the planning of limited access/unsignalized access points and good connectivity between

developments is critical so that drivers can travel from one facility to another without having to get on the

Bluffton Parkway and to allow access for traffic to one of the planned signalized intersections.

Connectivity is especially important for many of the parcels along the Bluffton Parkway due to development

parcel size and environmental constraints. For parcels which front US 278, connectivity to the Bluffton

Parkway is critical as the approved access plan for US 278 limits full-access movement drives and signalized

intersections.

Unsignalized Access Points

In addition to the planning of signalized intersections, locations for unsignalized intersections have also been

identified along the length of the corridor. In general, these suggested locations are located between the

suggested locations of the traffic signals and will presumably prohibit left-turns from the minor street

approaches at a minimum. Table 3 illustrates the location of each access along the Phase 4 segment of the

Bluffton Parkway.

Table 3

INTERSECTION SPACING

Bluffton Parkway Access Management

Corridor Intersecting Cross Streets

Bluffton Parkway SC 170 0 0

Parcels 8B-1& 8C (Right-In/Right-Out: North Side, Right-In/Right-Out/Left-In South Side) 750 750

Lawton Station Access 1,000 1,750

Right-In/Right-Out/Left-In 1,000 2,750

Sandhill Tract 1,100 3,850

Right-In/Right-Out 1,200 5,050

Hampton Parkway 1,250 6,300

Parcel 10C (Right-In/Right-Out) 1,450 7,750

Parcel 10B 1,100 8,850

Parcel 10B (Right-In/Right-Out/Left-In) 1,350 10,200

Parcel 12A & 12B 1,250 11,450

Sandy Pointe Connection (Right-In/Right-Out) 1,500 12,950

Buckwalter Parkway 700 13,650

Separation

(Feet)

Cumulative

Distance to SC 170

(Feet)

Suggestions to provide for and/or enhance connectivity and allow access to/from developments are depicted by

Figure 2-A and B for the Bluffton Parkway Phase 4 segment and briefly described below:

ATTACHMENT 5

NOT TO SCALE

~~ •. ~~~~.~~Trallic, Transportation, &Parking Consultants

Figure 2-A

ACCESS MANAGEMENT PLAN

Bluffton Parkway: Phase 4Bluffton, SC

ATTACHMENT 5

NOT TO SCALE

~~ •. ~~~~.~~Trallic, Transportation, &Parking Consultants

Figure 2-B

ACCESS MANAGEMENT PLAN

Bluffton Parkway: Phase 4Bluffton, SC

ATTACHMENT 5

6

• Parcels 8B-1 & 8C- A new intersection to be planned as part of the development along the eastern

side of SC 170. This access is planned to be located approximately 750-feet east of SC 170 and will

be an unsignalized intersection to due its proximity to the planned signalization of the SC 170

intersection. Based on the location of this access, the access drives that this development proposes

to SC 170 and the connectivity suggested to the Lawton Station access, this access should be

restricted to right-in/right-out movements only on the north side of the Bluffton Parkway and right-

in/right-out/left-in (westbound left-turn only). Full access or signalization of this intersection would

result in safety and capacity constraints at this intersection and the adjacent signalized intersection of

SC 170. This will be especially evident if/when the Bluffton Parkway is extended towards the west.

Vehicles exiting the respective sites on the north and south side of the Bluffton Parkway should be

placed under STOP sign control. It should be noted that the westbound left-turn in movement is

being allowed while the eastbound left-in is not. The main reasoning for prohibiting the eastbound

left-turn is due to the proximity to the SC 170 intersection which is anticipated to provide dual left-

turns in the westbound direction which may result in over-lapping left-turns if left-turns are provided

in the eastbound direction entering this access.

• Unsignalized Access (Undefined)- A new intersection planned between the two signalized

intersections of Lawton Station and Hampton Lake. This access is planned to be located

approximately 1,000-feet east of the Lawton Station access and will be an unsignalized intersection.

This access should be restricted to right-in/right-out and left-turn in movements only (prohibit left-

turns out from the minor approaches). Vehicles exiting the respective sites on the north and south

side of the Bluffton Parkway should be placed under STOP sign control.

• Unsignalized Access (Undefined)- A new intersection planned between the two signalized

intersections of Hampton Lake and Hampton Parkway. This access is planned to be located

approximately 1,200-feet east of the Hampton Lake access and will be an unsignalized intersection.

This access should be restricted to right-in/right-out movements only (prohibit left-turns out from

the minor approaches). Vehicles exiting the respective sites on the north and south side of the

Bluffton Parkway should be placed under STOP sign control.

• Parcel 10C- A new intersection planned between the two signalized intersections of the Hampton

Parkway and Parcel 10B. This access is planned to be located approximately 1,450-feet east of the

Hampton Parkway and will be an unsignalized intersection. This access should be restricted to

right-in/right-out and left-turn in movements only (prohibit left-turns from the minor approaches).

Vehicles exiting the respective sites on the north and south side of the Bluffton Parkway should be

placed under STOP sign control.

• Parcel 10B- A new intersection planned between the two signalized intersections of the Parcel 10B

and the proposed Bluffton Technical Center. This access is planned to be located approximately

1,350-feet east of the parcel 10-B signalized intersection and will be an unsignalized intersection.

This access should be restricted to right-in/right-out and left-turn in movements only (prohibit left-

turns from the minor approaches). Vehicles exiting the respective sites on the north and south side

of the Bluffton Parkway should be placed under STOP sign control.

• Sandy Pointe- A new intersection planned 700-feet to the west of the Buckwalter Parkway. This

access should be restricted to right-in/right-out movements. Left-turns into the parcel should not be

allowed from the Bluffton Parkway due to the proximity of the signalized intersection with

Buckwalter Parkway to the east of this access. Vehicles exiting the site on the south side of the

Bluffton Parkway should be placed under STOP sign control.

ATTACHMENT 5

7

Each of these intersections should be planned/constructed with adequate deceleration lanes along/within the

Bluffton Parkway. The restriction of left-turn movements exiting the access drives should be accomplished by

three methods; the raised median within the Bluffton Parkway, the construction of a raised delta median within

each of the access drives and appropriate signage and stripping.

Connectivity off of the Bluffton Parkway will provide for the ability to move from parcel to parcel and to

access traffic signals along the corridor. Examples of a connector roadway are shown along the southerly side

of the Bluffton Parkway which will basically extend from Lawton Station to the Sandy Pointe connector at the

planned signalized intersection with the Bluffton Technical Center. Other connectivity proposals including the

extension of Davis Road to the Hampton Parkway and the connectivity of the Bluffton Technical Center to the

Hampton Parkway are indicted by Figure 2.

ATTACHMENT 5

8

CONCLUSIONS

This report has been prepared in an effort to plan major access points/signalized intersections along the section

of the Bluffton Parkway between SC 170 and the Buckwalter Parkway.

Based on the current configuration, two intersections are recommended for installation of traffic signal control

which are the limits of the Phase 4 section of the Bluffton Parkway; SC 170 and Buckwalter Parkway. The

planning of access drives between these two signalized has been based on access management practices

outlined in the Access Management Manual, TRB, 2003 and potential development activity along the Parkway.

A total of seven potential traffic signals have been suggested along this section of the Bluffton Parkway which

include the two ends being SC 170 and the Buckwalter Parkway. Given the length of this section of the

parkway, the average spacing for each signalized intersection is 2,275-feet or approximately four-tenths of a

mile. Between each signalized intersection, potential limited access drives have been suggested which are

either limited to right-turn in/right-turn out movements only or in some instances allow left-turns from the

major roadway, but prohibiting left-turns from the minor approaches.

Connectivity suggestions have been provided along both the north and south sides of the Bluffton Parkway.

Along the south, connectivity is suggested between Lawton Station and the Sandy Pointe sub-division. This

connector roadway would be constructed on new location and would be completed as development comes on

line. On the north side of the Bluffton Parkway, connectivity is suggested by the extension of Davis Drive to

the Hampton Parkway and then by providing a connection from the Technical Center to Davis Drive.

While projections of individual operations at intersections are not possible at this time, it is anticipated that as

long as the intersections are planned with appropriate geometrics and cross-sections, operations along this

section of the parkway should be good given the daily traffic volumes as projected by the County’s

transportation model.

ATTACHMENT 5

ATTACHMENT 5

ATTACHMENT 6

kicard

Oval

kicard

Oval

July 26, 2018

Bluffton Town Council Town Hall 20 Bridge Street Bluffton, SC 29910 Subject: Hampton Lake Master Plan Amendment Dear Madam Mayor and Councilmembers, We are writing to you today regarding the proposed Hampton Lake Master Plan Amendment which we anticipate may be submitted for your consideration and vote during the August Town Council Meeting. The proposed revision includes changing part of an existing 20 acre parcel, outside the gates of Hampton Lake, and adding 16 single-family residential lots on Fording Ct, within the gates of Hampton Lake. To provide a little history, this 20 acre parcel was purchased by Hampton Lake, LLC in Apr 2017. Once residents became aware of this they approached the developer asking what the plans were for this land and would it become part of Hampton Lake. At that point, all of us were under the impression and had been told that this area north of Fording Ct would be neighborhood commercial. The developer stated they did not yet know what they would do with the land. Shortly after that it was discovered the developer was intending to replace the Neighborhood Commercial area with residential, 14 homes directly on Fording Ct and a new street with an additional 41 homes off of Fording Ct, cutting down all of the trees along that section of Fording Ct. The neighborhood was shocked! During the review process, the Development Review Committee determined the plan was not consistent with the transportation goals stated in the Comprehensive Plan as it did not include the access road and access points from Bluffton Parkway, as shown on the 2007 Access Management Plan. The developer then revised their request to 16 homes along Fording Ct and the remainder to remain commercial, still cutting down all of the trees along that section, as shown below.

Prior to the Development Review Committee meeting, the residents met with the developer expressing

our dismay that this was not in the plan when homes were purchased. Buyers had been told that the 20

acre parcel was neighborhood commercial, a 50 foot buffer would be maintained and the trees would

remain as shown in the approved Hampton Lake Master Plan. Though the developer initially implied they

would be willing to work with residents it soon became apparent they were not willing to do anything that

would limit the number of lots. Many of the residents specifically chose the homes in the Arbors on

Fording Ct because of the tall trees and natural vegetation as you turn the corner into the Arbors and that

continues behind each home. The three newest owners, who closed on their homes in December 2017,

ATTACHMENT 7

were never informed of any changes and were guaranteed by a Reed Group realtor that the 50 foot

buffer, trees and wetlands were here to stay. It's like a mini-enclave of Hampton Lake and has created a

wonderful sense of community for the residents on our street. Residents fear adding these additional

homes will not only ruin the look and feel of Fording Ct and the Arbors but will also create:

• Safety Issues due to increased traffic on Fording Ct. Residents along the entire street, including

with children and pets, walk regularly along this wooded section and often stop to chat with each

other. There are no sidewalks, so we are forced to walk in the street already.

• Noise Pollution from both the commercial portion and Bluffton Parkway due to loss of trees and

natural vegetation.

• Visual and Light Pollution from the commercial portion and transmission power lines due to loss

of trees and natural vegetation. The Planning Commission had initially recommended a 20 foot

undisturbed buffer but then agreed to the developer’s plan of a 30 foot disturbed buffer with a 4

foot berm and fence along the top. I do not know how tall the said fence would be but it seems

unlikely it would be tall enough to hide views of the power lines.

• Loss of property values as the Arbors will no longer be the Arbors, a single family home

residential community within itself, now with 16 zero lot line, town house type residences

crammed into what was once our woods.

Based on all of the above, on behalf of the residents of Fording Ct and the Arbors, we ask that you do not

approve the addition of the 16 single-family residential lots on Fording Ct as proposed in the Hampton

Lake Master Plan Amendment. Bottom line is that most Fording Ct residents purchased their HL home

with the understanding that the “Approved” Neighborhood Commercial Area was acceptable since it

maintained the integrity of the pine tree buffer that not only blocks most of the power lines, but also is

consistent with the “wooded” lots advertised in this unique section of Hampton Lake.

In order to appreciate the magnitude of the changes proposed by the Developer we would like to invite all

of you, at your convenience, to visit Fording Ct prior to the Town Council meeting. Please give either me

(312-771-2093) or Stephen Mollner (818-219-1023) a call to arrange a time to meet so we can have gate

passes ready for you for entry into Hampton Lakes. Fording Ct is the very first left turn after going through

the Guard Gatehouse.

Sincerely,

Richard Evans 57 Fording Ct Bluffton, SC 29910 312-771-2093 [email protected]

Enclosure:

ATTACHMENT 7

ATTACHMENT 7

Proposed Motion

Consideration of Approval of an amendment to the Master Plan for Hampton

Lake within the Buckwalter Planned Unit Development for adding a Neighborhood Commercial area of approximately 20 acres to the northwest

corner of the development and including approximately 16 single family dwelling units to the northeast corner of the development. The development

is located on Bluffton Parkway adjacent to Lawton Station to the west and

Grande Oaks to the east.

“I move to approve the request to amend the Master Plan Amendment for Hampton Lake with the following conditions;

1. The developer shall install a 30 foot disturbed buffer with 4 foot berm, a

fence located along the top of the berm, and landscaping along the residential side of the berm that will meet a minimum 50% opacity as described in Zoning and Development Standards Ordinance 90/3 for Buffer Requirements.

2. The Master Plan shall be updated to the correct acreage of 1,329.

3. The Applicant shall acknowledge the Access Management Plan on the Master Plan. Once the Master Plan is revised it will meet the goals of the Comprehensive Plan and Access Management Plan for connectivity along the southern portion of the Bluffton Parkway.