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PLANNED DEVELOPMENT DISTRICT & MASTER PLAN

FOR

PALM KEY

Jasper County, South Carolina

FOR

MARSH ISLAND DEVELOPMENT COMPANY (MIDCO)

BY

JUDITH A. RIGG, MGP

330 COOSAW WAY

RIDGELAND, SC

29936

843.726.6468 (0)

843.726.5030 (F)

CONCEPT PLAN

COMPLETION OF PALM KEY

TABLE OF CONTENTS

SECTION I – SITE DEVELOPMENT

A. The Property page 1

B. Concept Plan page 2

C. Phasing page 3

D. Environmental Protection page 5

E. Cultural and Historical Resources page 5

F. Water and Sewer Service page 5

G. Utility Service page 6

H. Roadways and Traffic page 6

I. Parking page 7

J. Stormwater Management page 7

SECTION II - LAND USE

A. Introduction and Narrative page 8

B. Allowed Land Uses page 9

C. Allowed Density page 9

D. Definitions of Land Use Terms and Density Terms page 9

LIST OF APPENDICES

Appendix A Site Location Map

Appendix B Site Survey

Appendix C Freshwater Wetlands Delineation

Appendix D USDA Soils Data

Appendix E Aerial Site Map

Appendix F USGS Quadrangle Map

Appendix G FEMA Map

Appendix H Conceptual Master Plan

Appendix I Development Schedule

CONCEPT PLAN

CONCEPT PLAN FOR INDEPENDENCE FUND (IF)

SECTION I – SITE DEVELOPMENT

THE PROPERTY

The INDEPENDENCE CENTER AT PALM KEY is located in Jasper County, South Carolina with frontage on State Route #19/Knowles Island Road. The tract is approximately 60 acres. A site location map is provided in Appendix A.

The PALM KEY Tract is currently owned by MARSH ISLAND DEVELOPMENT COMPANY (MIDCO/“Owner”), its successors or assigns. The Owner proposes that this property be zoned in accordance with THIS DOCUMENT which will be utilized to encourage continued unified planning and development, promote economical and efficient land use, foster a harmonious variety of uses, encourage creative design, and produce a better environment.

The PALM KEY Tract is located in Jasper County, South Carolina and is adjacent to KNOWLES ISLAND PLANTATION. The property has a Community of environmentally friendly owners who value nature and community and wish to share their location with short term guests. The property has approximately 1.1 miles of frontage on SC State Road #19 and another mile of private roads. A site survey is included as Appendix B. The parcels identified on the Concept Plan for INDEPENDENCE CENTER AT PALM KEY PDD prepared for Marsh Island Development Company dated July 20, 2013, identified as Phases I, II, III, IV and V, compose a unique pod (cluster development) of cottages giving the guest rich SC views of the Lowcountry including views of the salt marsh and the tranquility Mother Nature provides from sunrise to sunset. You will feel the reverence of place and the presence of the Creator.

The property encompasses approximately 64.5 gross acres which consist of zero acres of jurisdictional freshwater wetlands, zero acres of non-jurisdictional freshwater wetlands, and approximately 64.5 ACRES of upland. The property contains no critical areas and ¼ mile of frontage on the salt marsh. Through the process of master planning and prior to the development of Palm Key, the critical line was struck and no significant wetlands were delineated.

The soils were tested by DHEC and the treatment plant spray field received a perk rating of 2.25 inches. Whitiker Laboratory, Inc. did all the soil testing in conjunction with Mr. Hatfield of the Beaufort DHEC office with the oversight of Penny Cornet of the Columbia office. The soils found in the coring of the 141 sites were sand of historically beach front area. After a full 8 feet of coring was done the five acre spray field was selected and the adjacent waste water treatment plant was designed by Thomas and Hutton. Other soils were found but none of any significance to change the proposed master plan. The results are housed with DHEC and were a part of the Jasper County Grant application and approvals.

The land adjacent to the INDEPENDENCE CENTER AT PALM KEY is farm land owned by David Malphrus. There are several houses on the back side of the Island known as Boyd Creek while the next island is Knowles Island Plantation. Both areas are well and septic based subdivisions with deep water on the Boyd Creek side and tidal marsh on the other frontages.

The phasing of the Independence Center will start with Phase I as shown on the Concept Plan with a memorial housing a memorialized piece of steel from the World Trade Center catastrophe. Phase II is a proposed Pod of twelve Cottages housing a center for Independence. This Phase includes learning and educational spaces as well as accommodations and food service to offer the attendees new avenues for employment and personal growth. Phase Three, in Parcel “F” as shown on the Concept Plan, is two duplicate Pods of twelve Cottages with smaller spaces for meeting. Phase IV, Parcel “E”, shall contain (36 total units) to accommodate cluster programming that is deemed the most appropriate for families. Phase V, Parcel “G”, shall contain 40 residential, general commercial/institutional, civic, and open space cottage style units.

FEMA has a 12 FT elevation requirement for the area for the INDEPENDENCE CENTER based on a review of the USGS Jasper quadrangle map, site elevations range from approximately eleven to eighteen feet above mean sea level. A portion of the USGS map is included as Appendix C. The sites are all historically old farm fields which are well drained with natural standing volunteer vegetation.

CONCEPT PLAN

INDEPENDENCE CENTER is an approximately 64.5 acre tract of land located adjacent to KNOWLES ISLAND PLANTATION in Jasper County, South Carolina. It is anticipated that the property will be developed over a period of FIVE years, in accordance with the Concept Plan as set forth in this document or amended in the future. The Concept Plan sets forth the general scope of the development including number of units, phasing, development standards, open space and other issues. This PDD and Mater Plan is not intended to be in conflict with the recorded covenants and restrictions for Palm Key Inn and/or Palm Key Plantation, two previously permitted and built sections of Palm Key.

The goal of the development is to produce a high quality, mixed use development. The tract of land provides an opportunity for a mix of land uses that will be developed over a period of time. The developer is committed to providing affordable housing within the residential component of the Concept Plan based upon Jasper County's definition of affordable housing.

The proposed Concept Plan will maintain or exceed open space requirements. The open space and amenities will be owned and maintained in the manner approved with appropriate covenants and restrictions by the developer, homeowner’s association, or other legally designated entity.

The INDEPENDENCE FUND (IF) Concept Plan, prepared by DOUG CORKERN, TOMMY STANLEY AND BRYAN PENNELL, shows a general access layout and interrelationships between the various parcels with a focus on INDEPENDENCE for those who have lost their INDEPENDENCE through service to our Country.

PHASING

THE INDEPENDENCE CENTER AT PALM KEY is designed to be built in stages for the center to grow from an institutional/civic-Meeting House and September 11th Memorial without open space consisting of approximately 3,000 square feet and housing a memorialized piece of steel from the World Trade Center catastrophe, to a small respite/educational center which provides the special needs of those who have been severely wounded due to the War on Terror. IF has done programming for this same population at Palm Key Inn and will continue to do so during the development of the five phases of the Independence Center. Our community is very supportive of these endeavors. The five phases are:

I. Phase I – Institutional/Civic MEETING HOUSE and September 11th Memorial without open space:

A. Is comprised of approximately 3,000 SQ.FT. with large doors enabling the sides of the building to open to accommodate the surrounding deck and a second building of 600 SQ FT for accommodations, comfort stations, outdoor kitchen and storage.

B. The deck is designed to be accessible by Handicap walkways from the NW and SE sides to the Meeting House and the accompanying building facing State Road #19 housing three Handicap bathrooms, a visiting Clergy suite along with chair and table storage for the Meeting House. An outdoor kitchen will enable the catered meals to be served from time to time. These elements will be on the Phase I site on the Concept Plan with appropriate sound and visual buffers from the road.

C. A piece of the World Trade Center has been gifted to IF from the first responders of 9-11. The gifted piece of Steel from the World Trade Center will be located on the NE side of the lot 50 x 50 foot (2500 sq ft) Old Well Site gifted to IF by BJWSA in 2013 giving the opportunity for one to pay their respects to those who have helped keep our Country free. The view from the Memorial will be through a maritime forest to the open Lowcountry marshland with an opportunity for a glimpse of a sunrise and sunset vista each day.

II. Phase II is located on approximately 5 acres of Parcel “G” (historically a farm field that has re-vegetated in local pines and myrtles). A thirty-five foot buffer has already been established between State Road #19 and the INDEPENDENCE CENTER. There is a deep buffer of maritime forest on both the east and south sides of this phase. Organic gardens will grace the north side of the CENTER. This phase shall consist of approximately 20 short-term lodge units supported with associated additional square footage for educational, social, institutional, and food service related to the units.

A. This phase also includes the necessary support rooms for socialization, meetings, educational programming, the arts and food service.

B. The fruit and vegetable gardens will be educational in nature and will be implemented in the first phase but will be more prevalent in the later stages.

C. The support rooms are duplicates of the designs of Gayle’s and SMAX’ at Palm Key Inn.

D. These elements will allow our guests to leave the CENTER with tools to help enrich their lives wherever they live.

III. Phase III contained within Parcel “F” as shown on the Concept Plan is an extension of Phase Two. This Phase will be located on six acres in Parcel “F” and developed upon demand from the occupancy rate attained in Phase Two. This phase shall consist of +/- 40 short-term lodge units supported by associated additional square footage for educational, social, institutional, and food service related to the units.

IV. Phase IV as shown on the Concept Plan shall consist of residential housing with associated open space for privacy and activities for families. It is anticipated that this phase shall consist of 25 (50 total units). Each unit will be designed with an exterior court yard for community privacy and activities. The units will be buffered on the E, W and N sides.

V. Phase V as shown on the Concept Plan is proposed to consist of 40 residential, general commercial/institutional/civic and open space cottage style units. The development area was farmed to be used as a managed duck pond which has re-vegetated over the years to a deep forest. This setting is in the center of a maritime forest with all the palmettos indigenous to South Carolina. These guest rooms will be used by the INDEPENDENCE CENTER AT PALM KEY for accommodations for those who come for respite, recreation, comradery, education, guidance.

ENVIRONMENTAL PROTECTION

Environmental protection is a priority. As part of the development process, INDEPENDENCE CENTER AT PALM KEY and the developer (MIDCO) will meet or exceed the stormwater management requirements of the Jasper County LDR/Stormwater Regulations and the South Carolina Department of Health’s Office of Ocean and Coastal Resource Management (OCRM).

INDEPENDENCE CENTER AT PALM KEY developers (MIDCO) will prepare stormwater management plans for the tracts of land as they are developed. The plan will address the hydrological characteristics of the site as well as predevelopment conditions and post-development stormwater management facilities for flood control and sediment reduction.

On-site wetland impacts resulting from the development of the INDEPENDENCE CENTER AT PALM KEY have been reviewed jointly through the USACE and OCRM. All impact mitigation will be accomplished through a combination of buffers and preservation of jurisdictional wetlands located on the property and will meet or exceed state and/or federal standards.

CULTURAL AND HISTORICAL RESOURCES

As part of the comprehensive study of the property, a preliminary assessment of the cultural and historical resources on the site was given to Jasper County. This study performed historical research of the property and is part of our original approval for the Recorded Master Plan. These documents can be found in the loan package from the Governors Office and Lowcountry Council of Government (LCOG). The study was over seen by Olney England of the Governor’s Office in conjunction with JETTA. Ten agencies were required to give opinions for the Grant to be awarded as a Revolving Fund. Jasper County made the Grant a loan to MIDCO. The loan has been repaid by MIDCO to Jasper County. As part of Master Plan Approval, the South Carolina Department of Archives and History has been contacted by the Owner to review the Department’s cultural resource inventory database. The Owner has followed the direction and procedures of the Department of Archives and History when appropriate and necessary, has address all cultural resource issues with the State Historic Preservation Office. A final determination was provided as part of Master Plan Approval.

WATER AND SEWER SERVICE

Water and sewer service is provided to PALM KEY by BJWSA. Currently, BJWSA has a 66,000GPD waste water treatment plant and well water servicing the community through water and sewer lines running through the length and depth of Palm Key. MIDCO installed the systems and gave the plants and all the associated land and easements required to run the plants to the Authority to own, operate and maintain. The Authority is mandated to service the Community and has the capacity to furnish water and sewer to complete the Master Plan as recorded and/or the INDEPENDENCE CENTER AT PALM KEY. BJWSA (SEE ATTACHED LETTER AS APPENDIX E) will serve the property. BJWSA has agreed to operate and maintain the water and sewer systems and stand able and ready to add another 118 sites for the INDEPENDENCE CENTER AT PALM KEY and any lots that have been recorded by MIDCO.

ELECTRICAL SERVICE

PALM KEY is within the service territory of PALMETTO ELECTRIC COOP for electrical power. The Owner has coordinated with PALMETTO ELECTRIC COOP regarding planning for the completion of Palm Key. (APPENDIX “F”)

CENTURYLINK has provided telephone service to PALM KEY. The Owner has coordinated with CENTURYLINK, the company who now serves the Community with phone and high speed internet service.

Other utility services may be provided by legally established entities at the discretion of the Owner, provided such are in accordance with applicable franchising ordinances and licensing requirements of Jasper County.

ROADWAYS AND TRAFFIC

PALM KEY has frontage on State Road #19/Knowles Island Road with respect to access, construction, improvements and maintenance. Establishing safe and reasonable ingress and egress for the property is a priority for the Owner, South Carolina Department of Transportation (SCDOT) and Jasper County. The Concept Plan shows proposed access points from Knowles Island Road into the various phases. All such access points shall require the approval of SCDOT and Jasper County. Limited access shall be defined as access which limits the movement of traffic into and out of a development (i.e., right-in, right-out). The Center shall consist of clustered developments which use loop access service to all of the various phases. The proposed interconnection roadways within the Center will allow any access to any phase without re-entering State Road #19.

Walking paths are found throughout the property and interconnect the phases. All share in the paths through the deep woodland walks through the maritime forests.

As part of the access management plan for the project, the Owner will work with SCDOT and Jasper County to improve two accesses to the site to service Parcel ‘’E” and Parcels “G & F”. All proposed access points shall be accompanied by a traffic analysis that demonstrates consistency with the Jasper County and SCDOT Highway Management Access Plans and design criteria. These accesses may be relocated to accommodate traffic modeling information, site specific characteristics and adjacent land uses as part of the access management plan.

Primary access to the interior of the development will be via the 6 LOCATIONS as shown on the Concept Plan. Connectivity between the various development parcels and these access locations will be planned and incorporated into the site plans for the individual developments as they are submitted to Jasper County for review. Traffic circulation and access systems will be developed to maximize the public utility of full access points to Meeting House Road and Independence Center Way from PALM KEY and also from adjacent and opposite parcels, to the extent practical.

The access point locations described above and shown on the Conceptual Master Plan are preliminary and may be relocated during final development plans. Planning, design and construction of these accesses as well as all roadways and transportation elements shall be in accordance with SCDOT standards, Jasper County Ordinances, traffic impact assessment, or other engineering standards reasonably acceptable to the County engineer. Typical roadway sections will be submitted for review.

Notwithstanding other provisions of this document and subject to approval by Jasper County, roadway design standards may be modified to reduce environmental impacts and increase tree preservation provided safety concerns are not compromised. Protection and preservation of significant trees will be encouraged. Reductions of roadway and right-of-way widths may not occur unless specifically authorized by the County.

I. PARKING

The original approvals for our private roads allowed for use of coral to minimize the impact of the run off to the marsh. We requested pervious roads and driveways. We have been very successful with this approach for our developments and will follow those guidelines in place for INDEPENDENCE CENTER AT PALM KEY. Modulation of those standards may be allowed provided the applicant furnishes actual documentation that the new proposed standard meets the parking needs of the proposed land use and the County agrees.

J. STORMWATER MANAGEMENT

PALM KEY conforms to the Jasper County and Storm water Management Ordinance that was in place at the time of Master Plan approval for PALM KEY as well as all other applicable state and federal requirements. Sufficient stormwater best management practices will be employed in the development to ensure runoff leaving the site does not degrade water quality within surrounding wetlands and the receiving waterways.

SECTION II – LAND USE

INTRODUCTION AND NARRATIVE (APPENDIX G)

The INDEPENDENCE Center at Palm Key has a total area of approximately 64.5 acres, including zero acres of jurisdictional freshwater wetlands, and zero acres of non-jurisdictional freshwater wetlands, as indicated on the Concept Plan.

The Concept Plan consists of the following land use areas:

Of the approximately 64.5 acres, approximately 100% upland acres are intended for Institutional/Civic, Open Space, Community Recreation – short term lodging with institutional and educational facilities, General Commercial, Residential, Agricultural and Open Space – short term lodging with open space instructional, Instructional and Educational facilities.

The majority of the support facilities located on two of the 64.5 acres are intended for Educational (including kitchens and gardens) and meeting rooms. Of the residential units, initial plans call for Cluster Development. Assuming an average household size of 2.5 persons (Fiscal Impact Assessment prepared by Clemson University) there would be 30 residents in the development assuming full build-out at maturity.

The land use areas indicated on the Concept Plan are not intended to be rigid exact boundary lines for future land use and improvements. The Concept Plan for the INDEPENDENCE CENTER AT PALM KEY shall maintain flexibility to accommodate specific soil conditions, environmental concerns, pedestrian friendly requirements, physical constraints, market conditions and design parameters and as such, the exact location of boundary lines between land uses and their subsequent location and size indicated within the planning area shall be subject to change at the time Development Permit Plan(s) are submitted for development; provided, however, that maximum densities and other conditions of the Master Plan between the Owner and Jasper County, South Carolina, will be strictly adhered to, unless adjustment is requested by the Owner and approved by the County. The boundaries of the Development may be modified to include adjacent acreage subject to the approval of Jasper County by appropriate petition/application to the County to amend the recorded Master Plan.

B. ALLOWED LAND USES

The allowed land uses are set forth in paragraph A above; however, by allowing these uses this does not obligate the developer to provide the uses or facilities stated herein.

Apart from temporary sales/construction offices, mobile homes shall not be an allowed land use.

Any easement that occurs within the property shall have the same land uses as any of the adjacent land uses. Any restrictions shall be based on the legal definition of the easement.

Design Regulations and Performance Standards have been established. Unless otherwise agreed, the standard for uses and design criteria are put in place by this document.

C. ALLOWED DENSITY

The INDEPENDENCE CENTER AT PALM KEY is planned to include a maximum of 136 units, which is based on a unit density of 2 units/upland acres. Overall residential density shall include both Attached and Detached Single-Family Residential and includes Multi-Family Residential, Bed and Breakfast and Guesthouses. Detached guesthouses, “Mother-in-Law” Apartments, and Garage Apartments (for rent or not) on the same lot with a single family unit will be allowed as one structure per lot; the second structure will not be counted against the density cap.

D. DEFINITIONS OF LAND USE TERMS AND DENSITY TERMS

1. Community Center:

This designation allows for the development of an internally oriented integrally mix of meeting spaces, educational spaces, art workshop spaces and service spaces as defined herein establishing a community oriented node.

2. Community Recreation:

This designation allows for the recreational complexes and amenities to serve the INDEPENDENCE CENTER AT PALM KEY. Land uses may consist of private and semi-private recreation, indoor and outdoor lighted and unlighted recreation facilities, establishments and services that include active and passive sports and entertainment, ancillary facilities such as restaurants serving such recreational facilities. Community Recreation enhances the quality of life and provides recreational needs for the INDEPENDENCE CENTER AT PALM KEY community and shall not be counted against the overall allowed acreage for commercial uses within the INDEPENDENCE CENTER AT PALM KEY. Permitted uses include:

a. Outdoor Recreational Facilities are not limited:

b. Recreational Building including but not limited to uses such as indoor recreation, meetings, assembly, banquet, fitness, and hobby space.

c. Accessory Buildings

d. Community Offices/Administration Buildings shall not be counted against commercial acreage.

e. Maintenance and Storage Facilities

f. Community Service facilities including:

(1) Private clubhouses

(2) Pro shops, snack bars, grills, restaurants with clubhouses

(3) Ancillary uses associated with community recreation facilities such as craft centers, fitness centers, etc.

4. Residential

a. The maximum number of residential dwelling units on the property will be NINETY THREE, as determined by specific soil conditions, environmental concerns, pedestrian friendly requirements, physical constraints, market conditions and design parameters.

b. For detached single family residential units, (i) the average lot size may vary as to specific, individual master plans, but the overall average lot size on the Property shall not be less than 3000 square feet and (ii) the minimum side setbacks shall be zero feet on each side. Side setbacks can be reduced at the discretion of the County’s Planning staff. The primary standard, to be utilized in allowing the variance shall be the maintenance of the County’s Insurance Services Organization fire safety rating. As for dwelling units, a minimum front-yard setback of 25 feet shall be imposed on lots with front-loaded garages; a minimum setback of 15 feet for lots with side-loaded garages; a minimum setback of 15 feet from the back lot line; and a minimum setback of 5 feet from a pool or deck. For corner lots, the second street setback shall be 15 feet.

c. For attached single family residential, townhomes, or condominiums (i) there shall be no minimum lot size or setbacks, and (ii) 6 foot side setbacks shall be required for all non-common lot line sides.

d. Multi-family residential units (which are not separated by a ground-to-roof wall) are allowable up to a maximum of 10 units per acre. Multifamily residential consists of attached or detached residential including both short term and long term rentals, but excludes Hotel/Inn/Bed and Breakfast and Guesthouse. Multi-family units do not have a lot size designation.

e. The allocation of density as specified allows for the clustering of development to optimize the protection of natural features and maximize open space. This does not guarantee that the Property can be developed at the identified maximum. Lot sizes range from the square footage of the foundation of cottage-type product to larger single family lots.

f. Single-family residential consists of attached (2 or more units separated by a ground-to-roof wall) and detached residential, including both short and long term rentals. Product mix may include full size lots, attached zero lot line product subject to Master Plan Review, townhouses, patio home sites and cottages. Residential improvements shall be limited to a maximum of three (3) stories in height above parking or base flood elevation, as applicable, not including minor uninhabitable architecture elements above basic roof lines, subject to provisions of the Jasper County Ordinances.

5. General Commercial

The general commercial designation allows for the development of concentrated commercial and office nodes located on primary vehicular routes to serve the INDEPENDENCE CENTER AT PALM KEY and surrounding area.

a. Permitted Uses:

.

(1) Assembly and Worship

(2) Daycare

(3) Lodging

(4) Retail

(5) Office

(6) Dining Hall (including outdoor seating)

(7) Laundry Services

(8) Amusement (indoor)

(9) Roadside Stands (on designated areas only)

(10) Outdoor Sales (related to existing retail)

(11) Public Interest and Special Events (permitted, located, and scheduled ahead of time)

(12) Theaters

(13) Storage facilities

b. Sidewalk displays are permitted directly in front of an establishment, if at least five (5) feet of sidewalk is maintained for adequate and uncluttered pedestrian access.

c. Prohibited Uses:

The following commercial uses are specifically prohibited:

(1) Junkyards or auto salvage yards

(2) Gambling facilities not authorized by law

(3) Sexually-oriented businesses

6. Inn, Resort and Condo/hotel

This designation is for hotels, inns, timeshare projects, resorts and spas that consist of building or buildings with guest rooms for sleeping, kitchens and or a dining room(s) to provide meals for guests, including restaurants and entertainment areas. Hotels, inns, and spas shall be considered a commercial land use. Conference facilities may or may not accompany the inn and may be integral to the inn or detached. Maximum building height shall meet the requirements of the Jasper County Ordinances and Regulations for group dwellings and multiple family dwellings.

7. Institutional/Civic

This designation allows for institutional and civic land uses, which shall be allowed to occur as a mixed use throughout the INDEPENDENCE CENTER AT PALM KEY.

a. Civic, cultural, municipal, governmental, educational (public or private), conference centers, research or other similar facilities which may include dormitories or other similar living quarters for students, staff, faculty and professionals.

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

e. Library, museum, day care facilities, social/community centers, etc.

8. Maintenance Areas

The maintenance areas will contain the facilities, tools and equipment necessary to maintain the common properties within the INDEPENDENCE CENTER AT PALM KEY. These facilities may be congregated on a central site or located in separate convenient sites for different services such as general community 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

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.

10. Open Space

INDEPENDENCE FUND PALM KEY shall provide at least ten (15) percent open space for all residential land uses. The owner will dedicate a minimum 10 acre uplands passive park which will be given to IF. The park shall count towards the overall open space requirements of the INDEPENDENCE CENTER AT PALM KEY. There shall be no requirement for additional open space for the Commercial portions of the development; however 10% of the overall Commercial uplands will remain pervious. No wetlands, rights of way, easements or other lands already subject to use restrictions shall be used to generate the ten percent (10%) open space reservation for residential land uses. Open space may be located in restricted access and shall consist of the following:

(1) Landscaped areas

(2) Forest, wildlife preserves/corridors, conservation areas and greenbelts

(3) Community garden plots

(4) Recreation areas including swimming pools, tennis courts, playgrounds, ball fields, lawn game fields, gardens, etc.

(5) Pedestrian/bicycle trails

11. Setbacks and Buffers

All other buffers and setbacks shall be maintained as described below:

a. Setbacks and buffer standards within the INDEPENDENCE CENTER AT PALM KEY shall include:

1) There shall be no minimum setbacks applied to the Concept Plan other than those required by Fire Code, and those described elsewhere in this document.

2) Buffers between non-compatible land uses shall be required to be no less than 30 feet in depth. The required buffers shall be a total width and can be met by sharing a buffer across a property line.

3) At jurisdictional wetlands or recorded conservation easements the setbacks and buffers shall be as determined by the state and federal agencies having jurisdiction over the wetlands. The project shall also comply with Section 7.4 of the LDR with regard to riparian buffering. The project shall have the right to buffer average in accordance with USACE and OCRM standards.

4) A 10-foot setback shall be required for all drainage systems and retention ponds within the development.

b. Perimeter setbacks and buffers at adjacent property boundaries of INDEPENDENCE CENTER AT PALM KEY shall comply with Section 8.1.6 of the LDR. Stormwater features related to the outfall from a detention, retention or filtration system shall be allowed within the perimeter setbacks and buffers. Only temporary flood control and soil erosion control devices shall be permitted in the perimeter setback and buffer areas during construction. These devices shall be immediately removed upon stabilization of these areas.

12. Signage Control

Signage for the INDEPENDENCE FUND AT PALM KEY shall be governed by Jasper County.

13. Wetlands

This designation allows the following uses within wetlands. Freshwater wetlands on the property shall be those areas over which the applicable governmental agencies claim jurisdiction for freshwater wetlands. Unless restricted via a future Memorandum of Agreement (MOA) to the contrary, the following are permitted uses:

a. Buffers

b. Conservation areas

c. Activities in all wetland areas as permitted by the USACE and OCRM

d. Disposal of reclaimed water as permitted by SCDHEC

e. Stormwater management and recreational lakes

f. Boardwalks, trails, bridges and other permitted structures

g. Game Management

14. Utilities

This designation allows for utility service to serve the planned tracts of the INDEPENDENCE CENTER AT PALM KEY. Utility types and facilities not germane to the development will be subject to review by the Planning Commission as part of the Master Plan review process. The following land uses are allowed:

a. Potable water supply and distribution

b. Wastewater collection, treatment and disposal

c. Stormwater collection, treatment and detention

d. Satellite antennas

e. Cable television facilities

f. Telephone facilities

g. Power transmission and distribution

h. Fiber optic lines

i. Other utility services (i.e., Internet access and other telecommunication uses)

Certain community-wide infrastructure is required for the development of any large, master-planned community. This infrastructure may include, but is not limited to the following:

a. Arterial streets and primary access roads

b. Water supply

c. Wastewater treatment and effluent disposal

d. Storm water management lagoons

In the case of this Concept Plan, the community-wide infrastructure may serve more than one planning tract. Infrastructure serving the community (on-site and off-site) has been approved as part of the Master Plan approval process. Infrastructure projects have received a Jasper County Development Permit prior to construction.

APPENDIX A

SITE LOCATION MAP

APPENDIX B

SITE SURVEY

APPENDIX C

FRESHWATER WETLANDS DELINEATION

APPENDIX D

USDA SOILS DATA

APPENDIX E

AERIAL SITE MAP

APPENDIX F

USGS QUADRANGLE MAP

APPENDIX G

FEMA MAP

Appendix H

CONCEPT PLAN

APPENDIX I

DEVELOPMENT SCHEDULE

The following is a Preliminary Development Schedule for INDEPENCENCE CENTER AT PALM KEY that is subject to change based on market conditions and other factors:

|Year |Commercial (sq ft) |Residential (dwelling units) |

| | |Units Total Sq ft Per Unit |

|2013 | |1 UNIT 1600 sq ft |

| | |1600 |

|2014 |6000 sq ft (dining hall, theater, meeting |12 UNITS 4000 sq ft |

| |hall, office etc.) |48000 |

|2015 | | 4000 sq ft (30 UNITS) 60000 |

|2016 | |24UNITS 4000 sq ft |

| | |96000 |

|2017 | | |

| | |25 UNITS 3000 sq ft |

| | |75000 |

| | |________________________ |

|Totals: | 6000 sq ft |92 Units 280600 sq ft |

| | | Per unit sq ft average 3050 sq ft |

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