STAFF REPORT – Cambridge Square at Park West (zoning request)

Transcription

STAFF REPORT – Cambridge Square at Park West (zoning request)
For reference, the Zoning Code and Land Development Regulations are available online.
AGENDA ITEM
PLANNED DEVELOPMENT DISTRICT AMENDMENT APPROVAL REQUEST – PUBLIC HEARING; Request
to amend the Dunes West Planned Development District ordinance by (1) adding, as a Permitted
Principal Use in the DWTC, Dunes West Town Center District, mixed use components comprised of
commercial and residential uses on the same parcel and/or in the same building; and (2) rezoning from
DWRTH, Dunes West Townhouse Residential District; DWMF, Dunes West Multi-Family Residential
District; and DWTC, Dunes West Town Center District; to DWMF and DWTC, an approximately 34.01
acre tract of land comprised of five parcels described as follows: 1) an approximately 4.34 acre parcel
known as Parcel 29, Park West, and identified by TMS No. 594-16-00-520; 2) an approximately 6.38
acre parcel known as Parcel 16, Park West, and identified by TMS No. 594-16-00-521; 3) an
approximately 14.0 acre parcel known as Parcel 14-B, Park West, and identified by TMS No. 594-16-00522; 4) an approximately 4.11 acre parcel known as Parcel 14-A, Park West, and identified by TMS No.
594-16-00-625; and 5) an approximately 5.18 acre parcel known as Parcel 14-C, Park West, and
identified by TMS No. 594-16-00-626.
ANTICIPATED MEETING SCHEDULE
Body
Date
Planning Commission
01.21.15
Planning &
Development
Committee of Council
02.02.15
Town Council
02.10.15
Action
The Planning Commission held the required
public hearing on the zoning request and
recommended denial of the request by a
vote of 5 to 1 (with two members absent
and one open seat).
The Planning & Development Committee of
Council recommended denial of the request
by a vote of 4 to 0.
Town Council denied first reading of the
zoning ordinance, and approved a waiver of
the one year waiting period for resubmittal.
Agenda Item #
4e.
3d.
VII. A. 4.
REQUEST
The current request is to amend the text of Section 4.06 (3)(A) of the Dunes West Planned
Development District Ordinance pertaining to the TC, Town Center zoning district by adding a new Subparagraph 23 providing mixed use development of residential and commercial uses on the same
property and in the same building, with residential uses occurring on any building level in conjunction
with commercial uses as a permitted use and rezone an approximately 34.01 acre portion of Park West
land comprised of five parcels as described above from RTH, MF and TC to TC and MF in accordance
Staff Report – Cambridge Square at Park West
Page 1 of 3
with an amended Master Land Use Plan (MLUP) map for the subject property. The amended MLUP
map constitutes the zoning map for the property.
SUBJECT PARCEL(S)
Property Owner(s)
TMS Number
Approximate Acreage
South Coast Community Bank
594-16-00-520
4.34
594-16-00-521
6.38
594-16-00-625
4.11
594-16-00-626
5.18
D R Horton
594-16-00-522
14.00
Total Acreage
34.01
BACKGROUND INFORMATION
Applicant
Park West Development, Inc.
Property Location Four Quadrants of the Parkwest Boulevard/Greymarsh Road Round-a-bout
Comprehensive
Plan Future Land
Use Map
Designation
Commercial and Medium Density Neighborhood
Current Zoning
DW-RTH, DW-MF and DW-TC
Proposed Zoning
DW TC and DW-MF
ADJACENT USES & ZONING
North
Attached and detached residential uses - DW-PD
South
Undeveloped Laurel Hill property – R-1
East
Wetland and Foxmoor subdivision – DW-PD
West
Wetland, Park West Amenity Center & The Battery Horizontal Property Regime – DW-PD
PREVIOUS APPROVALS ASSOCIATED WITH CURRENT REQUEST
Planned Development District Zoning – DW-TC, DW-MF, DW-RTH
09.04.90
HISTORY
The Dunes West PD, Planned Development District ordinance was adopted in 1990 conferring RTH, MF
and TC zoning on the subject property pursuant to the PD permitted uses and development standards.
In 1996 an approximately 1250 acre portion of the property was conveyed to a different developer,
Page 2 of 3
which has been developed as what is now known as Park West, including the subject property. The
DW-PD has been amended on occasion since 1990, but not as it applies to this property.
An Impact Assessment was approved in 2002 for a mixed use development with a townhouse
component. The townhouse component (Cambridge Commons at Park West) has been built, but the
mixed use development was not built.
RELATIONSHIP TO THE COMPREHENSIVE PLAN
A list of applicable Comprehensive Plan goals and strategies is provided in Section (IV)(O) of the Impact
Assessment (I A) document for your information and consideration.
STAFF COMMENTS
1. The zoning amendment requested in this application pertains to the stated text and map
amendment only. An Impact Assessment for a specific development project has been submitted in
conjunction with the zoning amendment, but involves a separate process and approval.
2. The amendments to the existing zoning development standards requested in the Impact
Assessment document cannot be implemented through IA approval and must remain unchanged
unless amended by subsequent request and approval through the zoning amendment process.
These include items such as parking standards, setbacks and other development standards.
3. Pertinent current DW-PD development standards that apply to this property:
 Town Center zoning District height limit is 50 feet.
 Multi-Family zoning district height limit is 40 feet.
 Residential Town House zoning district parking is two spaces per dwelling unit.
4. Sufficient allocations of commercial square footage and residential dwelling units by type remain
available in the Park West share of development rights to accomplish the project.
5. The IA narrative indicates 44,300 square feet of commercial use and 339 dwelling units on 37.86
acres resulting in a residential density of 8.95 units per acre, calculated on the entire project site
area. Due to an error in calculation, the actual parcel totals equal 34.10 acres resulting in a density
of 10.05 units per acre with 339 dwelling units.
6. Live/Work Townhomes are described in the IA document as having ground floor commercial uses
with residential uses on building floors above. Current TC zoning allows residential dwellings on
building floors above commercial uses. The proposed amendment to TC zoning would allow
separate commercial use buildings and residential dwelling units on the same property in addition
to both uses in the same building including residential uses on any building floor containing
commercial uses.
7. Current TC zoning allows R-3 Residential uses, but not RTH uses or MF uses. Current MF zoning
allows R-3 uses and RTH uses.
8. The IA site plan map indicates 202 MF units in four buildings in the TC district with 16,300 square
feet of ground-floor commercial use (4,500 s.f. of which comprises the apartment clubhouse)
divided among the buildings at the intersections.
9. The proposed zoning boundary lines do not correspond to existing or proposed new property lines,
which may result in split-zoned parcels.
10. Property owners are not properly identified on the application or in the documents.
Page 3 of 3
STAFF REPORT – Cambridge Square at Park West (Impact Assessment)
For reference, the Zoning Code and Land Development Regulations are available online.
AGENDA ITEM
IMPACT ASSESSMENT AND CONCEPTUAL PLAN APPROVAL REQUEST: Request for Impact Assessment
and Conceptual Plan approval for a combination residential and commercial development for an
approximately 34.01 acre portion of Park West property to be known as The Atlantic at Cambridge
Square.
ANTICIPATED MEETING SCHEDULE
Body
Date
Action
Agenda Item #
Planning Commission
01.21.15
The Commission recommended denial of the
request by a vote of 6 to 0 (with two members
absent and one open seat), citing concerns
with errors and insufficient information
contained in the application.
4e.
Planning &
Development
Committee of Council
02.02.15
Town Council
02.10.15
The Planning & Development Committee of
Council recommended denial of the request by
a vote of 4 to 0.
Town Council did not approve the Impact
Assessment & Conceptual Plan.
3e.
VII. A. 5.
REQUEST
The current request is for Impact Assessment and Conceptual Plan approval for a proposed mixed use
development comprised of a combination residential and commercial uses on an approximately 34.01
acre portion of Park West property now known as Cambridge Square described as follows: Phase 1,
consisting of Parcels A, B & C as shown on the Conceptual Plan, will include approximately 16,300
square feet of commercial space and 262 multi-family residential units. Phase 2, identified of Parcel F
on the Conceptual Plan, will include 21 single-family detached residential units and 36 residential
townhomes. Phase 3, consisting of Parcels D and E as shown on the Conceptual Plan are planned for 20
Live/Work townhomes and approximately 28,000 square feet of commercial collectively; or
alternatively, Parcels D & E could be developed as approximately 30,000 square feet of commercial use
exclusively.
SUBJECT PARCEL(S)
Property Owner(s)
TMS Number
Approximate Acreage
594-16-00-520
4.34
594-16-00-521
6.38
Page 1 of 7
594-16-00-625
4.11
594-16-00-626
5.18
D R Horton
594-16-00-522
14.00
Total Acreage
34.01 acres
BACKGROUND INFORMATION
Applicant
Property Location Four Quadrants of the Park West Boulevard/Greymarsh Road Round-a-bout
Comprehensive
Plan Future Land
Use Map
Designation
Commercial and Medium Density Neighborhood
Current Zoning
DW-RTH, DW-MF and DW-TC
Proposed Zoning
DW TC and DW-MF
ADJACENT USES & ZONING
North
Attached and detached residential uses - DW-PD
South
Undeveloped Laurel Hill property – R-1
East
Wetland and Foxmoor subdivision – DW-PD
West
Wetland, Park West Amenity Center & The Battery Horizontal Property Regime – DW-PD
PREVIOUS APPROVALS ASSOCIATED WITH CURRENT REQUEST
type of approval
conditions of approval, if any
date
Planning Commission approval
10.23.02
of IA and sketch Plan
Town Council approval of IA
(1) Applicant will design a modified cross-section that
and sketch Plan
allows for an 11 ft. landscaped median that transitions
into minimal 50-75ft. turn lanes at the project accesses;
green areas will remain undisturbed as recommend by
Staff
(2) No single buildings in the portion of Cambridge
12.10.02
Square zoned town center as outlined in the Dunes
West Planned Development ordinance shall exceed
40,000 square feet;
(3) The development shall be developed as illustrated
on the submitted sketch plan for Cambridge Square; (4)
Substantial changes to the development will require
Planning Commission review and approval;
Page 2 of 7
(5) The use of the flex space is determined to be either
commercial or residential in Cambridge Square once
that use is designated, areas not developed for parking
shall be left for passive or undisturbed natural areas,
and the location of those areas are to be determined by
the Design Review Board.
HISTORY
The current impact assessment for Cambridge Square was approved by Town Council on 12.10.02.
The Cambridge Square portion of the impact assessment site plan shows the following:
First Floor
Commercial = Maximum 132,825 square feet
Second Floor
Commercial = Maximum 101,300 square feet and 20 MF Units
Or Maximum of 74 MF units
Townhomes = Maximum 66 Units
The Traffic Impact Assessment is based on the following assumptions:
136,825 square feet General Office
136,825 square feet Retail / Shopping
38 Apartments
46 Townhomes
RELATIONSHIP TO THE COMPREHENSIVE PLAN
A list of applicable Comprehensive Plan goals and strategies is provided in Section (IV)(O) of the Impact
Assessment Document for your consideration.
STAFF COMMENTS
GENERAL COMMENTS
1. Approval of an Impact Assessment and its attendant Conceptual Plan is required because the
proposed development meets a threshold of more than 40,000 square feet of commercial use and
more than 75 peak-hour vehicle trips resulting from the combined residential and commercial uses.
It is an administrative procedure subject to Council approval upon its own motion after a
recommendation from the Planning Commission. Its function is to identify various impacts of
large-scale development, primarily traffic and drainage impacts, and evaluate proposed mitigation
measures to eliminate or lessen their effects to an acceptable level. It is not a rezoning of property
and does not represent a variance or exception to established zoning or land use standards.
2. Amendments to the underlying planned development district zoning development standards
cannot be accomplished through Impact Assessment approval and where dissimilar to those of the
Dunes West PD ordinance or current town regulations, are inapplicable and can only be
accomplished through the zoning process.
Page 3 of 7
3. There are a number of errors contained in the document that make it difficult to properly evaluate
the information contained therein. Some examples follow:
 Property owners are not properly identified on the application or in the documents.
 The project acreage provided in the documents does not reflect the acreage in the County
records.
 The development summary specified in Sections I and II and Appendix 2 are dissimilar to
those specified in Appendix 4: Traffic Impact Analysis, i.e. the square footage numbers do
not match.
 Reconciliation of the language in Sections I and II of the text document with wording on
Appendix 2: Conceptual Plan map is necessary. For example, proposed square footages of
buildings are different, development is assigned to certain buildings in the text but the
building numbers are incorrect on the drawings.
4. The IA site plan map indicates 202 MF units in four buildings in the TC district with 16,300 square
feet of ground-floor commercial use (4,500 s.f. of which comprises the apartment clubhouse)
divided among the buildings at the intersections.
5. The MF buildings at the intersections are identified as four stories; current zoning allows a
maximum height of 50 feet in the TC district.
6. The remaining MF buildings on Parcel A are identified as three stories, current zoning allows a
maximum height of 40 feet in the MF district.
7. Interconnectivity
 Interconnectivity is provided to the access drive to The Battery from Parcel C (NW
quadrant), to adjacent Parcel D from Parcel B (NE quadrant), and to adjoining Foxmoor
subdivision from Parcel F (SE quadrant).
 Interconnectivity should be provided to Parcel E from Parcel Parcels A and F (SE quadrant)
and the last/best chance for interconnectivity to the adjoining Laurel Hill property to the
South from Park West is through an extension of the public road at what is shown as Access
# 4 on the Traffic Impact Analysis Site Plan.
8. The IA follows an older format and not the current zoning code. The drainage section of the report
does not appear to adequately address the requirement for a sub-watershed map or water-quality
plan.
9. Public Services section states that private waste collection will be provided; however, the single
family units will have town services.
10. The Recreation section incorrectly states that recreation fees are required. No recreation fees are
required because of a previous land dedication for the Park West recreation facility.
11. The Fire section incorrectly identifies the station providing service to this development.
12. The Housing section only addresses the multi-family component and not the other residential
dwelling types.
13. The PD request includes an amendment to allow dwelling units in the ground floor in the TC
district. The commercial use on Parcels A, B and C is an important component of the mixed use
concept. Approval of the Concept Plan will require these commercial areas to be constructed. This
is important in addressing the concern of potential future conversion of this commercial space to
residential use.
14. The MF component, Live/Work units and commercial development are all subject to DRB approval.
Page 4 of 7
15. The developer will be responsible for constructing a pedestrian boardwalk from Parcel A to the
Park West amenity center in the area depicted on the Concept Plan. This must be installed prior to
the issuance of any Certificate of Occupancy for any building.
16. Any mitigation identified in this IA review must be met prior to the issuance of any CO. This
includes transportation, drainage or other identified improvements.
TRANSPORTATION
1. The proposed project was analyzed for the following new land uses within the proposed
development:
262 apartment units
51,800 sf specialty retail
The following new primary trips are anticipated with allowances for both minor internal capture
and pass-by capture for the retail trips:
2,690 daily trips
139 AM peak hour trips
218 PM peak hour trips
2. Direct access to this property is provided via Park West Boulevard.
3. Staff coordinated with the traffic consultant to provide information on background traffic growth
and the distribution of development traffic. Specific approved development traffic included in the
analysis is the Dunes West Fishing Village. A general growth rate of 2% was assigned as well. It
should also be noted that current traffic volumes include vehicle trips from the Rivertowne
subdivision, which are being re-districted to the new Jennie Moore campus in the fall of this year.
This will have the effect of overestimating demand, but will provide a more conservative analysis.
4. Staff input the proposed project trips into the QRS model and capacity spreadsheets to test for
significance and adversity. Significance means the project trips on any link equal 2% or more of the
LOS D roadway capacity. A roadway becomes adversely affected if a roadway link volume does not
exceed the LOS D capacity with existing and approved project trips, but does exceed the LOS D
capacity once the project trips are added. A project’s trips must be both significant and adverse for
consideration of operational improvements on a specific link. The QRS model includes all
previously approved projects so that committed demand is reflected in the analysis. The model
and capacity spreadsheets also reflect a three year window of improvements:
Assumed roadway improvements in the QRS model consider CHATS programmed improvements, the
Town’s CIP and other projects with a high likelihood of being constructed within this timeframe. These
improvements are listed below with major capacity improvements highlighted in bold and anticipated
completion dates in parentheses.




Roundabout – Mathis Ferry Rd @ Muirhead Rd (completed 2006)
Bessemer Road Extension – 2-lane from SC 41 to Park West Boulevard (completed 2006)
New Road – Hungryneck Boulevard Phase II (HNB II), 3-lanes from Phase I to Bowman Rd (2009)
New Signal – Bowman Rd @ Hungry Neck Phase II (2012)
Page 5 of 7














New Signal – Hungryneck Phase I @ Hungryneck Phase II (completed 2010)
Roundabout – Rifle Range Rd @ Porcher Bluff Rd (completed 2007)
Improved Road/Access – National Drive connection to Porcher Bluff (paved in 2007)
Road Widening – Whipple Rd, 3-lane from Long Point to Mathis Ferry (completed 2008)
New Road - Wingo Way from current termini to Patriots Point Boulevard (completed 2008)
Road Widening – IOP Connector EB, 2 lane from US 17 to Rifle Range (completed 2006)
Road Widening – US 17, 6-lane from I-526 to IOP Connector (completed 2006)
New Road – Hungryneck Phase III, 3-lane from IOP to Six Mile Road (completed 2009)
Road Widening – Porcher Bluff, 3-lane from US 17 to Oakland entrance (completed 2006)
Road Widening – Bowman Road, 3-lane from Mathis Ferry to US 17 (2011)
Road Widening – Bowman Road, 5-lane from US 17 to HNB II (2012)
New Road – 2-lane frontage road from Porcher Bluff to South Morgans (completed 2006)
New Signal – US 17 at Porcher Bluff (completed 2007)
New Signal – US 17 at Lexington Drive (completed 2007)
5. During the testing, no links were flagged as requiring mitigation due to significance and adversity
testing.
6. Year 2017 AM and PM peak hour analyses were conducted to gauge the development’s impact on
critical intersections. Level of Service D is typically considered acceptable for peak hour traffic
operations in urban areas.
7. During the testing, no links were flagged as requiring mitigation due to significance and adversity
testing. Significance was found on Park West Boulevard , Joe Rouse Road and SC 41.
8. Year 2017 AM and PM peak hour analyses were conducted to gauge the development’s impact on
critical intersections. Level of Service D is typically considered acceptable for peak hour traffic
operations in urban areas.
US 17/SC 41/Dingle Road
Existing levels of service for the AM and PM peak are LOS D or better. For the No Build and Build AM
peak, levels of service are LOS D or better. For the PM peak in both the No Build and Build condition,
the analysis indicates LOS E, which is primarily caused by the significant left-turn volume (1,200) being
over capacity in the evening. Both the analysis and field conditions reflect queues for the US 17
northbound left-turn onto SC 41 extend beyond the storage lanes during portions of the PM peak hour.
US 17/Park West Boulevard
Existing levels of service for the AM and PM peaks are LOS D or better.
SC 41/Dunes West Boulevard/Rivertowne Parkway
Existing levels of service for the AM and PM peaks are LOS D or better, but with long queues forming
on the Rivertowne Parkway approach in the AM peak. The No-Build and Build condition assumes rightturn lane additions for Rivertowne Parkway and Dunes West Boulevard, which will be constructed in
early 2015. With these improvements, the No-Build and Build level of services for the AM and PM
peaks are LOS C or better. However, the downstream signal at Joe Rouse Road has queue spillback
that often interferes with this signal for a portion of the AM peak hour. This causes additional delays
that are not reflected in the level of service analysis.
Page 6 of 7
SC 41/Joe Rouse Road
Existing, No-Build and Build levels of service for the AM and PM peak are LOS D or better, but has long
moving queues on SC 41 for portions of the peak in the southbound direction in the morning and in the
northbound direction in the evening. The Town recently submitted for County Sales Tax funding for an
improvement at this location that would show a significant improvement in the level of service.
Park West Boulevard/Bessemer Road
Existing level of service is LOS F and LOS E for the AM and PM peaks respectively for the side street
movements at this stop-controlled intersection. For the No Build and Build condition, a roundabout
improvement was assumed. No-Build and Build levels of service for the AM and PM peak are LOS B or
better with the roundabout improvement.
Park West Boulevard/Gray Marsh
Existing and No-Build level of service for the roundabout are as LOS B or better for both the AM and
PM peaks respectively. While this grade is accurate for the PM peak, it is likely not accurate for the AM
peak. This is due to the fact that the two-lane segment of Park West Boulevard between Gray Marsh
and Queensgate Way and then south of that roundabout to the four-lane section is currently over
capacity. School-related traffic has a significant effect on this particular segment of roadway as well as
the four lane section during the AM peak. Slow moving, queued traffic often spills back from the twolane segment and interferes with the roundabout operations. For this reason it is probable the existing
and projected AM peak levels of service are lower than that which is indicated in the analysis.
Site Access Points
Staff coordinated desired access controls for all the site intersections and concurs with the proposed
access designs reflected in the traffic analysis. The designs will require some modifications to the
existing roundabout, to include medians, pavement markings, signage and possibly the existing
driveways themselves.
Levels of service for the Build conditions are shown to be acceptable for all site access driveways.
However, based on the above discussion regarding the over capacity two-lane Park West Boulevard
segment, levels of service for some movements in the AM peak would be lower than that which is
indicated in the analysis.
Other Considerations
The roundabout and accompanying approaches within the project limits should be lit to AASHTO
roadway lighting standards.
A landscape/irrigation plan for the roundabout shall be included in the roundabout design plans.
Raised pedestrian crosswalks will be located further away from the roundabout at median refuged
locations in accordance with current federal ADA guidance regarding multi-lane roundabouts.
Acceptable pedestrian crossing sight distance shall be maintained with the landscaping plan.
Page 7 of 7
Planning Commission Application
ALL APPLICATIONS ARE DUE BY 11:59 p.m. ON THE DEADLINE DATES. It is highly recommended that the property owner
and/or their representative meet with staff prior to submitting an application.
Nature of Request & Fees
Check all that apply:*
Zoning/Rezoning
✔
Planned Development Amendment
Comprehensive Plan Amendment
✔
Impact Assessment & Conceptual Plan
Sketch Plan
Preliminary Plat
Development Agreement (new)
Development Agreement Amendment
Other
Description of the request:*
Impact Assessment for Cambridge Square in Park West
The following supplemental information is included with this application (please list):*
Impact Assessment, Dunes West PD Map amendment, Dunes West PD
amendment request, Park West Overall Maps and assessments
Applicant Information
Name:*
Sitecast, LLC
Phone
number:*
8432244264
Address:*
1250 Fairmont Avenue, Mt. Pleasant, SC 29464
Email:*
[email protected]
Acreage/Square
footage:*
37.86
Subject Property / Properties Information
Tax Map #
(TMS#):*
594-16-00-520, 521, 522, 625 & 626
Property
Owner*
Park Wesst Development, Inc
Property
Address:*
Park West Blvd and Grey Marsh Road
Subdivision:
Park West
Vacant
Proposed Use:*
Town Center, Multifamily
Present
Use of
Property:*
Zoning Submittals
Fee Schedule:
Please select the appropriate fee below. For areas greater than 100.01 acres, the fee is $800 + $2 per additional acre. If total
project acreage exceeds 100.01 acres, please enter total acreage minus 100 acres in the quantity field below.
If total acreage is less than 100 acres, leave quantity field blank.
http://www.tompsc.com/Admin/FormHistory.aspx?SID=5130[12/29/2014 9:32:37 AM]
Choose
From
The Following
Choose
From
The Following
100.01 + Quantity (total acres minus 100)=
acres
Current
Zoning:*
PD,
Development
PD,Planned
Planned
Development
Proposed
Zoning:
No
Nochange
change
Current
Overlay
District:
-----
Proposed
Overlay
District:
-----
0
Please attach any supplemental zoning information as outlined above:
Impact Assessment Submittals
Fee Schedule:
20.01
- 50- Acres
- $600 20.01
50 Acres
100.01 +
acres
$600
Quantity (total acres minus 100)=
Click on Link below for
Impact Assessment Checklist
0
Click on link below for
Conceptual Plan checklist
Attach impact assessment below:
Cambridges Impact Assessment-12.24.14.pdf
Please attach supplemental information as outlined above:
Sketch Plan Submittals
Fee Schedule:
Choose
From
The Following
Choose
From
The Following
100.01 +
acres
Sketch Plan checklist
Attach Sketch plan below:
Please attach any supplemental information as oultined above:
Preliminary Plat Submittals
Fee Schedule:
0
Choose
From
The Following
Choose
From
The Following
100.01 +
acres
Preliminary Plat checklist
0
Drainage Master Plan checklist
Attach preliminary plat below:
Comprehensive Plan Amendment (only fill out if Comprehensive Plan Amendment
requested)
Comprehensive Plan Amendment - ($250)
Please indicate quantity below.
0
Present Comprehensive Plan Land Use Designation:
-----
Proposed Comprehensive Plan Land Use Designation:
-----
Description
of
Proposed
Structure
and Use of
Property:
Please attach supplemental information outlined above:
Additional Options
New Development Agreement - ($500)
Please indicate quantity below:
0
Amend Development Agreement - ($250)
Please indicate quantity below
0
Attach development agreement below:
Electronic Signature
I, the undersigned, serve as the owner or owner's representative and certify the information contained herein to be true and
accurate. If an application is found to be incomplete, the primary contact will be notified and the application will be removed from the
agenda. I further certify that the tract(s) or parcel(s) of land to which this approval request pertains: *
✔
is not restricted
is restricted
by any recorded covenant that is contrary to, conflicts with, or prohibits the activity for which approval is sought as provided in SC
Code of Laws Section 6-29-1145, and the Town of Mount Pleasant Code of Ordinances §155.084 and §156.048.
✔
I agree that all terms and information are true to my knowledge:*
✔ I agree
Information of person completing electronic signature:
Name:*
Chris Donato
Address (if
different
from
above):
Email (if
different
from
above):
* indicates required fields.
Phone (if
different from
above):
1250 Fairmont Avenue
Mt. Pleasant, SC 29464
(843)224-4264
Sitecastsc.com
December 24, 2014
Ms. Kelly Cousino
Town of Mount Pleasant
100 Ann Edwards Lane
Mount Pleasant, SC 29464
DUNES WEST PD AMENDMENT
Ms. Cousino
Please find the following addition we are requesting to the Dunes West PD document and the Dunes
West Master Plan (map).
4.06 DUNES WEST TC, TOWN CENTER DISTRICT
4.06.3 Permitted Uses and Structures
A. Principal Uses and Structures
23. A mixture of commercial and residential uses is encouraged overall.
This mixed use may include separate commercial use buildings
and residential dwellings on the same property, as well as
commercial and residential uses in the same building. In order to
facilitate the mixture of commercial and residential uses in the
same building, residential uses may occur on the street level or any
building level containing commercial uses.
Please find the enclosed map amendment drawing. This drawing is to reflect the request to revise the
master plan from the existing land uses to the Town Center and Multi-family that is being requested in
the Impact Assessment.
If you have any questions or comments, please do not hesitate to contact our office.
Sincerely,
SITECAST, LLC
Christopher D. Donato, Jr. PE
Principal
SITECAST, LLC
Mt. Pleasant, SC 29464
(843)224-4264
Sitecastsc.com
[email protected]
THE ATLANTIC AT
CAMBRIDGE SQUARE
1 inch = 100 ft.
MASTER
LAND USE
PLAN
SHEET
1
OF
1
DEVELOPMENT IMPACT ASSESSMENT
FOR
CAMBRIDGE SQUARE at PARK WEST
MOUNT PLEASANT, SOUTH CAROLINA
December 24, 2014
Planning Commission Submittal
OWNER:
1333 Main Street, Suite 305
Columbia, SC 29201
PREPARED BY:
Sitecast, LLC
TABLE OF CONTENTS
I.
GENERAL DESCRIPTION OF THE PROPOSED PROJECT
II.
DEVELOPMENT SUMMARY
III.
EXISTING CONDITIONS
IV.
IMPACT ASSESSMENT
A. Wastewater
B. Water Supply
C. Telephone, Power and Cable Television
D. Public Service
E. Transportation
F. Drainage
G. Recreation / Open Space
H. Education
I.
Police
J.
Fire Protection
K. Environmental Resources
L. Cultural and Archeological Resources
M. Fiscal Considerations
N. Housing
O. Mount Pleasant Comprehensive Plan
APPENDICES
APPENDIX 1: SITE SURVEY
APPENDIX 2: CONCEPTUAL PLAN
APPENDIX 3: TREE REMOVAL PLAN
APPENDIX 4: TRAFFIC IMPACT ANALYSIS PREPARED BY SRS ENGINEERING, LLC
I. GENERAL DESCRIPTION OF THE PROPOSED PROJECT
Cambridge Square is a mixed-use development, combining neighborhood oriented retail and
other commercial uses with both single-family and upscale multi-family housing. The project is
located at the heart of the Park West community and has been carefully planned to provide a
true retail and commercial amenity to the Park West community at large. Outdoor seating
areas as well as bike and golf cart parking and easy pedestrian access will make Cambridge
Square a natural gathering spot for residents to enjoy a cup of coffee, lunch, ice cream or a
glass of wine.
The commercial space in Cambridge Square will be planned to include a broad range of retail
and office uses to meet the needs of the residents of Park West and northern Mount Pleasant.
The uses targeted for the mixed use buildings fronting the round-a-bout, will be "neighborhood
amenity retail" uses, such as locally owned coffee shop, café or deli, ice cream parlor or yogurt
shop, boutique wine shop/bar, etc. The target tenants for the office use include executive
suites and small office users such as locally owned financial services, insurance, real estate, or
other professional service firms. This mix of uses will offer a unique lifestyle opportunity for all
Park West residents and will provide some of them with the opportunity to live and work in the
community.
Cambridge Square conforms to the use and density provisions of the Dunes West PDD that
governs all development activity within Park West. Current plans for the project includes
approximately 44,300 square feet of commercial uses and a mixture of 339 residential units.
The planned development sits on 37.86 acres adjacent to the roundabout at that intersection of
Park West Boulevard and Grey Marsh Road, resulting in a residential density of 8.95 units per
acre. The project area includes approximately 5.64 acres of jurisdictional freshwater wetlands
and the remainder is high ground (See attached Conceptual Plan). All wetlands under the
jurisdiction of the Army Corps of Engineers have been delineated and protected through
recordation of a restrictive covenant. No wetlands will be filled in connection with the
proposed development. The only wetland impact will be the construction of a boardwalk that
will connect the project to the adjacent Park West Amenity Center. This boardwalk has been
permitted by the Army Corps of Engineers.
The property was originally designated as part of the Dunes West Town Center (TC) District on
the Master Land Use Plan, but has subsequently been approved for a mixture of TC and
Dunes West Residential Townhouse (RTH) District. Adjacent parcels are zoned Dunes West
Medium Density Residential (R-3) and Dunes West Multi-family (MF) District.
Areas designated "TC" in the Dunes West PDD are designed to accommodate an integrated
mixture of specialty retail and land uses for the benefit of serving residents and guests of the
project. These areas will serve as a core area of commercial activity and provide an additional
recreation amenity to the golf course and club facilities. The proposed development serves
this purpose with a combination of residential town homes, multi-family housing, recreation
facilities, and commercial space.
As noted previously, the proposed uses for the property will be a combination residential and
commercial uses. Phase 1, consisting of Parcels A, B & C on the attached Conceptual Site Plan, will
include approximately 16,300 square feet of commercial space and 262 multi-family residential
units. Phase 2, identified of Parcel F on the Conceptual Site Plan, will include 21 single-family
detached residential units and 36 residential townhomes. Phase 3, consisting of Parcels D and
E are planned for 20 Live/Work townhomes and approximately 28,000 square feet of
commercial collectively. Alternatively, Parcels D & E could be developed as approximately
30,000 square feet of commercial. All parking and buffer requirements for Parcels D and E
shall be provided within their boundaries.
As shown on the Conceptual Site Plan, the project site surrounds the roundabout at that
intersection of Park West Boulevard and Grey Marsh Road. On the south side of Park West
Boulevard (Parcels A, E and F), the property is bounded by Park West Boulevard to the north,
the Park West Amenity Center to the West, by the Foxmoor single family detached subdivision
to the east and by Laurel Hill Plantation to the south. The property to the north of Park West
Boulevard is split by Grey Marsh Road and is bounded on the west by the Battery multi-family
residential community, and to the east by the Wellesley Place single family residential subdivision.
The project will also surround the previously built Cambridge Commons townhomes located on
Grey Marsh Road, which were originally included in the approved plans for Cambridge Square.
The zoning required to achieve this mixed-use community is Town Center (TC) and Multi-family
Residential (MF). The project contemplates an amendment to the Dunes West PDD Town
Center District to allow for the contemplated mixture of commercial and residential uses in
the same building, such that residential uses may occur on the street level or any building level
containing commercial uses. The first floor of each building surrounding the roundabout will
contain a mixture of residential and commercial uses, with all other floors consisting of only
residential uses.
Based on the TC zoning, anticipated commercial uses include restaurants, hair salons, doctors'
offices, interior decorators, gift shops, small clothing boutiques, dry cleaners,
engineers'/architects' offices, specialty shops, convenience stores, stock brokers' offices, police
substations, drug stores, toy or hobby shops, pet stores, party goods, music shops, health and
fitness facilities, eyeglass shops, coffee shops, banks, or any other use allowed by the TC zoning
designation as defined by the Dunes West PDD.
The conceptual plan shows approximate foot prints, parking areas, access drives and site
access locations. This project will be constructed in three phases as described above. The
target dates to begin construction are Summer/Fall 2015 for Phases 1 and 2 and spring 2016
for Phase 3. The proposed commercial and mixed use buildings will be subject to the Town of
Mount Pleasant's Design Review Board. Any adjustments that may be required for setbacks
shall be handled at DRB.
As shown on the Conceptual Site Plan, the site will be accessed from several points on Park
West Boulevard and Grey Marsh Road, to include the proposed Cambridge Square Lane,
which will be a public right of way. All other drives and parking fields are expected to be private.
Parking for the project will meet the requirements for commercial and residential
development which includes one and a half spaces per residential unit and one space per
400 square feet of commercial space. As proposed for Phase 1, 447 parking spaces are
required, and 512 are shown.
II. DEVELOPMENT SUMMARY
A. LAND USE AND DENSITY UTILIZATION
The proposed project is located within the Park West community and is governed by the
Dunes West PDD Ordinance that was adopted by the Town of Mount Pleasant in 1990.
In 1996, LandTech acquired the property that is now Park West from the Dunes West
Joint Venture. Concurrent with that acquisition, LandTech received an allocation of
certain land uses and densities permitted under the Dunes West PDD. LandTech has
subsequently conveyed all of the Park West property to Park West Development, Inc.
along with all of the land uses and density it received from the Dunes West Joint
Venture.
The proposed development of Cambridge Square utilizes a portion of the zoned density
provided for in the PDD and does not increase the total density provided for in the
Dunes West PDD. The following table summarizes the utilization of the land uses and
densities that were allocated to Park West and demonstrates the availability of
sufficient land uses and densities sufficient to complete the proposed development:
Commercial Land Uses (Acres)
Available Zoning
Allocated to other Parcels (a)
Cambridge Square (Proposed)
Balance Remaining
TC
Residential Density (Units)
OP
C
R-1
R-3
200.00
37.00
90.00
1,450
2,400
(1.67)
(31.95)
(69.11)
-
-
-
(14.53)
198.33
5.05
6.36
RTH
MF
Total
545
886
5,281
(1,965)
(391)
(597)
(2,953)
-
(21)
(56)
(262)
(339)
1,450
414
98
27
1,989
(a) This allocation reflects the current land uses and densities that have been allocated
to all property in Park West planned for development. This allocation includes the
20 units of RTH that have been developed as the Cambridge Commons townhomes
which were part of the original Cambridge Square property.
B. PHASE 1 (Parcels A, B and C)
i.
Proposed Residential Unit Mix
Unit Types
Studio
1 BR
2 BR
3 BR
ii.
% of Units
25%
25%
45%
5%
100%
Proposed Commercial Unit Mix
Building
1
2
3
4
iii.
# of Units
66
66
117
13
262
Type
Retail
Retail
Clubhouse
Restaurant
Total
Square Footage
3,300 SF
4,000 SF
4,500 SF
4,500 SF
16,300 SF
Required Off-Street Parking
Required Residential Parking = 393 spaces (1.5 spaces/unit)
Required Retail Parking = 39.33 spaces (1 space/300 SF)
Required Clubhouse Parking = 15 spaces (1 space/300 SF)
Total Required Parking = 504
Total Parking provided = 512 spaces
The parking provided is more than adequate for the proposed residential,
retail and restaurant uses. If the final parking count is over the required
amount, the extra parking spaces will be pervious spaces.
iv.
Development Standards
Zoning District
Minimum Site
Minimum Site Width
Maximum Building Height Allowed
Front Setback to Park West Blvd
Side Building Setback
Rear Building Setback
TC
5,000 SF
50’
50’
25'
5'/
20’ Between
Buildings
25'
C.
Phase 2 (Parcel F)
i.
Proposed Residential Unit Mix
Unit Types
Single Family Detached
Residential Townhome
Total
ii.
# of Units
21
36
57
Required Off-Street Parking
As required by the Dunes West PDD and the Town of Mount Pleasant Land
Development Ordinances, each residential unit developed in Phase 2 shall
provide sufficient dedicated off-street parking for each residential unit. Said
parking shall be located outside of the public right of way.
iii.
Development Standards
The Dunes West Multi-family District (MF) permits any use allowed in the
Medium Density Residential (R-3) District and the Townhouse Residential (RTH)
District. The proposed development of Parcel F includes a mixture of 21 R-3
single family detached units and 36 residential townhomes. The following
table summarizes some of the development standards that govern the
development of these units:
Proposed Use
Minimum Lot Area
Minimum Site Width
Maximum Building Height Allowed
Front Setback to Park West Blvd
Side Building Setback
Rear Building Setback
Off Street Parking Spaces
R-3
6,000 SF
50’
40’
15'
15’ Between
Buildings
15'
2
RTH
1,500 SF
20’
40’
4’/25’
10’/20’
15’
1.5
For a complete list of development specifications for refer to Section 4.02 of the
Dunes West PDD for R-3 uses and Section 4.03 for RTH uses.
D. Phase 3 (Parcels D and E)
Phase 3 is located in a Town Center (TC) District of the Dunes West PDD.
Development plans for these parcels are not yet finalized. The preliminary plans for
this phase contemplates development of 20 live/work residential townhomes that
will have a total of approximately 28,000 square feet of commercial uses on the
first floor with residential dwelling units above. These units will be subdivided off
of public rights of way and will be sold as fee simple townhomes. Development
plans for these parcels, including all parking, buffer and setback requirements, shall
comply with the Town of Mount Pleasant Land Development Ordinances as well as
the Dunes West PDD.
III. EXISTING CONDITIONS
Currently, the majority of the site is wooded. Elevations range from roughly 5 feet along the
wetlands to 13 feet near the intersection of Grey Marsh Road and Park West Boulevard.
There are two existing ponds that cross onto the site with a cumulative area of .07 acres.
Both ponds will be expanded in connection with the planned development, and additional
ponds will be constructed to handle all of the stormwater runoff.
For commercial projects, the Zoning Code requires that all protected, significant and historic
trees be identified. A minimum of 160 caliper inches per acre are required to be maintained
on the site post construction. All of these trees have been located, and significant and grand
trees have been rated for quality as per Section 156.224 of the Zoning Code (See attached
IMP-07: Existing Trees). Bufferyards along property lines will meet or exceed all
requirements with respect to landscaping and fencing.
All utilities necessary for the development of this property are located on or adjacent to the
property. These include water, sanitary sewer, power, phone, gas, etc. Some existing
utilities will be relocated to avoid conflict with the proposed improvements.
South Carolina Electric and Gas shall supply both electricity and gas. BellSouth
Telecommunications shall supply telephone service, and Comcast Cable of Carolina, Inc.
shall supply cablevision.
All development is located in Flood Zone B. A portion of the wetland and wetland buffer is
Phase 1 is located in Flood Zone A14 (Elev. 9). This project will comply with all State and
Federal flood requirements.
IV.
IMPACT ASSESSMENT
Existing public facilities such as wastewater, water, police and fire protection will be impacted
by this development and will be compensated for through impact fees and through additional
ad valorem taxes generated. Further explanation of these impacts and the means by which
these costs will be funded is found in the following Impact Assessment portion of this report.
The fees indicated are based on 339 residential apartment units and 44,300 SF of retail. No fees
are allocated to amenity areas, fitness rooms or leasing offices as these spaces are incidental to
the rest of the development. Should this space be leased to outside entities, the fees would be
increased. Approximately 50% of the apartment units are planned to be 1 bedroom, 45% are
planned to be 2 bedroom/2 bath units and the remaining 5% are planned to be 3 bedroom
units.
A. Wastewater
The projected average daily wastewater to be generated by the mixed-use project is
calculated as follows:
LAND USE
SIZE
WASTEWATER
GENERATION RATIO
WASTEWATER
GNERATED (GPD)
100 gpd
per Bedroom
40,600 gpd
23,100 gpd
131 one-bed units
Multi-Family
Apartments
118 two bedroom
units
13 three bedroom
units
Single Family
Attached and
Detached
1 Unit
300 gpd
Retail
44,300 SF
200gpd / 1000 SF
TOTAL
8,860 gpd
72,560 gpd
This is equivalent to 242 REU (Residential Equivalent Units, one REU equates to 300 gpd).
Based on the current impact fee structure of $4,500.00 per REU, this development will
generate $1,089,000 in sewer impact fees
Sewer is available on Park West Boulevard and Grey Marsh Road. An extension from the
existing sewer main into the development will serve the proposed buildings.
A Preliminary Master Water and Sewer Plan is attached (See Appendix 6) and is hereby
made as part of this Impact Assessment. All sewer main construction shall be in accordance
with Mount Pleasant Waterworks' requirements, and the system will be deeded to Mount
Pleasant Waterworks for the ownership and maintenance upon completion.
The developer reserves the right to negotiate certain wastewater fees with Mount Pleasant
Waterworks.
B. Water Supply
The projected average daily water demand for the development is 242 REU's, same as the
wastewater generation. Based on the current impact fee structure of $2,000.00 per REU,
this development will generate water impact fees in the amount of $484,000.00.
Water service is available from an existing 10" water main located on Park West Boulevard.
A water main and services will tap the existing line and be made to serve the proposed
development. Fire hydrants will be located throughout the project to provide adequate
coverage to all portions of the development.
A Preliminary Master Water and Sewer Plan is attached (See Appendix 6) and is hereby
made as part of this Impact Assessment. All water main construction shall be in accordance
with Mount Pleasant Waterworks' requirements, and the system will be deeded to Mount
Pleasant Waterworks for the ownership and maintenance upon completion.
The developer reserves the right to negotiate certain water fees with Mount Pleasant
Waterworks.
C. Telephone, Power and Cable Television
South Carolina Electric and Gas Company, AT&T and Comcast Cable will be providing power,
telephone and cable services respectively to this project. These utility companies will install
their cables underground in easements to be located outside of proposed water, sewer and
drainage easements. The utility companies will be required to avoid trees indicated to
remain on the Conceptual Plan.
D. Public Service
Solid wastes generated by the development will be collected at a refuse compactor located
onsite by a private collection service. The development will generate $13,113.00 in Public
Services Fees based on $27.00 for each unit and $0.09/SF.
E. Transportation
A Traffic Impact Analysis has been prepared by SRS Engineering for the project, addressing
access to the development, existing and proposed traffic volumes and distributions, and the
effects of the project on the adjacent roadways (see report included as Appendix No. 4).
Based on the Town's current impact fee structure, this development will generate the
following transportation impact fees:
LAND USE
Multi-Family Apartments
Single Family Detached
Single Family Attached
Retail
SIZE
262 units
20
56
44,300 SF
IMPACT FEE RATE
$672.74 / unit
$985.03/Unit
$568.64/Unit
$4.00/SF
TOTAL
IMPACT FEE
$176,258.88
$19,700.60
$31,843.84
$177,200.00
$405,002.32
F. Drainage
Current Drainage Pattern: Drainage from the site currently flows overland from the center
of the intersection outward into a series of ditches, existing stormwater infrastructure,
existing drainage ponds and the adjacent wetlands. All wetlands and ponds eventually
discharge into the upper reaches of Toomer Creek which is a tributary to the Wando River.
The majority of Parcels A, B, C and F currently drains as sheet flow into a temporary
ditches that carry water to existing weirs that discharge into the wetlands that runs along
the western boundary of the parcels. Parcel E drains as sheet flow into the wetland in the
northeast corner of the Phase 1 parcel.
The northernmost sections of Parcels B and C (adjacent to Cambridge Commons) currently
drain into the existing Cambridge Commons stormwater infrastructure. Parcel D currently
sheet flows into a temporary ditch that discharges into the existing storm drainage pond
adjacent to Wellesley Place and/or into the adjacent wetland.
A Preliminary Master Drainage Plan is attached and is hereby made a part of this Impact
Assessment (See Appendix 5). The drainage facilities design for the development must be
approved by the Town of Mount Pleasant and SCDHEC-OCRM. All construction must be in
accordance to Chapter 153 of the Town of Mount Pleasant Stormwater Management &
Water Quality Regulations.
G. Recreation / Open Space
This development will include a swimming pool and fitness center to serve for the multifamily portion of the project. The 339 residential units will generate $121,362.00 in Park
and Recreation Fees based on $358.00/unit. However, since private open spaces for both
active and passive recreation uses are already provided as part of the cohesive
development plan, the developer is requesting a 50% reduction in this fee per Section
154.08(D)(8). The amenities are being provided for the multi-family residential units
because these residents will not have access to the other existing pools that serve the rest
of the Park West community.
H. Education
The residents of this development will send their children to Pinckney Elementary, Cario
Middle School and Wando High School. Due to the relatively small sizes of the one
bedroom apartment units, it is assumed that the school age children would only occupy the
two and three bedroom units and the attached/detached units (total 189 units). Based on
0.2 students per unit, the project will generate the following number of new students to
these schools:
Pinckney Elementary - 38
Cario Middle School - 16
Wando High School - 16
I. Police
The Mount Pleasant Police Department will provide protection for this development. Taxes
and fees generated from this development and its residents will fund any required
additional personnel, as well as equipment, facilities, etc. added. Based on the current
Municipal Services Impact Fee for police services at $69/unit plus $0.12/SF, this project will
generate $28,707.00 in fees.
J. Fire Protection
The development will be served by Fire Station No. 1 (Old Village). It is possible that the
project would require additional personnel or equipment. However, impact fees and taxes
generated by the development will fund these costs. The fire department portion of the
Municipal Impact Fees at $231/unit plus $0.19/SF totals $86,726.00 in fees.
K. Environmental Resources
Environmental Resources: Prior to any site alterations, the project must receive an OCRM
Land Disturbance Permit and Town of Mount Pleasant approval. The OCRM approval
consists of submittal and approval of the following:
-
Stormwater plan and design – to ensure that the proposed design meets all
requirements to ensure minimal impact on existing natural resources
-
Sediment and erosion control plans – these plans are part of the construction documents
by which the project is to be constructed. These plans show where best management
devices are to be installed.
Once both approvals have been received and prior to any major site alteration, erosion
control devices, tree protection barricades, gravel construction entrances, and other best
management devices shall be installed. A seven-day notice to start substantial clearing will
be sent to both OCRM and the Town. This gives both inspecting bodies time to inspect all
best management devices and tree barricades. Silt fences will be installed along the project
side of the buffers for protection of adjacent properties. Once the site has been inspected
and approved for land disturbance by OCRM and the Town, major site alterations can begin,
which include roadways, parking areas, pond, building pads and necessary easements to
construct the project. All disturbed areas shall be stabilized with grass and landscaping.
All protected, significant and historic trees have been located, and significant and grand
trees have been rated for quality as per Section 156.224 of the Zoning Code (See attached
IMP-07: Existing Trees). This will be reviewed further at DRB level.
During this activity, if any trees or natural features are found on site that are not shown
on construction plans, the contractor is to leave them and contact the design professional
immediately. Once these features have been located, the Town and other required
reviewing agencies are contacted by the design professional and adjustments are made to
adjust construction plans and design documents to retain natural features if necessary.
Once substantial clearing has been completed and infrastructure is being installed, then
building pads, amenity areas and other areas to be cleared are staked out and reviewed by
both the design professional and the Town, if required, to adjust final location of facilities in
order to reduce the removal of natural features.
A portion of the property abuts freshwater wetlands and wetland buffers. These freshwater
wetland buffers are associated with a freshwater mitigation permit, 94-1T-178-P-C, Dunes
West. The wetland pedestrian crossing between this project, the Amenity Center, and
Preston was permitted under the above referenced mitigation permit. Additionally, this
project is adjacent to two existing drainage ponds that will be expanded. Silt fencing and
best management practices will be implemented to prevent sediment from being
transported to these ponds during construction.
L. Cultural and Archeological Resources
Cultural and Archaeological Resources: Intensive cultural resource surveys were conducted
as part of the wetland master planning process for Dunes West. None of the sites identified
were located within this project
M. Fiscal Considerations
The following table provides a summary of the estimated value and property tax
assessments projected for the project:
Estimated
Value
Description
Apartments/Mixed Use Buildings
Assessment
Ratio
Property Tax
Assessment
Property
Taxes
$35,000,000
6%
2,100,000
460,740
Single Family Residences
10,500,000
4%
420,000
49,938
Residential Townhomes
11,700,000
4%
468,000
55,645
Live/Work Townhomes
7,350,000
6%
441,000
96,755
3,429,000
663,079
Total
$64,550,000
Based on total estimated value of $64,550,000 and the assessment ratios outlined above,
this project will generate gross annual property taxes of approximately $663,000.00,
including approximately $532,000 for Charleston County and $131,000 for the Town of
Mount Pleasant. These tax estimates are based on the 2013 millage rates (181.1 county
millage rate: 38.3 Town millage rate), and take into account the State Property Tax Relief
benefit for the single family and townhome residences, which will likely be owner occupied.
Building permit fees and plan review fees are expected to total approximately $95,000.00
and $47,500.00, respectively, for this overall project.
A summary of the previously described impact fees to be generated by the development is
as follows:
FEE
TOTAL
Sewer Impact Fee
$1,089,000
Water Impact Fee
484,000
Public Service Fees
13,113
Transportation Impact Fee
405,002
Park and Recreation Fee
121,362
Municipal Services Impact Fees
115,433
Total
$2,227,910
N. Housing
As evidenced by the strong demand for rental housing options in the Mount Pleasant area,
the proposed units are expected to help fill this need. The wide range of housing
opportunities of 1 bedroom, 2 bedroom units and 3 bedroom units will appeal to wide cross
section residents. The location will appeal to the growing number of young professionals
entering the Charleston employment market.
It is expected at this time that the rental fees for the 1 Bedroom units, 2 bedroom units, 3
bedroom units and efficiency loft units will range from approx. $900.00 to $2,000.00 per
month, and may vary depending upon market forces.
Monthly rental rates for the commercial and retail space will be in large part market driven,
however, the rates for space in the four buildings adjacent to the roundabout are expected
to be below market to ensure the right tenant mix and long-term sustainability of these key
uses.
O. Mount Pleasant Comprehensive Plan
As shown on the attached Framework Plan, the project site is located at the exact site of an
identified Neighborhood Node. As designed, the proposed plans are ideal for a
Neighborhood Node as they offer a dynamic mix of residential, amenity, and flexible
commercial/office space.
Additionally, this project successfully addresses elements from each of the eight
(8) overall goals are identified in the Town's Comprehensive Plan:
1. Goal – Livability
Item 1. Keep the Town of Mount Pleasant a place where families want to live.
The proposed project offers a variety of housing types for families of different
income levels. The proposed housing is directly adjacent to a recreation area with
accessible playground and tennis courts and includes its own community pool.
Additionally, the proposed project is less than a mile from a Town of Mount Pleasant
Recreation Center at Cario Middle School that offers a wide variety of sports fields and
recreational facilities. Perhaps most importantly, the proposed housing is in Park West
which already contains highly regarded public primary, elementary, and middle schools
within the neighborhood. Located in nearby Carolina Park, Wando High School is also
convenient to the development. In addition, the proposed plan includes commercial
space that offers families convenient access to shopping, dining, and potentially working
within walking distance.
Item 2. Develop a series of nodes of activity that includes a wide variety of land uses
and public spaces. Ensure that all Town residents live within close proximity to a public
gathering space.
Presently this tract is located at an identified future Neighborhood Node, as
indicated on the Framework Plan of the Mt. Pleasant Comprehensive Plan 2009-2019
(See attached IMP-03: Framework Plan - Mount Pleasant Comprehensive Plan).
The plan keeps with these goals of varying land uses in that it introduces both
residential and commercial spaces while integrating a park to serve the proposed
residences and adjacent existing residential areas. The layout includes extensive
pedestrian connectivity both throughout Cambridge Square and to the surrounding
residential and amenity areas.
Item 3. Promote alternative transportation options and increase connectivity to reduce
traffic congestion and enhance quality of life.
The proposed plan includes pedestrian paths to increase the connectivity
within Park West and encourage bike and foot access to the nearby parks and
amenities.
The inclusion of commercial space within the development will reduce trips
made outside of Park West and encourage pedestrian travel for certain errands
within the community.
During the Design and Review part of this project CARTA will be contacted
regarding a bus-stop to enhance public transportation accessibility within the
project area. Currently, CARTA provides bus services to the Mt. Pleasant airport
which is directly adjacent to the entrance to Park West.
2. Goal - Level of Service
Item 1. Maintain effective, efficient public services in the areas of public safety,
transportation, schools, parks, water, wastewater and stormwater.
The proposed project will utilize existing water, sewer, and storm drainage
infrastructure that already runs adjacent to and across portions of the site.
The proposed roads and pedestrian paths create additional connectivity
between existing roads in the Park West community and complete the proposed
Neighborhood Node.
3. Goal - Sustainability
Item 1. Focus future growth in the Town of Mount Pleasant on areas that have sufficient
transportation infrastructure and are located near existing centers
of employment and activity.
All proposed transportation infrastructure ties into and enhances the
connectivity of existing roads.
As identified by the Comprehensive Plan, this location is ideal for
encouraging growth in an existing activity and employment center. The mixed-use
plan will only enhance the development of the site as a true Neighborhood Node.
4. Goal - Community and Neighborhood Recognition
Item 1. Recognize the significance of historic, traditional, rural, and planned
neighborhoods, maintaining their desirable characteristics such as their prevailing
densities, building types, and quiet streets.
The design for this project is in accordance with all rules, regulations, and
objectives established for the Dunes West and Park West Planned Development
District. All buildings, infrastructure, and landscaping will meet or exceed these
standards.
Item 3. Continue to promote high-quality landscaping on public and private properties
in Mount Pleasant.
The landscaping for this project, both on public and private properties, will be
of high quality. All landscaping for townhomes and multifamily buildings will be done
as part of the initial construction. Each townhome development will have an HOA to
maintain the landscape which will, in turn, be a part of the larger Park West HOA.
All buffer requirements will be met or exceeded during the construction of this
project.
5. Goal - Economic Development
Item 2. Promote the growth of existing businesses and the recruitment of new
businesses that are compatible with the Town’s future vision.
This project includes commercial and residential facilities to promote the
growth of existing businesses and the recruitment of new businesses compatible to the
Town's vision. Potential businesses for this site include, but are not limited to,
restaurants, hair salons, doctors' offices, interior decorators, gift shops, small clothing
boutiques, dry cleaners, engineers'/architects' offices, video shops, specialty shops,
liquor stores, convenience stores, stock brokers' offices, real estate offices, police
substations, drug stores, camera shops, toy or hobby shops, pet stores, party goods,
music shops, health and fitness facilities, eyeglass shops, coffee shops, and banks.
Item 3. Ensure that fiscal resources are available to provide targeted levels of public
services, such as desired capital improvements and necessary staff.
Fiscal resources that the Town of Mount Pleasant will receive from this
project due to a broadened tax base will enhance the Town’s ability to provide higher
levels of services to the community.
6. Goal - Maturity/Revitalization
Item 2. Increase the flexibility of the zoning code to accommodate new types
of development, including mixed use, so long as they are compatible with their
surrounding context and sensitive to nearby neighborhoods. Promote the growth of
existing businesses and the recruitment of new businesses that are compatible with the
Town’s future vision.
This district is in a special Town Center (TC) zoning category as established by
the Dunes West and Park West Planned Development District. The inclusion of both
commercial and residential spaces in this particular proposal creates exactly the type of
mixed use development the Town's Comprehensive Plan encourages.
This project includes commercial and residential facilities to promote the
growth of existing businesses and the recruitment of new businesses compatible to
the Town's vision.
Item 3. Encourage a diverse and inclusive Mount Pleasant where people of all ages and
backgrounds are welcomed and invited to participate in the community.
See explanation below (Item 4).
Item 4. Provide a mix of housing types in a variety of price ranges, including rental
housing options, to meet the needs of the wide range of Town residents and workforce
and to promote Mount Pleasant as a lifelong community.
This project encourages a diverse and inclusive community by offering a variety
of housing types. The choices include fee simple townhomes, condominiums over
commercial space, or condominium-only buildings in a vibrant new community. The
inclusion of these housing types brings
variety to the existing adjacent neighborhoods that are primarily composed of single
family homes.
7. Goal - Placemaking
Item 1. Develop a series of nodes which include a wide variety of land uses and public
spaces. Nodes should include a wide variety of commercial, civic, and residential land
uses and should not intrude upon existing residential neighborhoods.
In the Framework Plan a proposed Neighborhood Node is shown at the project
site (See attached IMP-03: Framework Plan - Mount Pleasant Comprehensive Plan). The
development of this project will help facilitate a node in this location that incorporates
both commercial and civic uses while also respecting nearby residential neighborhoods.
Item 3. Maintain and expand the quality and location of public spaces throughout
Mount Pleasant, including the introduction of pocket parks in infill areas to serve as
accessible gathering places within nodes of activities.
The proposed plan includes a pocket park (.21 acres) in addition to green
space surrounding the community pool. Additionally, the plan includes pedestrian
connections to existing recreation amenities.
8. Goal - Harmony with Nature
Item 1. Protect environmentally sensitive lands and increase access to open space and
rural landscapes.
A portion of the property abuts freshwater jurisdictional wetlands and wetland
buffers. These freshwater wetland buffers are associated with a freshwater mitigation
permit, 94-1T-178-P-C, Dunes West. Adequate buffers will remain undisturbed to ensure
the protection of the sensitive wetlands. Silt fencing and best management practices will
be implemented to prevent sediment from being transported into sensitive wetlands
and ponds during construction.
The proposed plan includes a pocket park (.21 acres) in addition to open
space surrounding the community pool. Additionally, the plan includes pedestrian
connections to existing and proposed recreation amenities.
Item 2. Encourage the use of alternative transportation options to decrease
congestion, promote health and enhance quality of life.
The proposed plan includes pedestrian paths to increase the connectivity
within Park West and encourage bike and foot access to the nearby parks and
amenities.
The inclusion of commercial space within the development will reduce trips
made outside of Park West and encourage pedestrian travel for certain errands
within the community.
During the Design and Review part of this project CARTA will be contacted
regarding a bus-stop to enhance public transportation accessibility within the
project area. Currently, CARTA provides bus services to the Mt. Pleasant airport
which is directly adjacent to the entrance to Park West.
Item 5. Ensure a long term sustainable supply of potable water by making efficient
use of our existing water supply.
All facilities on this project will be designed with water saving devices.
Further, this project sits adjacent to existing water infrastructure negating which will
limit the impact that the new development will have on the existing water supply and
infrastructure.
APPENDICES
APPENDIX 1 : SITE SURVEY
APPENDIX 2: CONCEPTUAL PLAN
PARCEL D
15 LIVE/WORK TOWNHOMES
W/ 21,000 SF COMMERCIAL
OR
30,000 SF COMMERCIAL
RETAIL @ 1ST
3,300 S.F
PARCEL E
5 LIVE/WORK TOWNS
W/ 7000 SF COMMERCIAL
or
10000 SF COMMERCIAL
4 STORY
47 UNITS
BLDG-5
3 STORY
30 UNITS BLDG-6
4 STORY
51 UNITS
BLDG-4
3 STORY
30 UNITS BLDG-5
PARCEL F
21 SINGLE FAMILY
DETACHED
56 SINGLE FAMILY
ATTACHED
1 inch = 60 ft.
SHEET
1
THE ATLANTIC AT
CAMBRIDGE SQUARE
OF
1
APPENDIX 3: TREE REMOVAL PLAN
25" WATER OAK
TO BE REMOVED
1 GRAND TREE TO BE REMOVED
APPENDIX 4: TRAFFIC IMPACT ANALYSIS PREPARED BY SRS ENGINEERING, LLC
SRS Engineering, LLC
December 18, 2014
801 Mohawk Drive
West Columbia, SC 29169
(803) 739-2548 fax
Mr. Chris Donato
Sitecast, LLC
RE:
Traffic Impact Assessment
The Atlantic at Cambridge Square
Mount Pleasant, South Carolina
Dear Mr. Donato:
As requested, SRS Engineering, LLC (SRS) has completed an assessment of the traffic impacts
associated with the proposed Atlantic at Cambridge Square development project in Mount Pleasant, South
Carolina. The following sections provide a summary of this study’s findings.
PROJECT DESCRIPTION
The project site is to include the development of areas within/near all four (4) quadrants of the existing
Park West Boulevard/Grey Marsh Road roundabout intersection. In total, approximately 17-acres are
proposed for development as follows:
Parcel A (Southwest & Southeast Quadrants)
•
•
158 residential apartment units
4,500 square-feet (sf) of Specialty Retail space
Parcel B (Northeast Quadrant)
•
•
4,000 sf of Specialty Retail space
Parcel C (Northwest Quadrant)
•
•
Todd E. Salvagin (803) 252-1488 ● Mike Ridgeway, P.E. (803) 252-1799 ● Matt Short, P.E. (803) 252-1599
Mr. Chris Donato
December 18, 2014
Page 2
Parcel D (North of Park West Boulevard – East of Parcel B)
•
Parcel E (South of Park West Boulevard – East of Parcel A)
•
As scheduled, this project is planned to be fully constructed/operational by 2017 (3-year Buildout).
As planned, access to/from the proposed project will be achieved via tying into the existing (un-used)
northbound approach leg of the Park West Boulevard/Grey Marsh Road roundabout as well as the use of
several existing curb cuts along Park West Boulevard and Grey Marsh Road. In total, seven (7) direct
access points to/from the project are proposed. The specific geometrics and traffic control requirements
for all access points will be detailed in later sections of this TIA.
Figure 1, located in the Appendix of this report, graphically depicts the site location in relation to the
local/regional roadway system.
Figure 2, located in the Appendix of this report, graphically depicts the most up-to-date site plan as
proposed.
EXISTING CONDITIONS
A comprehensive field inventory of the project study area was conducted in October/November 2014.
The field inventory included a collection of geometric data, traffic volumes, and traffic control within the
study area.
Traffic Volumes
In order to determine the existing traffic volume flow patterns within the study area, manual turning
movement counts were performed. Weekday morning (7:00-9:00 AM) and evening (4:00-6:00 PM) peak
period turning movement specific count data was collected for the following six (6) intersections which
make up the project study area as directed by Town of Mount Pleasant staff:
•
•
•
•
•
•
SC 41 at RiverTowne Parkway/Dunes West Boulevard
SC 41 at Joe Rouse Road
US 17 at SC 41
US 17 at Park West Boulevard
Park West Boulevard at Bessemer Road
Park West Boulevard at Grey Marsh Road
Figures 3 and 4, located in the Appendix of this report, graphically depict the respective AM and PM
peak-hour traffic volumes at the study area intersections.
Summarized count sheets for these intersections are included in the Appendix of this report.
Mr. Chris Donato
December 18, 2014
Page 3
FUTURE CONDITIONS
Traffic analyses for future conditions have been conducted for two separate scenarios: first, 2017 NoBuild conditions, which include an annual normal growth in traffic, all pertinent background development
traffic, and any pertinent planned roadway/intersection improvements; and secondly, 2017 Build
conditions, which account for all No-Build conditions PLUS traffic generated by the proposed
development.
No-Build Traffic Conditions
Annual Growth Rate
Growth in the area was investigated via nearby SCDOT permanent count stations as well as growth rate
information utilized in past reports.
Based on this information, an annual growth rate of 2-percent per-year was developed and approved by
Town of Mount Pleasant staff. This 2-percent annual growth, which would account for all unspecified
traffic growth, was applied to the 2014 Existing peak-hour traffic volumes.
Background Development
In accordance with information provided by Town of Mount Pleasant staff, the following development
project exists which is currently approved and/or permitted and will cause an increase/change in traffic
volume (in excess of normal annual volume growth) within the immediate study area.
•
Dunes West Fishing Village
The anticipated 2017 No-Build AM and PM peak-hour traffic volumes, which reflect the 2-percent annual
growth rate as well as traffic to be generated by the above-cited background development, are shown in
Figures 5 and 6, which follow this report.
Planned Roadway/Intersection Improvements
Discussions with Town staff indicate that there are presently two (2) programmed improvement projects,
which would increase roadway and/or intersection capacity, planned within the study area prior to the
opening year of the project.
As planned, the existing SC 41 at RiverTowne Parkway/Dunes West Boulevard intersection is scheduled
to be upgraded, both in terms of intersection geometrics and traffic control.
Per the currently available design information, the existing eastbound (RiverTowne Parkway) and
westbound (Dunes West Boulevard) approaches will each be widened to add a separate dedicated rightturn lane. When completed, both the eastbound and westbound approaches will each provide a separate
left-turn lane, a single through lane and a separate right-turn lane.
With these geometric improvements, a concurrent (overlap) right-turn signal phase will be added for the
eastbound and westbound approaches such that the right-turn movements will receive a “Green Arrow”
indication when the northbound and southbound (SC 41) protected left-turn signal phases are in
operation.
In addition to the above-cited improvement project, the existing Park West Boulevard/Bessemer Road
unsignalized intersection will also be improved to provide for roundabout traffic control.
Mr. Chris Donato
December 18, 2014
Page 4
Each of these two (2) improvement projects have been accounted for under all future year analysis
scenarios.
Site-Generated Traffic
Traffic volumes expected to be generated by the proposed Atlantic at Cambridge Square development
project were forecasted using the Ninth Edition of the ITE Trip Generation manual, as published by the
Institute of Transportation Engineers. The following Land-Use Codes (LUCs) were used to estimate the
specific site-generated traffic.
•
•
LUC #220 (Apartment)
LUC #826 (Specialty Retail)
Table 1 depicts the anticipated site-generated traffic.
As shown, this development can be expected to generate a total of 4,020 two-way vehicular trips on a
weekday daily basis, of which a total of 170 trips (50 entering, 120 exiting) can be expected during the
AM peak-hour. During the PM peak-hour, 303 trips (167 entering, 136 exiting) can be expected.
This project is proposed to contain a mix of various land-use types which is anticipated to result in a
reduction in overall trip generation due to the presence of a multi-purpose/internal trip capture. Based on
information taken from the Trip Generation Handbook, a 10-percent multi-purpose/internal capture
reduction rate was calculated and applied.
In addition to the cited internal trip capture, a pass-by reduction has also been applied to the external
retail/commercial land-use trips. Pass-by trips are trips made to the proposed development as
intermediate stops on the way from an origin to a primary trip destination. It is important to note that
pass-by trips do not reduce the amount of traffic generated by the site, and the “total external trips”
generated are expected to enter and exit the site no matter what percentage of pass-by trips is used.
Pass-by trips are simply that portion of the site-generated traffic that is not a function of the land uses
in the area, but are only a function of the type of use proposed on the site and the volume of traffic on
the adjacent roadways. For this particular project, the following pass-by reduction percentage has been
utilized:
•
LUC #826 (Specialty Retail) = 45%
This was based on information regarding similar developments contained in the Trip Generation
handbook and discussed with/approved by Town staff.
After accounting for the internal/multi-use trip capture and pass-by trip reduction, the development is
expected to generate a total of 2,690 new external (two-way) daily trips. During the AM peak-hour, a
total of 139 new external trips (38 entering, 101 exiting) can be expected. During the PM peak-hour, 218
new external trips (123 entering, 95 exiting) can be expected.
1.
2.
3.
4.
5.
27
106
133
105
57
162
Weekday Daily
AM Peak-Hour
Enter
Exit
Total
PM Peak-Hour
Enter
Exit
Total
62
79
141
23
14
37
2,300
167
136
303
50
120
170
4,020
Trips
(a+b)
Total
ITE Trip Generation manual, Ninth Edition. Weekday Daily estimates rounded up to nearest 10.
ITE Trip Generation manual - LUC 220.
ITE Trip Generation manual - LUC 826.
Calculated via procedure from ITE Trip Generation Handbook. Applied to Total Trips (column a+b).
Calculated via procedure from ITE Trip Generation Handbook. Applied to External Retail trips ONLY.
1,720
Time Period
3
51,800 sf
(b)
2
262 Units
(a)
Specialty
Retail
Residential
Apartment
(16)
(13)
(29)
(5)
(12)
(17)
(400)
Capture
(c)
4
10%
Internal
151
123
274
45
108
153
3,620
Trips
(a+b-c)
Total
External
Table 1
PROJECT TRIP GENERATION1
5
(28)
(28)
(56)
(7)
(7)
(14)
(930)
Reduction
(d)
45%
Pass-By
123
95
218
38
101
139
2,690
Trips
(a+b-c-d)
Total
New-External
Mr. Chris Donato
December 18, 2014
Page 5
Mr. Chris Donato
December 18, 2014
Page 6
Distribution Pattern
The directional distribution of site-generated traffic on the study area roadways was developed and
approved by Town of Mount Pleasant staff based on an evaluation of existing and future modeled travel
patterns within the study area and is shown in Table 2. This distribution pattern has been applied to the
site-generated traffic volumes from Table 1 to develop the site-generated specific volumes for the study
area intersections illustrated in Figures 7 and 8, which follow this report.
Table 2
TRIP DISTRIBUTION PATTERN
Direction To/From
Percent of Trips
Enter/Exit
US 17
North (toward Georgetown)
South (toward Charleston)
20
50
SC 41
North
25
RiverTowne Parkway
West
5
Total
100
Roadways
Build Traffic Conditions
The site-generated traffic volumes, as depicted in Figures 7 and 8, have been added to the respective 2017
No-Build traffic volumes. This results in the peak-hour Build traffic volumes, which are graphically
depicted in Figures 9 and 10. These volumes were used as the basis to determine potential improvement
measures necessary to mitigate traffic impacts caused by the project.
TRAFFIC OPERATIONS
Analysis Methodology
A primary result of capacity analysis is the assignment of Level-of-Service (LOS) to traffic facilities
under various traffic flow conditions. The concept of Level-of-Service is defined as a qualitative measure
describing operational conditions within a traffic stream and their perception by motorists and/or
passengers. A Level-of-Service designation provides an index to the quality of traffic flow in terms of
such factors as speed, travel time, freedom to maneuver, traffic interruptions, comfort, convenience, and
safety.
Six Levels-of-Service are defined for each type of facility (signalized and unsignalized intersections).
They are given letter designations from A to F, with LOS A representing the best operating conditions
and LOS F the worst.
Since the Level-of-Service of a traffic facility is a function of the traffic flows placed upon it, such a
facility may operate at a wide range of Levels-of-Service depending on the time of day, day of week, or
period of a year.
Mr. Chris Donato
December 18, 2014
Page 7
Analysis Results
As part of this traffic study, capacity analyses have been performed at each study area intersection under
both Existing and Future (No-Build & Build) conditions. The results of these analyses are summarized in
Table 3.
Table 3
LEVEL-OF-SERVICE SUMMARY
STUDY AREA INTERSECTIONS
Time
2014 EXISTING
2017 NO-BUILD
2017 BUILD
Period
Delaya
LOSb
Delay
LOS
Delay
LOS
SC 41 at RiverTowne Pkwy./Dunes West Blvd.
AM
PM
34.5
28.6
C
C
29.0
26.1
C
C
28.7
28.2
C
C
SC 41 at Joe Rouse Rd.
AM
PM
29.0
13.2
C
B
41.1
16.4
D
B
45.4
18.0
D
B
US 17 at SC 41
AM
PM
31.4
49.5
C
D
36.6
61.9
D
E
37.7
65.3
D
E
US 17 at Park West Blvd.
AM
PM
37.5
37.8
C
D
41.7
40.6
D
D
42.7
42.4
D
D
AM
PM
98.0
44.4
F
E
Signalized Intersections
Unsignalized Intersections
Park West Blvd. at Bessemer Rd.
(Two-Way STOP Control)
c
AM
PM
Park West Blvd. at Bessemer Rd.
(Roundabout Control)
Park West Blvd. at Grey Marsh Rd.
(Roundabout Control)
c
To Be Installed
Under Future Conditions
AM
PM
13.2
9.9
B
A
To Be Removed
9.2
6.2
A
A
15.9
11.1
B
B
To Be Removed
9.3
6.6
A
A
See Table 4
Site Access Intersection
a. Delay in seconds-per-vehicle.
b. LOS = Level-of-Service.
c. Analyzed with AASIDRA software.
GENERAL NOTES:
1. For signalized intersections, Delay is representative of overall intersection.
2. For two-way STOP control intersections, Delay is representative of critical movement/lane group/approach.
3. For roundabouts, Delay is representative of critical movement/lane group/approach.
As shown in Table 3, under Existing 2014 traffic volume conditions, all study area intersections operate at
acceptable overall service levels during each of the time periods studied with the exception of the
unsignalized Park West Boulevard at Bessemer Road intersection which operates at a LOS F/E during the
respective AM/PM peak-hour.
Under 2017 No-Build conditions, which include the application of the cited normal annual growth rate as
well as accounting for the cited background development project, acceptable overall operating levels are
projected at each of the off-site study area intersections during both the AM and PM peak-hour time
periods with the exception of the US 17 at SC 41 intersection which is projected to operate at a
marginally unacceptable Level-of-Service E during the PM peak-hour. Note that both the SC
41/RiverTowne Parkway/Dunes West Parkway and Park West Boulevard/Bessemer Road intersection
improvement projects have been accounted for under the 2017 No-Build condition.
Mr. Chris Donato
December 18, 2014
Page 8
2017 Build conditions, which account for the addition of site traffic associated with the proposed Atlantic
at Cambridge Square development project, indicate minor increases delay value throughout the project
study area, but do not indicate a degradation in service level at any study area intersection such that
unacceptable operating levels are projected at any of the off-site study area intersections due to the
inclusion of project traffic. The US 17 at SC 41 intersection is projected to continue to operate at a
marginally unacceptable Level-of-Service E during the PM peak-hour.
Note that the 2017 Build condition operational characteristics of the Park West Boulevard/Grey Marsh
Road intersection will be discussed in the following “Mitigation” section as it will serve as a project
access point under the 2017 Build condition.
MITIGATION
The final phase of the analysis process is to identify mitigating measures which may either minimize the
impact of the project on the transportation system or tend to alleviate poor service levels not caused by the
project. Measures considered necessary to mitigate roadway system deficiencies are discussed below as
they relate to the impacts of the proposed project.
Proposed Site Access
As planned, access to/from the proposed project will be achieved via tying into the existing (un-used)
northbound approach of the Park West Boulevard/Grey Marsh Road roundabout as well as the use of
several existing curb cuts along Park West Boulevard and Grey Marsh Road. In total, seven (7) direct
access points to/from the project are proposed. Refer to Figure 2 (Site Plan) for access point numbering
scheme.
The specific geometric/traffic control requirements for the access points is as follows:
Park West Boulevard at Site Access #1
This access is to be located along Park West Boulevard, approximately 300-feet (centerline to centerline)
west of Grey Marsh Road at the existing curb cut location. It is proposed as a restricted-movement
(Leftover Treatment) access. Left-turn movements into the site from Park West Boulevard will be
accommodated via the use of the existing left-turn storage lane. Right-turn movements into the site from
Park West Boulevard can be accommodated from the outside through lane and do not require a separate
right-turn lane.
The proposed Site Access #1 approach should provide one (1) entering lane and one (1) exiting lane. The
single exit lane will be designated as Right-Turn ONLY and should be placed under STOP sign control.
Park West Boulevard at Grey Marsh Road/Site Access #2
This access is to be achieved by tying into the existing (un-used) northbound approach leg of the Park
West Boulevard/Grey Marsh Road roundabout intersection.
The proposed Site Access #2 approach will not require any modification to the existing roundabout
approach. One (1) entering and one (1) exiting lane will be maintained.
Mr. Chris Donato
December 18, 2014
Page 9
Park West Boulevard at Site Access #3/Site Access #4
This dual access point is to be located along Park West Boulevard, approximately 270-feet (centerline to
centerline) east of Grey Marsh Road at the existing curb cut locations. It is proposed as a restrictedmovement (Right-Turn In/Right-Turn Out ONLY) access. Left-turn movements into the site from Park
West Boulevard will not be allowed. Right-turn movements into the site from Park West Boulevard can
be accommodated from the outside through lane and do not require a separate right-turn lane.
The proposed Site Access #3 (southbound) approach should provide one (1) entering lane and one (1)
exiting lane. The single exit lane will be designated as Right-Turn ONLY and should be placed under
STOP sign control.
The proposed Site Access #4 (northbound) approach should provide one (1) entering lane and one (1)
exiting lane. The single exit lane will be designated as Right-Turn ONLY and should be placed under
STOP sign control.
This access is to be located along Park West Boulevard, approximately 510-feet (centerline to centerline)
east of Grey Marsh Road at the existing curb cut location. It is proposed as a restricted-movement
(Leftover Treatment) access. Left-turn movements into the site from Park West Boulevard will be
accommodated via the use of the existing left-turn storage lane. Right-turn movements into the site from
Park West Boulevard can be accommodated from the outside through lane and do not require a separate
right-turn lane.
The proposed Site Access #5 approach should provide one (1) entering lane and one (1) exiting lane. The
single exit lane will be designated as Right-Turn ONLY and should be placed under STOP sign control.
Grey Marsh Road at Site Access #6/Site Access #7
This dual access point is to be located along Grey Marsh Road, approximately 390-feet (centerline to
centerline) north of Park West Boulevard at the existing curb cut locations. It is proposed as a full
movement access. Both left-turn and right-turn movements into the site from Grey Marsh Boulevard can
be accommodated from the single through lane and do not require separate auxiliary turn lanes.
The proposed Site Access #6 (eastbound) approach should provide one (1) entering lane and one (1)
exiting lane. The single exit lane will provide for all turning movements exiting the site and should be
placed under STOP sign control.
The proposed Site Access #7 (westbound) approach should provide one (1) entering lane and one (1)
exiting lane. The single exit lane will provide for all turning movements exiting the site and should be
placed under STOP sign control.
The following Table 4 depicts the operational characteristics of the proposed site access intersections
assuming the geometrics and traffic control described above.
Mr. Chris Donato
December 18, 2014
Page 10
Table 4
LEVEL-OF-SERVICE SUMMARY
SITE ACCESS INTERSECTIONS
Time
2017 BUILD
a
LOSb
Period
Delay
(Unsignalized - Leftover Treatment Access)
AM
PM
10.9
10.7
B
B
Park West Boulevard at Grey Marsh Road/Site Access #2
(Roundabout Control - Full Movement Access)
AM
PM
20.3
14.9
C
B
Park West Boulevard at Site Access #3/Site Access #4
(Unsignalized - Right-In/Right-Out ONLY Access)
AM
PM
13.7
11.4
B
B
(Unsignalized - Leftover Treatment Access)
AM
PM
10.0
11.5
B
B
Grey Marsh Road at Site Access #6/Site Access #7
(Unsignalized - Full Movement Access)
AM
PM
20.7
24.1
C
C
Site Access Intersections
a. Delay in seconds-per-vehicle.
b. LOS = Level-of-Service.
GENERAL NOTES:
1. For unsignalized intersections, Delay is representative of worst/critical approach, lane group or movement.
As shown, assuming the previously cited geometrics and traffic control, each of the proposed access
intersections is anticipated to operate acceptably during all studied peak hours.
Sight Distance Considerations
The above-cited direct access driveway intersections should be designed/constructed to meet current
applicable Town/County/SCDOT standards and/or guidelines in terms of sight distance. It is assumed that
this will be the responsibility of the project’s site/civil engineer and will be depicted on all appropriate
submittal information.
Off-Site Mitigation
Review of the intersection queuing/capacity analyses indicates that the proposed Atlantic at Cambridge
Square development project does not significantly impact study area operations such that unacceptable
operating levels are projected at any of the off-site study area intersections due to the inclusion of project
traffic. As such, no off-site mitigation measures are proposed to offset project impact.
OTHER CONSIDERATIONS
SC 41 – Roadway Segment Capacity
It should be noted that the segment of SC 41 between US 17 and Joe Rouse Road currently services daily
volumes in excess of 19,000 vehicles-per-day, which exceeds the capacity of the existing cross section.
While not currently a funded project, an additional through lane in each direction is needed to address
segment capacity issues for SC 41. This project is in the Town’s Long Range Transportation Plan
(LRTP).
Mr. Chris Donato
December 18, 2014
Page 11
Park West Boulevard – Roadway Segment Capacity
It should be noted that the existing two-lane segments of Park West Boulevard currently service daily
volumes between 10,352 and 15,924 vehicles-per-day, which exceeds the capacity of the existing cross
section. While not currently a funded project, an additional through lane in each direction is needed to
address segment capacity issues for Park West Boulevard. This project is in the Town’s Long Range
Transportation Plan (LRTP).
Modification of Existing Pedestrian Crossings
Based on discussions with Town staff, new design guidelines exist for pedestrian crossings at/near
roundabout intersections. Based on these design guidelines, it is recommended that all existing pedestrian
crossings at the Park West Boulevard/Grey Marsh Road roundabout be reviewed for compliance. It is
likely that all existing pedestrian crossings will need to moved further away from the formal roundabout
enter/exit point. It is recommended that the project’s site/civil engineer work with Town staff to
determine the most appropriate location for the relocated pedestrian crossing.
If you have any questions or comments regarding any information contained within this report, please
contact me at (803) 252-1599.
Regards,
SRS ENGINEERING, LLC
Matt Short, P.E.
Principal
Attachments
FIGURES
NOT TO SCALE
N
The Atlantic at Cambridge Square : Mount Pleasant, SC
SITE LOCATION MAP
Figure 1
SITE
Access #6
Access #7
PARCEL D - 3.2 ACRES
OPTION #1:
15 LIVE/WORK TOWNHOMES
W/ 21,000 SF COMMERCIAL
OPTION #2
30,000 SF COMMERCIAL
RETAIL @ 1ST
3,300 S.F
Access #5
Access #3
Access #1
Access #4
PARCEL E - 0.72 ACRES
Access #2
4 STORY
47 UNITS
BLDG-5
3 STORY
30 UNITS BLDG-6
OPTION #1
5 LIVE/WORK TOWNS
W/ 7000 SF COMMERCIAL
4 STORY
51 UNITS
BLDG-4
OPTION #2
10000 SF COMMERCIAL
3 STORY
30 UNITS BLDG-5
+/-
PARCEL F
10 ACRES
20 SF DETACHED
36 TOWNS
FIGURE 2
SITE PLAN
1 inch = 60 ft.
SHEET
THE ATLANTIC AT
CAMBRIDGE SQUARE
OF
X
APPENDIX 5: PRELIMINARY MASTER DRAINAGE PLAN
RETAIL @ 1ST
3,300 S.F
4 STORY
47 UNITS
BLDG-5
3 STORY
30 UNITS BLDG-6
4 STORY
51 UNITS
BLDG-4
3 STORY
30 UNITS BLDG-5
1 inch = 60 ft.
PRELIMINARY
DRAINAGE
PLAN
APPENDIX 6: PRELIMINARY MASTER WATER AND SEWER PLAN
RETAIL @ 1ST
3,300 S.F
4 STORY
47 UNITS
BLDG-5
3 STORY
30 UNITS BLDG-6
4 STORY
51 UNITS
BLDG-4
3 STORY
30 UNITS BLDG-5
1 inch = 60 ft.
PRELIMINARY
WATER &
SEWER PLAN
RETAIL @ 1ST
3,300 S.F
4 STORY
47 UNITS
BLDG-5
3 STORY
30 UNITS BLDG-6
4 STORY
51 UNITS
BLDG-4
3 STORY
30 UNITS BLDG-5
1 inch = 60 ft.
PARK WEST
PDD Land Use and Density Utilization
As of: 12/24/2014
Acres of Commerical
Density
Acreage
Parcel
1
1A
1B, 1C
1D, 2B
2A
3A-1
3A-2
3A-3
3A-4
3A-5
3A-6
3A-7
3A-7
A-11
4
Total
High
Wetland
/ Buffer
Plat Status
Tidelands Bank
0.96
0.96
0.00
Final
None
Entry Fountains
Heritage Trust FCU
Publix
Jeff Thomas
Drew Office Building
Baxley
Laurel Baye Health Care
None
None
None
McKeta Orthodontics
Park West Realty
CCSD School Site
0.71
1.83
2.50
10.76
4.11
0.57
3.55
1.12
0.95
1.00
0.26
0.74
1.40
96.60
0.71
1.83
2.50
7.98
4.11
0.57
3.55
1.12
0.95
1.00
0.26
0.74
0.81
81.94
0.00
0.28
0.00
2.78
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.59
14.66
Boundary
Final
Final
Final
Final
Final
Final
Final
Boundary
Boundary
Boundary
Final
Final
Final
3.65
3.65
0.00
Final
3.65
6.82
2.09
2.24
2.83
0.24
32.67
59.00
1.58
1.35
30.59
29.10
21.83
9.08
1.49
1.25
27.54
26.88
33.33
51.87
51.29
53.35
128.48
6.95
24.48
29.49
39.31
37.31
21.36
17.80
7.05
13.19
1.06
6.88
4.70
48.93
20.35
0.53
0.53
0.53
0.53
0.53
1.11
4.00
1.03
1.06
1.01
1.15
1.15
6.39
7.74
3.07
5.06
8.59
2.10
2.79
1.01
1.25
1.98
8.16
50.15
48.77
30.96
109.66
43.10
21.57
2.60
4.52
4.47
1.43
11.59
6.82
2.09
2.24
2.83
0.24
20.56
58.63
1.58
1.35
27.61
27.36
17.94
8.94
1.49
1.25
25.36
20.63
28.08
39.99
32.96
53.00
87.16
6.95
24.48
23.08
32.56
21.81
14.73
13.96
7.05
8.47
1.06
6.88
4.49
48.93
2.58
0.53
0.53
0.53
0.53
0.53
1.11
4.00
1.03
1.06
1.01
1.15
1.15
6.39
7.18
3.07
5.06
6.43
2.10
1.99
1.01
1.25
1.98
8.16
44.86
48.77
30.96
99.52
39.35
18.72
2.60
2.33
4.47
1.43
6.76
0.00
0.00
0.00
0.00
0.00
12.11
0.37
0.00
0.00
2.98
1.74
3.89
0.14
0.00
Sketch
Final
Boundary
Final
Boundary
Final
Final
Final
Final
Final
Final
Final
Sketch
Final
Final
Final
Final
Boundary
Final
Final
Final
Final
Final
Final
Final
Final
Final
Final
Final
Final
Final
Boundary
Final
Final
Final
Final
Boundary
Final
Boundary
Boundary
Boundary
Boundary
Boundary
Boundary
Prelim
Prelim
Prelim
Final
Boundary
Boundary
Final
Conditional
Boundary
Final
Boundary
Boundary
Final
Final
Final
Final
Final
Final
Final
Final
Final
Final
Final
Final
Prelim
Final
6.82
2.00
2.24
Name
5B-1,5B-2 Salterbeck Village
5B-3
Point Hope United Methodist
5C-1
Eastshore Athletic Club
6A-1
CEC Partners
6A-2
Hall Point
6B
None
7
Madison
8
Mount Pleasant Rec. Comm.
9A
Sunshine House
9B
Pro Level Sports
10
Churchill Park
11
Foxmoor
12
Summerlin
12B
Avian
12C
Maintenance Shed
12D
None
13
Foxmoor
15
Wellesley Place
14,16,29 Cambridge Square
17, 18
Berkleigh
19
The Gates
20
Coatbridge
21,22
Tennyson
23
Tennyson Row
24
Wheatstone
25
Marshwalk
27
Somerby
28
The Battery
30
Preston
30A
Amenity Center
31A
Mansfield
31B, 31C Wyndham Park
31D
None
32
Keswick
33
Abbotts Glenn
34,35
Arlington
35B
Cascade
36A-1
None
36A-2
Hairfield Office Building
36A-3
None
36A-4
None
36A-5
None
36A-6
None
36B-1
None
36B-2
None
36B-3
Covington
36B-4
Covington
36B-5
Covington
36B-6
Bessemer Office Park
37A
Shawn Howell
37B
Shawn Howell
38A
Park Place - Commercial
38AR
Park Place - Residential
38B
McAlhaney (Boat Storage)
39A
Kangaroo
39B
Wheet Enterprises
39C
Hendrix Properties
39D
Dennis Carpin
40
Bergenfield
41
Melrose
42
Andover
43,44
Pembroke
45
Park Island
46
Masonborough
46B
The Village
47A, 47B Town of Mount Pleasant
48
Darrell Creek
49
Hampshire
49B
Kingsbridge
50
Haddington
51
Kensington
Total Allocated Density
Total Density Available
Less Density Allocated Above
Balance of Unallocated Density
2.18
6.25
5.25
11.88
18.33
0.35
41.32
0.00
0.00
6.41
6.75
15.50
6.63
3.84
0.00
4.72
0.00
0.00
0.21
0.00
17.77
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.56
0.00
0.00
2.16
0.00
0.80
0.00
0.00
0.00
0.00
5.29
0.00
0.00
10.14
3.75
2.85
0.00
2.19
0.00
0.00
4.83
Civic
Open
Space
OP
C
TC
Units of Residential Density
R-1
R-3
RTH
MF
Total
0.96
0.71
1.83
2.50
7.98
4.11
0.57
3.55
1.12
0.95
1.00
0.26
0.74
0.81
4
3
1
4
3
1
32
32
81.94
20
20
0.24
244
244
59
1.58
95
81
45
95
81
45
49
49
1.49
1.25
69
76
21
119
196
127
160
14.53
100
69
76
359
119
196
127
160
49
70
80
80
224
100
28
26
28
26
40
24
40
24
159
10
76
262
49
70
80
9.50
80
224
13.96
1.06
159
10
0.53
0.53
0.53
0.53
0.53
1.11
4.00
1.03
1.06
1.01
1.15
1.15
6.39
7.18
3.07
5.06
5
4
0
5
4
14
14
6
13
61
126
33
231
139
6
13
61
126
33
231
139
6.43
2.10
1.99
1.01
1.25
10
29
45
447
545
(447)
859
886
(859)
10
29
6
45
3,292
5,281
(3,292)
98
27
1,989
6
1.67
200.00
(1.67)
31.95
37.00
(31.95)
83.64
90.00
(83.64)
198.33
5.05
6.36
0
1,986
1,450 2,400
0
(1,986)
1,450
414
NOTES:
1. Pursuant to section 3.02 of the Dunes West P.D.D., variations land use parcel design and relative acreages shall be permitted to accommodate topography,
vegatation, drainage patterns and other site or market conditions.
2. Pursuant to section 3.03 of the Dunes West P.D.D., the allocation of density above shall be understood to be flexible and is not intended to show the final land uses.
The final design of development use and locations may be shifted to satisfy market objectives and be consistent with the overall general plan of development, as set
forth, including but not limited to the relationship of zoning areas as may, from time to time, be shown on the Master Land Use Plan. Revisions of the location of zoning
areas on the Master Land Use Plan shall not be deemed an amendment to the P.D.D. so long as the overall density and permitted uses under the P.D.D. are not
increased.

STAFF REPORT – Cambridge Square at Park West (zoning request)

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