ORD 2022-03 Adopted Approving the Gen Dev Plan for Bluegrass Place •
ORDINANCE NO. 2022-03
TO APPROVE THE GENERAL DEVELOPMENT PLAN
FOR THE 51.85±ACRE BLUEGRASS PLACE PLANNED DEVELOPMENT
ON EAST MARTINTOWN ROAD AND EAST BUENA VISTA
WHEREAS, within the guidelines of the North Augusta Zoning and Development
Standards Ordinance, a General Development Plan for property within a designated Planned
Development zone (PD) requires Planning Commission review and subsequent
recommendation to City Council for review and approval; and
WHEREAS, an application has been received from SC North Augusta Buena Vista,
LLC requesting approval for a General Development Plan for a tract of land zoned Planned
Development(PD)containing 51.85±acres located on the east side of on East Martintown Road
and East Buena Vista; and
WHEREAS, the developer, SC North Augusta Buena Vista, LLC of Columbia, South
Carolina, proposes a mixed use development on five parcels: tax parcel numbers 007-016-13-
001, 007-12-12-009, 007-12-12-007, 007-12-12-006, and 007-12-12-005; and
WHEREAS,the North Augusta Planning Commission,at its December 16,2021 regular
meeting, reviewed the subject application and voted to recommend that City Council approve
the General Development Plan for the 51.85± acre Bluegrass Place Planned Development.
WHEREAS City Council held first reading on February 7 2022 and a motion was made
to delete from the plan the connection road to Golden Street with such motion being approved
by Council.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY
COUNCIL OF THE CITY OF NORTH AUGUSTA, SOUTH CAROLINA, IN MEETING
DULY ASSEMBLED AND BY THE AUTHORITY THEREOF,THAT:
1. The General Development Plan for the 51.85± acre Bluegrass Place Planned
Development is hereby approved as outlined below and as shown on the attached
plat and identified as "General Development Plan" as prepared by Cranston
Engineering, dated October 15, 2021 without the connectivity to Goldman Street
and The General Development Plan Narrative for Bluegrass Place as prepared by
Cranston Engineering, dated November 16, 2021
A. Scope of Development: The scope of development described in the General
Development Plan for the Bluegrass Place Planned Development and
described herein shall be the maximum level of development allowed. The
land uses permitted in the Bluegrass Place Planned Development shall be
limited to those described in this ordinance.
I. Minor Modifications: Minor modifications to the development plan and
program for valid land use planning and reasonable development
reasons, i.e. mix of uses,number and location of buildings, development
schedule, setbacks, parking, and landscaping, etc., may be approved by
the Planning Commission at the time of subdivision approval for any
portion of a phase or site plan approval for an individual parcel.
2. Flex Density and Intensity: Up to ten (10%) percent of the total
residential density or commercial square footage allocated to a parcel
may be deducted from the total permitted for that parcel and redistributed
to one or more other parcels designated for the same use provided the
total density or intensity of a recipient parcel is not increased by more
than ten (10%)percent.
B. Development Pro¢ram:
Maximum Density
(units per gross acre)
Parcel Permitted Uses Area in or Intensity (gross
Acres buildin¢ area in sq. ft.
er acre
A Multi-Family Apartments 11.1 36 units/acre
B Senior Living 6.1 14.8 units/acre
C Professional 3.0 5,000 sf building/acre
D Commercial 4.1 5,000 sf building/acre
E Single-Family Detached 12.1 5 units/acre
F Single-Family Attached 6.0 16.7 units/acre
G Commercial 1.1 5,000 sf buildin acre
H Greens ace 4.2 NA
C. Parking Requirements: The minimum parking ratio will be determined by
the standards set forth in the North Augusta North Augusta Development
Code for the applicable use.
D. Development Standards: Development standards applicable to individual
commercial and professional tract sites C, D, and G shall be those used for
the General Commercial District and , except as provided for in this section
and in other sections of this ordinance:
1. All setback lines shall be measured from the property line.
2. The side setbacks on the parcels in Tract C, D, and G will have 20-
foot front setbacks, 0 or 5-foot side setbacks, and a 15-foot rear
setbacks.
3. Setbacks along E. Martintown Road and E. Buena Vista Avenue will
be consistent with existing structures through those corridors.
Development standards applicable to residential areas shall be as provided
in the NADC for Detached Single-Family as R-7, Attached Single-Family,
Multi-Family, and Senior Living as R-5, as described in the NADC and
applied to parcels at the time of concept plan approval.
E. Plan Approval Process: Subsequent to the adoption of this ordinance the
following plan approval steps shall be required in the order listed prior to the
issuance of development permits.
1. Master Utility Plan—Master plans for water distribution; sewage
collection; and stormwater quality, detention and drainage shall
be developed and approved prior to or coincidental with the
initial phase concept plan. The level of detail provided in the
master utility plans shall be determined by the Project Engineer
and City Engineer.
2. Master Circulation Plan — A master circulation plan that
incorporates the conclusions of the Ramey Kemp Associates
(RKA) Traffic Engineering study shall be developed and
approved prior to or coincidental with the initial phase concept
plan.
3. Wetlands Delineation and Mitigation — A wetlands delineation,
permit and any mitigation plans approved by SCDHEC and the
US Army Corps of Engineers shall be submitted prior to or
coincidental with a Concept Plan for any phase that contains
jurisdictional wetlands.
4. Phase Concept Plan—A concept plan for each tract identified in
the General Development Plan shall be prepared for Planning
Commission review and approval prior to or coincidental with
the first preliminary plat application for each phase. The phase
concept plan shall include an overall circulation system design,
utility systems designs, anticipated mix and intensity or density
of uses, proposed or draft master covenants and restrictions for
the tract, and buffer delineation. The tract concept plan must
indicate how the development of the phase will interrelate with
the other phases in the development.
5. Preliminary Plat—Preliminary plats for sections or sub-phases of
each phase will be processed and reviewed in accordance with
the applicable provisions of the North Augusta Development
Code, this ordinance and the General Development Plan
Narrative for Bluegrass Place.
6. Final Plat—Final plats for sections or phases of each tract will be
processed and reviewed in accordance with the applicable
provisions of the North Augusta Development Code and the
approved preliminary plat.
7. Site Plan — Site plans for individual parcels approved in a final
plat for any portion of a tract will be processed and reviewed in
accordance with the applicable provisions of the North Augusta
Development Code,the general development plan ordinance and
the General Development Plan Narrative for Bluegrass Place.
F. Utilities: Water and sewer tap fees for each parcel shall be determined in
accordance with the City Code provisions related to utility extensions.
G. Land Dedication: Land dedicated to the City in conjunction with the
development will include road rights-of-way,utility easements and drainage
ways in accordance with the applicable provisions of the North Augusta
Development Code.
H. Vehicular Access and Circulation: SC North Augusta Buena Vista, LLC
shall implement the mitigation recommendations contained in the RKA
traffic study in conjunction with each development phase when the trips
generated by the phase(or the sum of trips generated by all approved phases)
create the impacts requiring mitigation.
I. The development on any parcel may proceed until the total trip
generation reaches the threshold identified by RKA that warrants the
required off site improvement. Off-site traffic improvements including
modifications to the medians in East Martintown Road and East Buena
Vista shall be the responsibility of the developer. Upon initiation of
construction of an off-site improvement additional development on any
tract may resume to the extent the initiated off-site improvements
mitigate the traffic impacts of the additional development.
2. The number and location of exterior access points, full turning
intersections, right-in/right-out access points or other limited movement
access points, and internal access points to individual parcels from the
internal road network to be dedicated to the city shall be reviewed by the
city engineer. Exterior access points shall be developed generally as
shown with Access I and Access 2 shown on RKA traffic analysis
having one ingress lane and two egress lanes. Preliminary interior
locations of the road network are shown on the general development
plan. Necessary modifications to the location of access points to
individual tracts shall be made at the time of concept plan consideration
for each tract.
3. Vehicular cross-access shall be provided between all commercial parcels
where possible and not prohibited by grade or other topography issues.
1. Pedestrian Circulation: Pedestrian connections between the various
residential and commercial sections of the development shall be provided.
1. Any and all new sidewalks necessary along the East Martintown
Road and East Buena Vista Avenue rights-of-way must be six(6)
feet in width and shall be installed no closer than six(6)feet from
the back of the finished curb.
2. Five(5)foot sidewalks shall be provided in the commercial areas
on both sides of the street. Five (5) foot sidewalks shall be
provided on at least one side of the street in residential areas.
3. Pedestrian walkways consisting of five (5) foot sidewalks shall
be provided between all adjacent commercial parcels. Where
grade differences require, stairs or steps shall be installed.
4. Pedestrian crossings of all roads, driveways, and internal
circulation ways, both public and private, shall be treated with a
differentiating pavement treatment.
J. Buffers and Landscaping: Landscaped buffers, site landscaping and parking
lot landscaping, and street trees shall be provided in the development as
required for the applicable use by the North Augusta Development Code.
Title to the required buffers shall be retained by a property owners
association or deed-restricted to prevent a change of use.
Individual buffer specific landscape plans shall be developed and submitted
with the applicable parcel site plan that show the locations of any retaining
walls and new slopes within the buffer and details how the buffer and
retaining wall will be treated. Such landscape plans shall include any
necessary or proposed fencing as well as landscape material.
1. Fencing provided within the buffers located on or near the property lines
between the commercial and residential uses may be permitted. The
Planning Commission shall approve the height and style of the fence at
the site plan stage. The fence shall be no less than five (5) feet in height.
Alternatively,a solid fence made of wood,vinyl, metal,or masonry may
be constructed.
2. Commercial parking lot landscaping shall be designed to maximize the
pervious surface area within the parking area.
3. Each commercial structure developed shall be provided with
foundation/perimeter landscaping between the structure and access
drives and sidewalks (excluding loading areas). Landscaping material
installed along walls with no fenestration shall be selected and
maintained to screen large expanses of blank wall
K. Applicable Standards for Review: The information contained in the General
Development Plan shall supplement the provisions of this ordinance and
shall be used in the review of subdivision and site plans for projects within
Bluegrass Place. In the event of a conflict between the provisions of this
ordinance and the content of the General Development Plan, the provisions
of this ordinance shall prevail. General design criteria and development
standards (parking, landscaping, etc.) applicable to each phase of the
development and not otherwise prescribed in the General Development Plan
or this ordinance shall be as provided for in the North Augusta Development
Code as it may be amended.
L. Additional Provisions: Additional conditions applicable to the development
are:
1. Design guidelines for the homes to be constructed in Tract A will be
included in the covenants and included with the preliminary plat
submission.
2. Multi-Family and Single-Family Attached homes are required to
comply with the design guideline in the North Augusta Development
Code. Design guidelines for the homes to be constructed in Tract A
will be included in the covenants and included with the preliminary
plat submission.
3. Proposed or anticipated covenants and deed restrictions on the
parcels to be sold and the management of common areas shall be
provided in conjunction with the concept plan and plat submission
for each phase.
5. Exterior lighting details shall be included with each commercial site
plan application, including a description of the lighting levels during
business versus non-business hours and shall comply with the North
Augusta Development Code.
6. Outdoor display and sale of merchandise must be approved by the
Planning Commission at site plan approval or is otherwise
prohibited.
7. Overnight or extended parking of tractors, trailers, or railroad/truck
shipping containers shall be confined to designated areas behind
buildings. No tractor, trailer, container, or recreational vehicle
parking shall be permitted on or in any parking area, circulation
corridor or outdoor sales and display area.
8. Excessive noise associated with any use in the development
including loading, unloading, trash compaction, building
maintenance, parking lot or landscaping maintenance or any other
activity shall be prohibited between the hours of 11:00 p.m. and 6:00
a.m.
v. Architectural plans of all elevations of proposed commercial
buildings shall be submitted with a site plan application.
Permitted Materials—The following building exterior wall materials
are permitted:
a. Brick
b. Split-face concrete block
c. Parged block
d. Glass block
e. Decorative concrete masonry units (CMUs) (i.e. textured, glazed
and other special treatments or materials)
f. Stone
g. Terra cotta
h. Fiber cementious board siding materials
i. Traditional (real) stucco or plaster
j. Carrera glass
k. Windows, window glazing and architectural glass panels
1. Architectural metal panels, laminated or otherwise
m. Exterior finish wood materials as approved by the Department.
Permitted Materials With Limitations — The following building
exterior wall materials are permitted with limitation;
a. Ceramic tile as an accent on up to ten percent (10%) of the wall
area
b. Drainage-backed synthetic stucco (Drainage-Backed Exterior
Insulation Finishing System [Drainage-Backed EIFS]) may be
applied to any wall surface four feet or more above adjacent grade.
10. Waivers may be approved for loading, maintenance, screened
storage and other areas shielded from public view.
11, Stormwater detention areas shall be fenced for safety and landscaped
to shield the fencing, rip rap, and drainage structures. Black vinyl
clad chain link fence shall be installed below the upper edge of each
detention area in a manner as to be obscured by the landscaping on
top of the detention area.
12. Signs: Signs shall conform to the provisions of the North Augusta
Development Code unless specified otherwise herein.
1. Wall signage size shall be permitted as provided for in the
North Augusta Development Code. The sign panels shall be
darker in color than the lettering and graphics.
2. One freestanding monument sign may be permitted for each
commercial or professional parcel adjacent to an interior
street. Monument signs shall not exceed 60 square feet in
area or 10 feet in height and may advertise only the business
or businesses located on the parcel. The sign panels shall be
darker in color than the lettering and graphics.
3. One freestanding "Bluegrass Place" identification sign may be
located at both the main East Martintown Road entrance and the East
Buena Vista Avenue entrance. Each monument sign shall not exceed
120 square feet in area or 20 feet in height. The sign panels shall be
darker in color than the lettering and graphics and may include
commercial and professional uses, apartment and living facilities,
and other subdivision identifications that are contained within the
Bluegrass Place development.
4. The developer shall provide a maintenance guarantee supported by a
letter of credit or monetary deposit as required by the North Augusta
Development Code.
II. All ordinances or parts of ordinances in conflict here,,N ith are, to the extent of
such conflict, hereby repealed.
Ill. This Ordinance shall become effective immediately upon its adoption on second
reading.
DONE, RATIFIED AND ADOPTED BY THE MAYOR AND CITY
COUNCIL OF THE CITY OF NORTH AUGUSTA, SOUTH CAROLINA, ON THIS
DAY OF March , 2022.
First Reading Fe6n&W7 ROAA
a5 am cd) Brit n . Williams, Mayor
Second Reading March I,owAA
ATTEST:
Sharon Lamar, City Clerk