ORD 2022-11 Adopted Apporving Gen Dev Plan for Highland Springs ORDINANCE NO. 2022-11
TO APPROVE THE GENERAL DEVELOPMENT PLAN
FOR THE 1,368±ACRE HIGHLAND SPRINGS PLANNED DEVELOPMENT
GENERALLY LOCATED EAST OF US 25 AND SOUTH OF ASCAUGA LAKE ROAD
WHEREAS, within the guidelines of the North Augusta Zoning and Development
Standards Ordinance, a major modification of the General Development Plan authorized by Ordinance
2001-05 for property within a designated Planned Development zone (PD)and such major modification
requires Planning Commission review and subsequent recommendation to City Council for review and
approval; and
WHEREAS,an application has been received from Hunter 34,LLC requesting approval
for a major modification of a General Development Plan for a tract of land zoned Planned Development
(PD) containing 1,368±acres located generally east of US 25 and south of Ascauga Lake Road; and
WHEREAS, the developer, Hunter 34, LLC, of Spartanburg, South Carolina proposes
a mixed use development on seven tracts in twenty-five phases; and
WHEREAS, the North Augusta Planning Commission, at its January 25, 2001 regular
meeting, reviewed the subject application and voted to recommend that City Council approve the
General Development Plan for the 1,368±acre Highland Springs Planned Development.
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:
L The General Development Plan for the 1,368± acre Highland Springs Planned
Development is hereby approved as outlined below and as shown on the attached plat
and identified as 'Exhibit A' as prepared by Cranston Engineering Group, PC, dated
May 9, 2022, and revised on May 27, 2022. The General Development Plan Narrative
for Highland Springs as prepared by Cranston Engineering Group, PC, dated October
2000, revised January 2001 and May 2022, attached hereto as `Exhibit B', represents
the intent of Hunter 34, LLC, and addresses the requirements of the Zoning and
Development Standards Ordinance for a Planned Development,
A. Scope of Development: The scope of development described in the General
Development Plan for the Highland Springs Planned Development and described
herein shall be the maximum level of development allowed. The land uses
permitted in the Highland Springs Planted 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 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
concept plan approval for a tract,subdivision approval for any portion of a tract
or site plan approval for an individual parcel.
2. Flex Units: Up to five(5%) percent of the total residential density allocated to
a tract may be deducted from the total permitted for that tract and redistributed
ORDINANCE APPROVE GENERAL DEVELOPM& PLAN Page 2
HIGHLAND SPRINGS
to one or more other tracts provided the total density of a flex unit recipient
tract is not increased by more than ten(10%)percent. Tracts B,Village Center,
and G, General Commercial,may be the recipients of flex units.
B. Development Program:
Plan Former Description Area in Maximum Average
Designation Tract Acres Densfh / Density
Designation Intensity
A A, B,C Heavy 257 17,424 sf N/A
Commercial per acre
/ Light (40%)
Industrial
B D Village 25 21,780 sf N/A
Center per acre
(50%)
C F. G, H Mixed- 569 8 duo 4 duo
Residential
D E, I Mixed 198 15 dua 6 dua
Residential
E J Mixed 156 l5 dua 6 dua
Residential
F K Greenspace 1 33 3 dua 1.5 dua
G L General 20 21,780 sf N/A
Commercial per acre
(50%)
Development Prolzram Definitions:
Dua-dwelling units per acre
Maximum density-The maximum number of units that may be constructed per acre
on a parcel or in a single subdivision excluding open space.
Average Density-The total number of units that may be constructed per gross acre.
Total Density - The total number of units that may be constructed on a tract.
Intensity-The total number of gross square feet of non-residential building that may
be constructed per acre.
C. Permitted Uses:
Plan Former Description Uses
Designation Tract/
Designation
A A,B, C Heavy Permitted - Professional, medical
Commercial and financial office; Educational
Light Institutions (primary through
Industrial graduate, public and private);
Churches, places of worship,
religious institutions; Bed and
breakfast inns; Hotels and motels;
Restaurants and fast food;
ORDINANCE TAPROVE GENERAL DEVELOPMEO PLAN Page 3
HIGHLAND SPRINGS
Commercial trade and technical
schools; General business services
including duplicating, printing,
mailing services, blueprinting, film
development; Public and private
transportation services and
facilities; Commercial recreation;
Commercial or public parking;
Armories including military
training; Auto and truck sales and
rental including indoor repairs and
disassembly; Light assembly of
premanufactured parts - wholesale
and retail; Distribution businesses-
wholesale and retail; Light
manufacturing including
processing and assembly; Research
laboratories; Warehousing;
Primary, secondary and
convenience retail; and Accessory
uses to any permitted use.
Prohibited - Heavy manufacturing;
hazardous material storage;salvage
operations; adult entertainment;
outdoor sales and service of any
construction material or heavy
equipment; any outdoor storage or
sales other than auto and truck
sales. For all uses noise, odor,
vibration, glare,vapor, fumes,dust,
etc. shall meet or exceed the
performance standards prescribed
in the applicable Development
Codes in effect when submitted for
site plan approval.
B D Village Permitted - Professional, medical
Center and financial office; primary,
secondary and convenience retail,
restaurant; child day care facility;
laundry; and multi-family
residential Flex units above the first
floor if allocated.
Prohibited - Drive-through retail,
gasoline service stations and auto
oriented businesses.
i
C F.G, H, Mixed Permitted - Single-family
Residential residential including detached patio
homes; townhouses; neighborhood
commercial as permitted in the
Village Center; schools and
ORDINANCE APPROVE GENERAL DEVELOPM& PLAN Page 4
HIGHLAND SPRINGS
churches. Accessory uses to any
permitted use.
D E,I Mixed Permitted - Multi-family
Residential residential including duplexes,
townhouses, apartments,
condominiums, single-family, and
education. Accessory uses to any
permitted use.
E J Mixed Permitted - Single-family
Residential residential including detached patio
homes; townhouses; neighborhood
commercial as permitted in the
Village Center; schools and
churches. Accessory uses to any
permitted use.
F K Green Space Permitted-Single-family detached
residential; townhouses;
condominiums; commercial
recreation. Accessory uses to any
permitted use.
G L General Pemutted - Any uses permitted in
Commercial the General Commercial District
and accessory uses to any permitted
use as prescribed in the applicable
Development Code in effect at the
time of plan submittal. Multi-
family residential flex units above
the first floor will be permitted if
allocated.
D. Development Standards: Applicable to individual parcel site plans.
Minimum Setbacks
Impervious Open
Use Front Rear Side Height Area Space
(Feet) (Feet) (Feet) (Feet) (Max.) (Min.)
Max.
General 25 20 10 45 75% 2S%
Commercial
Light Industrial 50 25 25 60 65% 25%
Commercial 50 25 25 35 35% 85%
Recreation
Village Center 25 20 10 45 800/u 20%
Residential
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- Single Family 20 20 5 40 N/A N/A
-Patio Homes 20 20 0/8 35 50% 10%
Duplexes 20 20 0.!8 35 50% 10%
-Townhouses 20 20 0110 40 60% 20%
20 20 0/20 50 60% 20%
Condotniniums
- Apartments 20 35 30 50 60% 25%
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 any
building permits.
1. Master Utility Plan - Master plans for water distribution, sewage collection
and stormwater drainage and detention shall be developed in conjunction with
the City Utilities Department and City Engineer and approved prior to or
coincidental with the initial tract concept plan. The level of detail provided in
the master utility plans shall be determined by the Project Engineer, City
Engineer and Utilities Director.
2. 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 Tract
that contains jurisdictional wetlands.
3. Tract 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 tract. The tract concept plan shall include an overall circulation system
design, utility systems designs, anticipated mix and intensity/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
tract will interrelate with the other tracts in the Highland Springs development.
4. Preliminary Plat - Preliminary plats for sections or phases of each tract will
be processed and reviewed in accordance with the applicable provisions of the
Development Code in effect at the time of submittal, this ordinance and the
General Development Plan Narrative for Highland Springs
5. Final Plat - Final plats for sections or phases of each tract will be processed
and reviewed in accordance with the applicable provisions of the Development
Code in effect at the time of submittal and the approved preliminary plat.
6. 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 Development Code in effect at the time of
submittal, this ordinance and the General Development Plan Narrative for
Highland Springs.
6.a. The development will be mass graded to accommodate the density
of commercial and residential units as approved in PD.
ORDINANCE APPROVE GENERAL DEVELOPM* PLAN Page 6
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6.b Lot sizes are not defined for the Highland Springs Development. The
lot size will be a function of the maximum and average densities as
provided, herein.Townhomes will have a minimum lot width of 20
feet.
7. Architectural Standards
Ta. Concrete slab construction is allowed.
7.b. Exterior construction for the residential uses include masonry, fiber
cement siding, and vinyl siding or any combination thereof.
7.c. Garages
7.c.1 Single Family, detached, garage size, placement, and access
will be decided and regulated by the developer and/or builder.
7.c..2 Townhome and multi-family, front loaded garages will be
allowed as follows: for units less 24 feet in width an 8 foot garage is
allowed; for units greater than or equal to 24 feet in width a 16 foot
garage is allowed.
F. Land Dedication: Land dedicated to the City in conjunction with the development
will include road rights-of-way, utility lift stations, utility easements and riparian
buffers in accordance with the applicable provisions of the Development Code in
effect and the time of dedication. The Contract for Services and Annexation
between the Blanchard Tract property owners and the City dated May 7, 1985 and
the General Development Plan Narrative for Blanchard Park also address the land
to be dedicated to the City. Additional dedications will include:
1. Public Safety Facility - Three and one half(3'h) acres.
2. Parks — Appropriate land for neighborhood parks in the ratio of not less than
seven hundred (700) square feet per gross acre of residential development in
the locations generally shown on the General Development Plan. Land to be
dedicated for parks shall be located in close proximity to residential areas,may
be located within or adjacent to required buffers, and should be located on
pedestrian walkways and trails. The location of land to be dedicated shall be
determined mutually by the City and Hunter 34, LLC at the time of Tract
Concept Plan submission. Parks shall be developed by the City.
G. Vehicular Access and Circulation: Primary access to the Highland Springs
Development shall be via US 25 and Interstate 520 along the spine road to Old
Sudlow Lake Road. . Additional access to the several residential tracts will be
provided via Old Sudlow Lake Road. Interconnectivity between the various tracts
of the development and between the development and neighboring tracts and
subdivisions shall be provided wherever feasible and practicable. Truck traffic
from the light industrial and commercial tracts through the residential tracts o
through adjacent residential areas will be discouraged through roadway,access and
circulation system design.
H. Pedestrian Circulation: All roads in the development shall include pedestrian path
on each side. For the majority of the site this will be concrete sidewalks, however,
a multi-use trail will be provided on one side of the arterial road and connector
roads in lieu of the concrete sidewalk. This will provide interconnectivity betweet
the various residential tracts with each other, the Village Center Tract, the Genera
Commercial Tract, parks, commercial recreation uses and any other pedestria
trails in the vicinity.
ORDINANCE T*PPROVE GENERAL DEVELOPMEO PLAN Page 7
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I. Buffers and Landscapine: Landscaped buffers, site landscaping and parking lot
landscaping shall be provided in the development as described herein. Landscaping
and buffer requirements and standards applicable to each use and tract of the
development and not otherwise prescribed in the General Development Plan or this
ordinance shall be as prescribed the applicable Development Code in effect at the
time of plan submittal. All buffers shall be landscaped with existing natural
vegetation or new plant material or both to create a visually impenetrable screen.
Title to the required buffers shall be retained by a property owners' association or
deed-restricted to prevent a change of use. Minimum buffer requirements between
tracts and uses are:
l. Light Industrial/Residential -Not less than fifty(50)feet of landscaped buffer
shall be provided on all Light Industrial tracts as separation from all residential,
open space, Village Center and commercial recreation tracts and uses. both
internal and external to Highland Springs.
2. Residential / Residential - Not less than forty (40) feet of landscaped buffer
shall be provided as separation between residential tracts, both internal and
external to Highland Springs.
3. Spine Road - The two-lane divided primary roadway in the development
(Arterial Road on the General Development Plan shall be bordered by a
landscaped setback/buffer within the Mixed-Residential (Pod C) tracts of not
less than forty(40) feet. In all other tracts the landscaped setback/buffer from
the spine road shall be not less than twenty-live(25) feet.
4. US 25 — The landscaped setback/buffer from US 25 shall be not less than
twenty-five (25) feet in accordance with the provisions of the Highway
Corridor Overlay District.
K. Parking Requirements: All uses shall provide on-site parking as required by the
Development Code in effect when submitted for approval The Planning
Commission may approve or require less than the minimum specified by the
applicable code when an adequate shared parking supply is available and when
desirable to minimize or reduce impervious surfaces.
L. Applicable Standards for Review: The information contained in the General
Development Plan and the General Development Plan Narrative for Highland
Springs shall supplement the provisions of this ordinance and shall be used in the
review of tract concept, subdivision and site plans for projects within Highland
Springs. In the event of a conflict between the provisions of this ordinance and the
content of the General Development Plan or the General Development Plan
Narrative for Highland Springs, 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, the General Development Plan Narrative or this
ordinance shall be as prescribed in the Development Code in effect on the date of
submittal.
M. The Traffic Impact Analysis titled "Traffic Impact Study Highland Springs
Development'for Cranston Engineering Group,PC dated May 18,2022 is included
in this ordinance by reference
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II. All ordinances or parts of ordinances in conflict herewith are, to the extent of such
conflict, hereby repealed.
IIL 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 IS+ DAY OF
,e 91 2022
First Reading TL11 IB . R0-1 A --
B on S. Williams, Mayor
Second Reading Auquiri RA
ATTEST:
Sharon Lamar, City Clerk