ORD 2024-06 Riverside Village GDP AdoptedORDINANCE NO. 2024-06
TO APPROVE THE REVISED GENERAL DEVELOPMENT PLAN
OF THE 195.39 ACRE HAMMOND’S FERRY PLANNED DEVELOPMENT
LOCATED ON THE WEST SIDE OF GEORGIA AVENUE BETWEEN THE NORTH
AUGUSTA GREENEWAY AND THE SAVANNAH RIVER
(REVISIONS RELATING SOLELY TO PHASE B OF SUCH
REVISED GENERAL DEVELOPMENT PLAN)
WHEREAS, Ordinance No. 2002-23 approving the General Development Plan
for Hammond’s Ferry (formerly the North Augusta Riverfront) was recommended by the
North Augusta Planning Commission on July 25, 2002 and adopted by the North Augusta
City Council on December 2, 2002; and
WHEREAS, at the time of adoption of Ordinance No. 2002-23, the City of
North Augusta (“City”) owned the entirety of the 195.39 acres located on the west side of
Georgia Avenue between the North Augusta Greeneway and the Savannah River; and
WHEREAS, in 2002 the City of North Augusta and Leyland Development,
LLC, of Tuxedo, New York, on behalf of the North Augusta Riverfront Company, LLC
(together with their successors and assigns, the “Master Developer”), entered into a Purchase
Agreement to purchase portions of the City-owned 195.39± acres (the “Leyland Purchase
Agreement”) and a Development Agreement (the “Leyland Development Agreement”) in
accordance with South Carolina Code Ann. §6-31-10 et seq., as amended, to develop a mixed
use Traditional Neighborhood Development in seven phases; and
WHEREAS, both the Leyland Purchase Agreement and the Leyland
Development Agreement were amended more than once since originally executed to reflect
changing conditions; and
WHEREAS, the Hammond’s Ferry Planned Development has proceeded
generally as planned and provisions of both the Leyland Purchase Agreement and Leyland
Development Agreement, as amended, have been implemented, together with the
implementation of the provisions of the Phase B Development Agreement (defined below);
and
WHEREAS, from time to time the Planning Commission has approved Minor
Modifications to the General Development Plan for the Hammond’s Ferry Planned
Development to clarify specific issues and reflect changing conditions (the “Prior
Modifications”); and
WHEREAS, the City’s land development and zoning regulations contained in
the Zoning and Development Standards Ordinance, originally adopted in 1996 and generally
applicable to the Hammond’s Ferry Planned Development, were replaced by the North
Augusta Development Code (NADC) which became effective on January 1, 2008; and
WHEREAS, Ordinance 2010-13 approving a Major Modification to the
approved General Development Plan for Hammond’s Ferry was adopted by the North Augusta
City Council on October 18, 2010 (the “2010 Major Modification”) and Ordinance 2015-14
approving a Major Modification to the approved General Development Plan for Hammond’s
Ferry was adopted by the North Augusta City Council on August 3, 2015 (the “2015 Major
Modification”); and
WHEREAS, on or about March 15, 2017, the City and the Master Developer
conveyed that portion of the Hammond’s Ferry Planned Development constituting Phase B to
Greenstone Hammond’s Ferry, LLC (“Phase B Developer”) and certain wholly-owned
subsidiary entities; and
WHEREAS, on March 15, 2017, the City, the Phase B Developer and certain
other parties entered into a Master Development Agreement and subsequently entered into
several amendments thereto extending the term thereof (as so amended, the “Phase B Master
Development Agreement”), pursuant to which, among other things, the City designated the
Phase B Developer as master developer for a mixed use project in the City, now known as
“Riverside Village” (formerly known as Ballpark Village), which project is the subject of the
revisions to the Revised General Development Plan described in this Ordinance; and
WHEREAS, in recognition of changing conditions, the Prior Minor
Modifications, the 2010 Major Modification and the 2015 Major Modification, unanticipated
fluctuations in the real estate development industry and, more generally, the economy, the
change in general development regulations, the prior modifications to the Leyland Purchase
Agreement and Leyland Development Agreement, and the execution by the City and the Phase
B Developer and the other parties thereto of the Phase B Master Development Agreement, the
General Development Plan for the Hammond’s Ferry Planned Development has undergone
significant changes; and
WHEREAS, a joint application has been received from the City, the Phase B
Developer and SCP Acquisitions, LLC, an affiliate of South City Partners (“SCP”), which is
under contract to purchase certain parcels within Phase B in a proposed joint venture with
Phase B Developer, requesting approval for a revised General Development Plan for
Hammond’s Ferry, with such requested revisions relating solely to those portions designated
as Phase B of the Hammond’s Ferry Planned Development; and
WHEREAS, the revisions set forth in the proposed Revised General
Development Plan for Hammond’s Ferry described herein constitute a further Major
Modification of the General Development Plan for Hammond’s Ferry requiring the approval
of the North Augusta Planning Commission and approval by ordinance of the North Augusta
City Council; and
WHEREAS, the North Augusta Planning Commission, at its regular meeting,
reviewed the subject application and voted to recommend that the North Augusta City Council
approve the revised General Development Plan for the 195.39 acre North Augusta Riverfront
Planned Development; and
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:
I. The Revised General Development Plan for the 195.39 acre Hammond’s Ferry Planned
Development is hereby approved as outlined below and as shown on the attached plan
identified as Exhibit A and incorporated herein. A plan outlining Phase B as contemplated
by this Revised General Development Plan, prepared by Brock Hudgins Architects and
dated October 26, 2023, is identified as Exhibit B and also incorporated herein. The
General Development Plan Narrative for Hammond’s Ferry prepared by North Augusta
Riverfront Company, LLC, dated July 20, 2010, revised April 17, 2015 and further revised
as of February 20, 2024, is attached hereto as Exhibit C for information purposes only.
The General Development Plan Narrative in the form attached hereto as Exhibit C has
been revised solely to the extent necessary to contemplate the proposed changes to the
development of Phase B, but has otherwise not been updated from the form adopted in
connection with the 2015 Major Modification. The Hammond’s Ferry Pattern Book
prepared by North Augusta Riverfront Company, LLC, dated June 2003 and revised
August 2010 and May 2015, is attached hereto as Exhibit D for information purposes, and
describes the design guidelines to be applied by the Master Developer and the Hammond’s
Ferry Property Owners Association to land development and building construction in
Hammond’s Ferry. The Hammond’s Ferry Book of Operating Principles dated February
3, 2006 and the Hammond’s Ferry Master Declaration of Codes, Covenants and
Easements, dated February 3, 2006, and applicable to existing and future owners of
property in the Hammond’s Ferry Planned Development is attached hereto as Exhibit ED
(collectively, the “Hammond’s Ferry Covenants and Restrictions”).
II. It is the intent of this Revised General Development Plan that the development of
Hammond’s Ferry continue in a manner that is consistent with the original Master Plan
for the Hammond’s Ferry Traditional Neighborhood Development prepared in 2002 and
modified in 2010 and 2015 and as the construction of the other Phases has been
implemented to date. The development approvals in and for Hammond’s Ferry that were
granted prior to the effective date of the Revised General Development Plan approved by
this Ordinance, including the master water, sanitary sewer and stormwater plans, the
overall vehicular and pedestrian circulation plans, traffic analyses, the previously
approved subdivisions and site plans and privately developed structures are deemed to be
consistent with this Ordinance. The provisions of this Ordinance shall apply to all future
development in the 195.39 acre Hammond’s Ferry Planned Development and any
modifications to structures existing prior to the effective date of this Ordinance.
A. Scope of Development, Modifications and Approvals: The scope of development
described in the chart in §II.B.1, Scope of Development by Phase, shall be the
maximum level of development allowed. The Scope of Development by Phase
represents a reasonable expectation of the ultimate buildout of Hammond’s Ferry. The
final number of lots may be more or less than shown in the chart. The final number of
residential units and commercial square feet may be less. Any increase in the
maximum residential density (units) or commercial intensity (square feet) beyond the
total listed for the development must be approved as a major modification to the
Hammond’s Ferry General Development Plan. The land uses permitted in the
Hammond’s Ferry Planned Development shall be limited to those described in this
Ordinance.
1. Major Modifications: Major modifications to the development plan are changes
that significantly affect the content of the general development plan. Major
modifications to the development plan shall be approved by the City Council after
a public hearing and recommendation by the Planning Commission.
2. Minor Modifications: Minor modifications to the general development plan
include changes to the mix of uses, location and sequence of phases and sub
phases, and scope of development and may be approved by the Planning
Commission upon application for a minor modification or at the time of concept
plan approval for a phase or subdivision approval for any portion of a phase.
3. Modifications to the Hammond’s Ferry Pattern Book and Hammond’s Ferry
Covenants and Restrictions: With the exception of Exhibit A to the Hammond’s
Ferry Pattern Book, which is updated and superseded by Exhibit A to this
Ordinance solely with respect to the changes to Phase B described therein, all
provisions of the Hammond’s Ferry Pattern Book remain in full force and effect.
Any modification, amendment or addition to the Hammond’s Ferry Pattern Book,
the Hammond’s Ferry Covenants and Restrictions or the Hammond’s Ferry
Business District Association Declaration of Codes, Covenants and Easements for
Non-residential Property in Hammond’s Ferry proposed by any party, including,
but not limited to, the Master Developer, Hammond’s Ferry Property Owners
Association, the Hammond’s Ferry Design Committee (“HFDC”) or any property
owner that affects architectural design, lot design, phasing, traditional
neighborhood character or general appearance of the development must be
reviewed and approved by the Planning Commission prior to implementation. The
review by the Planning Commission will be solely to determine if the proposed
change is consistent with the General Development Plan for the Hammond’s Ferry
Traditional Neighborhood Development and this Ordinance. It is understood that
the Pattern Book does not currently address the entirety of development planned
for Phase E. Pattern Book provisions applicable to Phase E will be prepared and
proposed by the Master Developer prior to the submission of any subdivision or
development applications for Phase E. The provisions of this section II.A.3 will
be applicable only until such time that the total of the Hammond’s Ferry
Development is completed and the Master Developer transfers responsibility for
the management of the Hammond’s Ferry Property Owners Association to the
elected board of the Association.
4. Subdivision, Site Plan, Final Plat and Deed of Dedication Approvals: The
concept plans for individual phases, schedule of sub phases and preliminary and
final plats for each sub phase or portion thereof, and site plans shall be subject to
approval by the Planning Commission or Director as applicable in accordance with
the applicable provisions of the NADC. Deeds of dedication, performance
guarantees and maintenance guarantees, where required, shall be processed and
approved in accordance with the applicable provisions of the NADC.
5. Applicable Standards for Review: The information contained in the General
Development Plan Narrative for Hammond’s Ferry represents the Master
Developer’s intent, shall supplement the provisions of this Ordinance and shall be
used in the review of phase concept, subdivision and site plans for projects within
Hammond’s Ferry. The General Development Plan Narrative may be used only to
interpret general intent in the review of plans for projects in Hammond’s Ferry, in
the evaluation of proposed modifications to the General Development Plan or in
the review of waivers to the development standards as described in §§II.A.1-4. In
the event of a conflict between the provisions of this Ordinance and the content of
the General Development Plan Narrative, the provisions of this Ordinance shall
prevail. In the event of a conflict between the provisions of the NADC and this
Ordinance, the provisions of this Ordinance shall prevail. In the event of a conflict
between the provisions of this Ordinance and the Hammond’s Ferry Pattern Book
or the Hammond’s Ferry Covenants and Restrictions or the Hammond’s Ferry
Business District Association Declaration of Codes, Covenants and Easements for
Non-residential Property in Hammond’s Ferry, solely as such relates to Phase B,
this Ordinance shall control. All other design criteria and development standards
(parking, streets, stormwater, utilities, landscaping, accessory structures, sidewalk
cafes and sales, signs, etc.) applicable to each phase of the development and not
otherwise prescribed in the Revised General Development Plan or this Ordinance
shall be as prescribed in the NADC.
6. Individual Site Plan, Building Permit and Certificate of Occupancy
Approvals:
a. Site plans for individual lots will not be approved for the issuance of a building
permit by the City until the requirements of this Ordinance have been satisfied
as determined by the Director.
b. Site plans will not be approved by the Director, or the Planning Commission if
applicable, until the HFDC has reviewed the plans and determined that the
design complies with the Hammond’s Ferry Pattern Book and Hammond’s
Ferry Covenants and Restrictions.
c. Except for those projects located in Phase B that would otherwise be required
to comply with this section, Building Permits for the initial construction of
residential buildings of sixteen units or less on lots in Hammond’s Ferry will
be issued to members of the Hammond’s Ferry Builders Guild only. The
Master Developer will update the Builders Guild membership list as changes
in membership occur.
d. Notwithstanding anything to the contrary in this §II.A.6.d., any projects in
Phase B shall be subject to approval by HFDC upon submission of design
documents and shall be built in accordance with those approved plans. Except
with respect to improvements in Parcel B where design plans were previously
reviewed by and approved by the HFDC as stated above, certificates of
occupancy on new construction will not be approved until the HFDC has
confirmed that the construction is in compliance with the Hammond’s Ferry
Pattern Book and Hammond’s Ferry Covenants and Restrictions and has
notified the Director that construction is complete.
f. Subsequent to the issuance of a certificate of occupancy for a residential
structure of sixteen units or less, the owner may retain any adequately licensed
builder or may undertake his or her own building improvement renovation or
expansion in accordance with applicable building permitting regulations.
However, if the expansion includes an increase in the footprint or a revision to
the external appearance of the structure(s) on the lot, a contractor member of
the Builders Guild must be engaged for the construction.
g. Building Permits for the initial construction or subsequent improvement,
renovation or expansion of multifamily residential structures exceeding sixteen
(16) units and nonresidential structures may be issued to any adequately
licensed contractor.
B. Development Program and PD Use List:
1. Scope of Development by Phase:
Phase Acres* Name Est.
Lots
Residential
Units
Commercial
(Square
Feet)
Est. Years
A 47.53 Riverbend 262 345 30,000 2004-2018
B 31.90 Riverside
Village 40 695 220,000 2015-2027
C 1.83 Lake West TBD** TBD** Recreation 2015-2021
D 18.05 Creekside 73 73 5,000 2015-2018
E 18.21 Highlands TBD** TBD** 5,000 2015-2021
Parks
and
Public
Lands
77.87
(Flex Units
and
Commercial
Space)
NA 50 15,000 NA
Totals 195.39 --- --- 1163 275,000 ---
* Acreage equals gross acreage, including roads, park space, open space,
lakes, common areas, ancillary uses, infrastructure, etc.
** To be determined.
2. Phase B: Phase B includes the Riverside Village (formerly known as Riverfront
Plaza/Ballpark Village) concentrated commercial area. Portions of Phase B have
been completed, but approximately 5.73 acres remain to be completed, consisting
of six separate undeveloped lots (Parcels C, D, G, H, I and K). As projected, not
less than a total of approximately 25,000 square feet of pedestrian oriented
commercial use shall be located on the ground floors of the buildings or portions
of buildings facing or fronting on Center Street and in Riverside Village between
Railroad Avenue and Riverfront Park. The projected development for Phase B is
set forth below:
Parcel
Identifier
Use Acres Density/Intensity
Size Units Parking
A Public 6.46 4,500 seats
Commercial 12,789 SF
A1 Commercial/Residential 0.80 14,000 SF 48
A2 Commercial 0.14 5,965 SF
B Public Use Parking Deck 1.67 539 spaces
C Mixed Use 0.98 4,280 SF 87
D Single Family/retail 0.83 2,600 22
D1 Open Space 1.26
E Public Use Parking Deck 1.50 413 spaces
F Commercial 1.64 41,757 SF
3. Phase E: The ultimate uses including parks, recreation, commercial and residential
including the number of units and lots to be developed in Phase E, Highlands, have
not yet been determined. The ultimate determination on the location of the Georgia
Power transmission line easement will influence the circulation, block and lot
design. However, to the extent that residential and commercial uses are included,
Phase E will be developed in a traditional neighborhood pattern consistent with the
initial phases of Hammond’s Ferry.
4. Years of Development: The estimated years listed for the development of each
phase are planning estimates for the development of subdivision infrastructure.
Actual years of development for each phase may vary based on economic
conditions, absorption rates and other factors. The completion of buildings on all
of the individual lots developed will take longer.
5. Permitted Uses: All of the uses listed in the Downtown Mixed Use District as
shown in Table 3-2, Use Matrix, of the NADC and additional uses listed herein are
permitted in any of the phases of the Hammond’s Ferry Planned Development, in
either single use or mixed use structures. The form and scale of the permitted uses
will be determined by the lot type, lot size, required off-street parking and the
Hammond’s Ferry Pattern Book.
6. Residential Uses: The mix of uses in each phase will be primarily residential units
of various sizes. Residential units may include for sale or rent single-family
detached and attached, multifamily, and live-work units for small business and
work-at-home activities. Approximately 7.9 dwelling units per acre is the average
gross residential density for the 195.39 acre project. Gross density will vary
between phases. Definitions for density applicable to this project include:
a. DUA: Dwelling units per acre.
b. Gross Density: The number of residential units in a phase or subdivision
divided by the total number of acres in the applicable phase or subdivision
including open space, parks, lakes, streets, alleys, etc.
G Commercial/Residential 0.41 4,000 SF 58
G1 Commercial 0.01 200 SF
H Residential 0.69
I Residential 0.69 22
J Residential 7.11 280
K Residential 2.12 170
L Public Use
Greeneway/Open Space
2.16
Right of Way Public Infrastructure
(West Ave)
0.38
Right of Way Public Infrastructure 5.13
Right of Way Future Public
Infrastructure
1.34
Subtotal 35.32 85,591 SF 952 spaces
Subtotal for Phase B (excluding D1 and L) 31.90 85,591 SF 695
Ground Floor Commercial Uses 29,834 SF
c. Maximum Density: The total number of residential units that may be
constructed in this project is 1,163. Maximum density does not include
accessory dwelling units constructed on a detached single family lot in addition
to a primary residential unit.
7. Nonresidential Uses: Neighborhood-serving and destination commercial, civic,
institutional, lodging, recreation, educational and agricultural uses are permitted
throughout the project. The maximum amount of commercial footage on an
individual lot is limited by the lot type, lot dimensions and parking requirements
for the lot.
a. The total commercial development permitted by phase is shown in the chart in
§II.B.1.
b. Nonresidential uses including retail, hotel, restaurant and office uses may be
developed on either urban zone or neighborhood zone designated lots.
c. Nonresidential square footage associated with home occupations, as they are
defined and regulated in the NADC and located in residential units, is not
counted toward the maximum commercial intensity by phase specified in
§II.B.1.
d. Nonresidential square footage included as a major element of a live-work unit
is counted toward the maximum commercial intensity by phase specified in
§II.B.1.
e. Nonresidential intensity in excess of the maximum permitted in §II.B.1 may
be approved for development by the City on public lands.
f. Additional uses permitted with no limit in each phase include civic,
institutional, educational, lodging and meeting facilities, agriculture,
boathouse, marina and boat ramp, and active recreation uses.
g. Assisted living facilities, adult congregate homes and nursing homes, if
developed, will be assigned a density at the time of the site plan application
equal to ½ (0.5) of a dwelling unit per room or ¼ (0.25) of a dwelling unit per
bed, whichever is greater. Commercial square footage will be calculated based
on the amount of resident therapy and treatment areas, common and visitor
areas including dining where guests may be served.
h. Educational uses include public and private educational facilities at all levels.
i. Civic and institutional facilities include government offices, museums, sports
stadiums and churches.
j. Agricultural uses including nurseries and greenhouses should be confined to
areas within power line easements and designated open or green space and may
include limited crops, horticulture, orchards, forestry, beekeeping, and small
fowl and livestock, including but not limited to chickens, rabbits and goats, for
the specific use of individual households, on-site markets, or on-site
commercial operations including a petting zoo.
8. Flex Units and Commercial Space: The Development Program includes fifty
(50) flex units of residential density and fifteen thousand (15,000) square feet of
commercial space. Flex units and commercial space may be added to any phase
upon approval of the Planning Commission. Additionally, up to ten percent (10%)
of the residential units allocated to a phase and not utilized in that phase may be
transferred to another phase upon approval of the Planning Commission. However,
no transfer of density may be approved that increases the gross density for the
recipient phase to more than twenty-seven (27) residential units per acre. The
Planning Commission authority to approve or deny requests under this section is
the sole discretionary right of said Planning Commission.
C. Lot Types: Each proposed private lot on the Hammond’s Ferry General Development
Plan has been designated as either a neighborhood zone lot or an urban zone lot.
Additionally, proposed parks, open space, City owned land and medians/islands within
road rights of way have been designated.
1. Urban Zone Lots: Urban zone lots are intended for structures that are
comparatively large in size, generally cover a substantial portion of the lot and are
constructed close to the sidewalk in front and frequently with a zero side setback
and common wall with an adjacent structure. They are frequently improved to a
greater density and intensity than neighborhood zone lots and are located on higher
traffic volume streets that include a mix of residential and commercial use
structures. Individual urban zone lot structures often contain a mix of uses, i.e.,
ground floor commercial and upper story residential. Available on-street parking
may be counted toward a portion of the parking requirement for nonresidential
uses located on urban zone lots.
2. Neighborhood Zone Lots: Neighborhood zone lots are primarily intended for
single-family detached and townhome structures. The front, side and rear setbacks
are greater than on urban zone lots. Neighborhood zone lots may contain
commercial uses or a mix of uses including live-work units and multifamily
residential structures. Because of the residential character of the neighborhood
zone, on-street parking may not be counted toward the parking requirement for
uses located on neighborhood zone lots.
3. Modifications to Lot Layouts: The total number and configuration of lots,
including additional or modified lot types, in a phase may be adjusted at the time
major subdivision plans (preliminary plats) are developed and submitted for
approval. The Planning Commission will consider the revised lot configuration in
accordance with §II.A. Changes in lot configurations should be generally
consistent with the designation of urban and neighborhood lots as shown on the
revised General Development Plan.
4. Subdivision of Platted Lots: Unimproved individual lots may be combined to
create larger lots or subdivided to create smaller lots provided that each resulting
lot is occupied by a primary structure that meets the setback requirements of this
Ordinance. Adequate street frontage, access to the lot and required off-street
parking must be provided. Accessory dwelling units may not be subdivided from
an existing lot to create a separate lot.
5. Lot Access: All lots shall front on and be addressed on a street or close. No lots
may front on and be exclusively accessed by an alley. However, in specifically
planned and platted situations, groups of lots may front on a green, park or plaza,
addressed on the street that borders the green, park or plaza and utilize an alley for
vehicular access.
6. Front Loaded Lots: Except as described in §II.B.7 below, lots that are accessible
only from the front (not served by an alley or a side street) and driveways that enter
the lot from the front are front loaded lots. Garages may be located beside the
primary structure, attached or unattached to the primary structure, with the door
facing the street (front loaded) but must set back not less than eighteen (18) feet
from the front property line. Garages may be located behind the primary structure
and be either front or side loaded but must be set back not less than eighteen (18)
feet from the front property line. Adjacent front loaded lots may share a single
driveway provided adequate cross access easements and maintenance
responsibilities are adequately described and provided for. The maximum side
setback may be increased on one side by eighty percent (80%) if necessary to
accommodate the location of a driveway between a structure and a side lot line.
7. Front Loaded Lots Phase B Only: In Phase B, lots that are accessible only from
the front (not served by an alley or a side street) and driveways that enter the lot
from the front are front loaded lots. Garages shall be located behind the primary
structure and may be attached or unattached to the primary structure. Garages
may be either front or side loaded. Adjacent front loaded lots may share a single
driveway provided adequate cross access easements and maintenance
responsibilities are adequately described and provided for. The maximum side
setback may be increased on one side by eighty percent (80%) if necessary to
accommodate the location of a driveway between a structure and a side lot line.
This will apply to Phase B only.
D. Public Parks, Commons and Plazas: Public parks, commons and plazas include a
number of areas designated on the revised General Development Plan and described
in the following chart. A public park is a recognized publicly owned space available
for passive or active recreation managed by the City. A common is an open landscaped
area within a street right of way that is larger than a median or an island and may be
used for passive recreation. A plaza is a hard surfaced public space within a
commercial area that is actively programmed for public and commercial events. The
chart identifies the phase where each is located, the name, and the entity responsible
for completing the improvements, either the City, the Master Developer, or its
approved assignee. The parks, commons and plazas listed in the chart below have been
or will be purchased by the Master Developer or its assignee, improved to City
standards and deeded to the City. The design and proposed landscaping of all parks,
commons and plazas remaining to be developed and improved and which will be
owned or maintained by the City shall be reviewed, revised as necessary and approved
by the City prior to the initiation of development or improvement. An asterisk (*)
following the name indicates that the park, common or plaza was improved prior to
July 2010.
Phase Name Improved By
A Boeckh Park* Developer
A Piedmont Common* Developer
A Diamond Common* Developer
A Preservation Park Developer
B Brick Pond Park* City/Developer
A,B,D Greeneway Park* City
B Riverfront Park City
B Riverfront Plaza Developer
D Peerless Common Developer
D Arrington Common Developer
1. Private Open Space Greens: Open space that is not retained in City ownership,
including “greens” that provide a shared front yard for several lots will be platted
as open space and ultimately deeded to the Hammond’s Ferry Property Owners
Association.
2. Medians and Islands: Small medians and islands within road rights of way have
been or will be improved by the Master Developer or his assignees in conjunction
with road construction and dedicated to the City.
3. Power Line Easement: Land located within the Georgia Power transmission line
easement may be utilized for agricultural, horticultural, open space or public
parking uses.
4. Riverfront Plaza: The Riverfront Plaza area within Phase B has been designed
to include a multiuse public commercial plaza available for a variety of special
short term events including farmers markets, arts and crafts shows and sales, and
similar activities. Daily uses may include passive park, outdoor seating for
restaurant patrons, casual meeting space and parking. The detailed design of the
space including the adjacent roadways and sidewalk space adjacent to buildings
surrounding and within Riverside Village, has been completed through a
cooperative workshop process that includes representatives of the developer, its
consultants, city staff and city officials including the Planning Commission and
City Council. Public amenities, landscaping, pavement treatments, infrastructure
to support special events, on-street parking, vehicular and pedestrian traffic,
parking management, emergency vehicle access and operation and related issues
have been addressed and completed. The revisions to the General Development
Plan set forth in this Ordinance are intended to address the completion of the
remaining undeveloped Parcels in Phase B.
5. Preservation Park: Preservation Park is deed restricted as an archeological
resource area and controlled as to the amount of excavation, landscaping and
vertical development that may be constructed. It will be designed and improved by
the Master Developer for a mix of uses that will include small scale special events,
Blue Clay Farm produce sales, open space for informal soccer, softball, Frisbee
and other “pick-up” type recreation activities. Preservation Park will also be
designed to serve as overflow parking for special events in Riverfront Park and on
the Greeneway. Overflow parking use design may include roll over curbs and
sidewalks and structural treatment of the surface to accommodate vehicle access
and parking. The deed restricted portion of the Georgia Power easement is not a
part of Preservation Park and may be used for hard surface parking, special event
parking, limited agriculture and open space in accordance with archeological deed
restrictions.
E. General Development Standards: The following development standards apply to
all development in the project. In situations where the development standards
contained herein are silent or do not provide clear direction, the provisions of the
NADC shall apply. Minor modifications to and waivers from development standards
may be approved by the Planning Commission or Director as applicable at the time of
concept plan approval for a phase or major subdivision plan approval for any portion
of a phase in accordance with §II.A.
1. Streets and Circulation: The thoroughfares in Hammond’s Ferry that have not
been constructed to date will be designed to accommodate the safe and efficient
movement of automobiles while providing a comfortable setting for pedestrians
and community interaction. The network of thoroughfares provides multiple
routes and is intended to allow for more narrow rights of way and paved surfaces
that will both lend to a casual, pedestrian friendly, traffic-calming effect and
provide, where practicable or required, for on-street parking throughout the
project. Street sections and associated modifications shall comply with those
delineated in Article 14 of the NADC with the following qualifications.
a. All streets, lanes, alleys, avenues, roads, promenades, driveways and sidewalks
shall be paved with a hard surface. Gravel or other loose surfacing material
will not be permitted.
b. The Master Developer or assignee shall prepare construction details for any
curb and gutter sections, curb cut locations and driveway aprons, drainage
inlets, utility installation locations within streets and alleys, and any others that
may be necessary in cooperation with the City Engineer. Any such
construction details that are inconsistent with the standards prescribed in the
NADC or its Appendices must be approved by the City Engineer and Planning
Commission in accordance with §II.A. prior to the approval of any major
subdivision plan utilizing the details.
c. The Director may approve shared driveways for any group of lots in
conjunction with the approval of a major subdivision plan.
d. The Planning Commission may require the installation of curb and gutter or
sidewalks or both on any road section.
e. Delineated on-street parking shall be shown on a map or plat drawn to scale
and submitted to the City. The map of delineated spaces will be used to allocate
on-street spaces to nonresidential uses wishing to count the on-street spaces to
meet the required number of parking spaces for the use.
f. An on-street parking space may be used only once to meet a parking
requirement.
g. Streets designed to include on-street parallel parking on one or both sides of
the street shall be constructed wide enough from curb to curb to provide for
on-street spaces not less than seven (7) feet in width and two required travel
lanes. Required travel lanes for roads that have not been constructed shall be
no less than nine (9) feet in width on local roads and nine and one half (9.5)
feet in width on collector roads. Front Street, Center Street (excluding the
segments adjacent to Riverside Village), Railroad Avenue, West Avenue and
the yet to be identified access road to Phase E are considered collector roads.
In no event shall any two way street be less than twenty (20) feet in width and
no one way street shall be less than twelve (12) feet in width.
h. Delineated parallel parking spaces shall be twenty-two (22) feet in length and
shall be delineated with lines in a manner approved by the City Engineer.
i. Streets that are designed for on-street parking spaces on only one side of the
street may provide for parallel parking on one side for a portion of a block of
not less than sixty (60) feet, and on the other side for the balance or a second
portion of the block of not less than sixty (60) feet. If the delineated parallel
parking spaces shift from one side of the street to the other, the delineated
spaces must be separated by a minimum distance of twenty (20) feet.
j. On-street parking spaces shall be delineated with four (4) inch white
thermoplastic or four (4) inch white lines painted with approved pavement
marking paint. All on-street spaces shall be delineated.
k. Angle parking spaces, where used, shall measure not less than nine (9) feet in
width by eighteen (18) feet in length in a rectangular parking space area. The
rectangular parking area shall touch the curb at one corner and be aligned at
forty-five (45) degrees to the curb in the direction of vehicular travel. Angle
parking spaces may not encroach into the required width of the travel lane.
l. Perpendicular parking spaces, where used, shall measure not less than nine (9)
feet in width by eighteen (18) feet in length in a rectangular parking space area.
The rectangular parking area shall touch the curb and be aligned at a ninety
(90) degree angle to the curb. Perpendicular parking spaces may not encroach
into the required width of the travel lane of twenty-four (24) feet in width.
Delineated ninety (90) degree perpendicular head in parking spaces shall be
permitted on Lafayette Street adjacent to Parcel K and on Brissie Drive
adjacent to Parcel G and Parcel H of Phase B. These ninety (90) degree
perpendicular head in parking spaces shall be approved as exclusive to the
respective adjacent parcels and permitted to count as residential parking spaces
in order to meet the required number of parking spaces for residential lots.
m. On-street parking space delineations shall be no closer to an intersection so as
to obscure an adequate sight line onto the intersecting street, reduce the
designed turning radius onto an intersecting street, or otherwise limit traffic
turning movements. Generally, parking spaces shall be located no closer to the
intersecting curbs than forty (40) feet from the curb line of the intersecting
street or closer than five (5) feet behind the front setback of the building on the
first lot of the intersecting street, whichever is greater.
n. Front Street shall be designed and constructed to include parallel parking on
one or both sides from the west side of Piedmont Common/Fallmouth Street,
to the point where it turns north and into Railroad Avenue.
o. Railroad Avenue in the vicinity of Preservation Park has been adjusted to
reduce the sharp curves and improve safety through the Blue Clay Farm area.
p. The West Avenue extension from Bluff Avenue to Railroad Avenue is the only
external connection planned for Hammond’s Ferry that has not been
developed. The completion of the West Avenue extension will be reviewed
subsequent to the completion of Phase B and again subsequent to the
completion of Phases A and D. The review will calculate actual traffic counts,
trip generation based on future development and distribution of traffic between
existing external connections. Based on the NADC standards for external
connectivity, the need for an additional external connection at West Avenue
will be determined. The West Avenue extension, if developed, will be grade
separated from the Greeneway.
q. As part of the major subdivision design review process, all street, utility, storm
drainage, landscaping and on and off-street parking design shall be reviewed
by the staff Development Review Committee for consistency and compliance
with applicable development standards. On and off-street parking, street tree
location, spacing, and species, traffic control signage and street light locations
will be included in all plans submitted with applications for major subdivision
development approvals. Plans will be designed by the Master Developer or
assignee and evaluated by the City to ensure adequate visibility of traffic
control signage, adequate sight triangles at intersections and to consider future
landscape maintenance requirements. Street design including on-street parking
shall be specifically designed and evaluated for adequate emergency vehicle
access.
2. Pedestrian Circulation: Pedestrian walkways and sidewalks will be provided
throughout the development connecting the residential phases with each other and
with the commercial phases, adjacent neighborhoods, parks and other pedestrian
trails in the vicinity including any pedestrian connection across the Savannah
River.
3. Bulk Standards for Lot Types: Building location on a lot, minimum setbacks,
build-to lines, building height, a building’s relationship to the street and allowable
building encroachments into the right of way are the bulk standards specified in
this section. Site constraints including existing and proposed easements, utilities,
and natural features including trees may affect the location of a structure on a lot.
a. Setbacks for Neighborhood Zone Lots:
Setback Principal Building Accessory Structure
Front
The setback is measured on a line that
is drawn perpendicular to the front
property line at the midpoint of the lot.
The minimum is 10.0 feet and the
maximum is 15.0 feet. At no point shall
the setback be less than 5.0 feet from
the front property line.
Not Applicable.
Interior Side
(Adjacent to Another
Lot)
5.0 feet minimum. 10.0 feet maximum
within 30.0 feet of the front property
line.
3.0 feet minimum.
Exterior Side
(Adjacent to Right of
Way)
0.5 feet minimum. (Note the setback
for projections into the exterior side
setback.) 7.5 feet maximum.
0.5 feet (See the setback for projections
into the exterior side setback.)
Rear Setback 3.0 feet minimum. 3.0 feet minimum.
b. Maximum Projections into Setbacks for Neighborhood Zone Lots:
Type Setback Principal Building Accessory Structure
Buttress, chimney,
cornice, pilaster, bay
window
Front No closer than 2.0 feet from
the face of the building. Not Applicable.
Interior side 3.0 feet. 1.0 foot.
Exterior
side 0.0 feet. 0.0 feet.
Rear 2.0 feet. 2.0 feet.
Unenclosed steps,
stoops, ramps
Front 0.0 feet Not Applicable.
Interior side 3.0 feet. 3.0 feet.
Exterior
side 0.0 feet. 0.0 feet.
Rear 3.0 feet. 3.0 feet.
Overhanging roofs,
eaves, gutters,
awnings, etc. 8 feet
or more above grade
Front No closer than 2.0 feet from
the face of the building. Not Applicable.
Interior side 3.0 feet. 1.5 feet.
Exterior
side
1.0 feet beyond the property
line overhanging the public
sidewalk. No projection may
extend beyond a public road
curb line.
1.0 feet beyond the property line
overhanging the public sidewalk.
No projection may extend
beyond a public road curb line.
Rear No closer than 1.0 feet to the
property line.
No closer than 1.0 feet to the
property line.
Mechanical
equipment, heating
and cooling units
Front Not Applicable. Not Applicable.
Interior side 2.0 feet. 2.0 feet.
Exterior
side Not Applicable. Not Applicable.
Rear 3.0 feet. 3.0 feet.
Fences and retaining
walls.
Front 0.0 feet up to 3.0 feet high. Not Applicable.
Interior side
0.0 feet up to 3.0 feet high in
front of the face of the
building; 8.0 feet high behind
the face of the building.
0.0 feet up to 8.0 feet high.
Exterior
side 0.0 feet up to 8.0 feet high. 0.0 feet up to 8.0 feet high.
Rear 3.0 feet up to 8.0 feet high. 3.0 feet up to 8.0 feet high.
c. Neighborhood Zone Lot Minimum Setback Details:
d. Setbacks for Urban Zone Lots:
Setback Principal Building Accessory Structure
Front
The minimum is 1.0 foot measured
parallel to the property line. The
maximum is 5.0 feet.
Not Applicable.
Interior Side
(Adjacent to Another
Lot)
5.0 feet minimum. 10.0 feet maximum.
May be 0.0 feet where there is a
common wall between buildings.
Where an urban zone lot is adjacent to
a neighborhood zone lot the minimum
side setback shall be five (5.0) feet.
3.0 feet. May be 0.0 feet where there is a
common wall between buildings.
Exterior Side
(Adjacent to Right of
Way)
0.5 feet minimum. 5.0 feet maximum. 0.5 feet (See the setback for projections
into the exterior side setback.)
Rear Setback 3.0 feet. 3.0 feet.
e. Maximum Projections into Setbacks for Urban Zone Lots:
Type Setback Principal Building Accessory Structure
Buttress, chimney,
cornice, pilaster, bay
window
Front 0.0 feet. Not Applicable.
Interior side 3.0 feet; not applicable where
the side setback is 0.0 feet. 3.0 feet; not applicable where the
side setback is 0.0 feet.
Exterior
side 0.0 feet. 0.0 feet.
Rear 1.0 foot. 1.0 foot.
Unenclosed steps,
stoops, ramps
Front 0.0 feet Not Applicable.
Interior side 3.0 feet; not applicable where
the side setback is 0.0 feet.
3.0 feet; not applicable where the
side setback is 0.0 feet.
Exterior
side 0.0 feet. 0.0 feet.
Rear 3.0 feet. 3.0 feet.
Overhanging roofs,
eaves, gutters,
awnings, etc. 8 feet
or more above grade
Front 0.0 feet Not Applicable.
Interior side 3.0 feet; not applicable where
the side setback is 0.0 feet.
1.5 feet; not applicable where the
side setback is 0.0 feet.
Exterior
side
1.0 feet beyond the property
line overhanging the public
sidewalk. No projection may
extend beyond a public road
curb line.
1.0 feet beyond the property line
overhanging the public sidewalk.
No projection may extend
beyond a public road curb line.
Rear No closer than 1.0 feet to the
property line.
No closer than 1.0 feet to the
property line.
Mechanical
equipment, heating
and cooling units.
Front Not Applicable. Not Applicable.
Interior side 2.0 feet; not applicable where
the side setback is 0.0 feet.
2.0 feet; not applicable where the
side setback is 0.0 feet.
Exterior
side Not Applicable. Not Applicable.
Rear 3.0 feet. 3.0 feet.
Fences and retaining
walls.
Front 0.0 feet up to 3.0 feet high. Not Applicable.
Interior side
0.0 feet up to 3.0 feet high in
front of the face of the
building; 8.0 feet high behind
the face of the building.
0.0 feet up to 8.0 feet high.
Exterior
side 0.0 feet up to 8.0 feet high. 0.0 feet up to 8.0 feet high.
Rear 3.0 feet up to 8.0 feet high. 3.0 feet up to 8.0 feet high.
f. Urban Zone Lot Minimum Setback Details:
g. Special Front Encroachment Provisions for Commercial Uses on Urban
Zone Lots: This section is applicable where the use of an urban zone lot is
commercial (office, restaurant or retail) and the business actively utilizes the
sidewalk adjacent to the building for outdoor eating, sales or entertainment.
Architectural elements at grade including stoops, ramps, stairs, porches,
colonnades, arcades and bay windows, projecting forward of the front plane of
the building, may encroach upon the right of way up to one (1) foot provided
vehicular and pedestrian circulation is not unreasonably restricted and the
encroachment is approved in writing by the Director and City Engineer. In no
case may the unobstructed width of the sidewalk be reduced to less than five
(5) feet.
h. Special Front Overhang Provisions for Urban Zone Lots:
i. Where the ground level use is nonresidential and the sidewalk in front of
the building may be utilized for outdoor eating, sales, entertainment or
window shopping, or where protection from the sun and rain is desirable
and appropriate, awnings, canopies, marquees and entryway covers
projecting forward of the front plane of the building may encroach upon
the right of way up to five (5) feet provided that the lowest element of the
overhang is not less than eight (8) feet above grade. The overhang may
extend up to the entire width of the facade. The encroachment must be
approved in writing by the Director and City Engineer.
ii. In locations where the ground level use is residential, awnings, canopies,
marquees and entryway covers over the stoop or entry feature projecting
forward of the front plane of the building may encroach upon the right of
way up to five (5) feet provided that the lowest element of the overhang is
not less than eight (8) feet above grade. The overhang should extend no
more than one foot on either side of the stoop or entry feature. The
encroachment must be approved in writing by the Director and City
Engineer.
iii. For all uses on levels above the ground level, balconies and balcony
awnings, canopies, or covers over the balconies projecting forward of the
front plane of the building may encroach upon the right of way up to three
(3) feet provided that the lowest element of the balcony or overhang is not
less than eight (8) feet above grade. The overhang should extend no more
than one foot on either side of the window or door which it serves. The
encroachment must be approved in writing by the Director and City
Engineer. Regardless of the relationship to the front property line, in no
event may upper level balconies and associated awnings, canopies or
covers extend more than three (3) feet from the face of the building.
i. Special Front Setback Provisions for Lots Located on a Green: Lots that
front directly on a Green may have a zero front setback. Steps, stoops, ramps,
buttresses, chimneys, cornices, pilasters, bay windows and overhanging roofs,
eaves, gutters, awnings, etc. eight (8) feet or more above grade may extend
beyond the front property line into the Green up to two and a half (2.5) feet.
j. Corner Lots in the Urban Zone: Corner lots in the urban zone will be
considered to have two fronts, one on each of the two intersecting streets. If,
in the review of a site plan for a structure on a corner lot, the City determines
that a sightline for traffic visibility is obstructed by the proposed structure,
greater setbacks may be required. Detached accessory garage structures require
a three (3) foot exterior side setback to provide for adequate turning radius and
access.
k. Corner Lots in the Neighborhood Zone:
i. Corner lots in the neighborhood zone that are served by an alley in the rear
shall adhere to the exterior side setback provisions for neighborhood lots
provided, however, that detached accessory garage structures accessed
from the street rather than the alley require a three (3) foot exterior side
setback to provide for adequate turning radius and access.
ii. Corner lots in the neighborhood zone that border a mid-block side yard in
the rear shall maintain a five (5) foot rear setback and the exterior side
setback shall be five (5) feet for the rear thirty-five (35) feet of the lot.
Additionally, the midblock lot to the rear of the corner lot may maintain a
front setback of seven and a half (7.5) feet.
l. Front Setback Uniformity: The front setbacks on lots where there is a
transition from an urban to a neighborhood zone, or where the front setbacks
on lots in either zone are proposed to be greater than the minimum permitted,
should be designed to maintain a uniform transition. The difference in front
setbacks on adjacent lots shall be five (5) feet. In and out variations of front
setbacks from lot to lot shall be avoided.
m. Alley Side Setbacks: If the side property line of a lot is adjacent to an alley,
the minimum setback from the alley right of way shall be three feet for
principal buildings and accessory structures.
n. Maximum Side Setbacks: Maximum side setbacks are necessary to maintain
a consistency in the scale and relationship of buildings within the development.
Maximum interior side setbacks must be maintained for a distance of twenty-
five (25) feet from the front property line but not less than ten (10) feet from
the face of the building. The distance from the face of the building may not be
measured from the face of a porch, stoop, balcony, bay window or other
projection. Maximum exterior side setbacks must be maintained for not less
than fifty percent (50%) of the length of the structure. Any portion of the length
of the side lot line adjacent to a right of way shall be defined by a wall or fence
not less than six (6) feet high. The wall or fence may be penetrated by gates or
driveways to parking areas.
o. Exceptions to Maximum Front and Side Setbacks on Urban Zone Lots:
Maximum front and side setbacks may be increased where the setback area is
used for a plaza, pocket park, parking spaces, or pedestrian amenity and where
the area can be programmed for active use including outdoor restaurant seating,
entertainment, a fountain or statuary, outdoor seating, pedestrian connection to
a parking area or other space intended for active use. Such spaces are important
to larger scale structures, civic structures, schools and similar uses.
p. Setbacks in Urban Lots located in Phase B, Parcels C, K, G and H.
Setbacks for Parcels C, K, G and H within Phase B shall comply with NADC
Table 3-3 - the Downtown Mixed Use District setback requirements.
q. Height: Maximum building heights shall be as specified herein.
Modifications to maximum and minimum building heights may be granted as
provided for in §§II.A.3 and 4.
i. Maximum building height shall be fifty (50) feet in all phases except Phase
B.
ii. Maximum building height shall be four (4) stories not to exceed sixty (60)
feet for buildings in Phase B, with an exception for the hotel, the mixed use
building to be located on Parcel C of Phase B, and Railroad Avenue
ballpark outfield building which maximum building height shall be eight
(8) stories not to exceed ninety (90) feet.
iii. The maximum height for civic buildings located in any phase is seventy
(70) feet.
r. Riverside Village: Buildings constructed on lots with either a front or side lot
line adjacent to Center Street south of Railroad Avenue or on lots with either a
front or side lot line adjacent to the Village shall adhere to the following
standards:
i. General Development Standards – Buildings should be located and
designed so that they provide visual interest and create enjoyable, human-
scale spaces.
a) Key buildings should be designed to be compatible, in form and
proportion, with the traditional and historic pattern of main streets to
create a vista to the City Greeneway and Savannah River.
b) Buildings or groups of buildings should include a variety of forms,
materials and colors, while maintaining a unified appearance.
c) Buildings should include a richness of architectural detail to help define
their scale.
ii. Frontage – There is no minimum or maximum frontage established in these
guidelines. However, buildings with large frontages are required to
modulate their apparent facade width or facades pursuant to §II.E.3.r.vi.c)
below. In the aggregate, not less than eighty-five percent (85%) of the
frontages and side lot lines shall be built to within three (3) feet of the front
property line.
iii. Maximum and Minimum Height – The maximum height shall be as
provided for in §II.E.3.q.ii. The minimum height shall be twenty-four (24)
feet, with the exception of the building identified as “G2” on Exhibit B,
which shall have a minimum height of twelve (12) feet and certain other
retail buildings in Phase B may have a minimum height of twelve (12) feet.
Minimum height is measured from the center of the front elevation to the
eave or parapet.
iv. Orientation – Buildings shall be oriented to the street. A building is
oriented to the street where:
a) The setback standards established in §3.8.4.4.1 of the NADC, are met;
b) Principal entrances to buildings face a street or open to a square, plaza
or sidewalk;
c) The principal entrance does not open onto an off-street parking lot;
d) All street level uses with sidewalk frontage are furnished with an
individual entrance and direct access to the sidewalk in addition to any
other access that may be provided;
e) Off-street parking does not lie between the building’s principal
entrance and the street; and
f) Pedestrian access from the public sidewalk, street right of way, or
driveway to the principal structure is provided on a hard surface.
v. Grade – The ground floor of buildings shall be aligned with the finished
grade of the street or adjacent sidewalk(s) or may be constructed on a
separate level above the street edge or sidewalk grade. Any ground floor
building constructed above the grade of the street or adjacent sidewalk and
requiring a step or stoop shall have readily proximate accessible entries.
The principal entry for a civic use or a civic building may include a stoop,
portico, colonnade or a portal.
vi. Fenestration, Openings, and Storefronts – This section applies to all
storefronts and commercial frontages.
a) Facades – Facades facing or visible from the Riverside Village shall
include at least four (4) of the following elements:
i) A defined parapet wall;
ii) A cornice adjoining the top of the roof or top of the facade;
iii) Clerestory windows above the storefront windows for high single
level spaces or those with interior mezzanines;
iv) Windows in each floor above the ground level. Upper level
individual window openings shall not exceed four (4) feet
horizontally and eight (8) feet vertically. Circular, semicircular and
octagonal windows are permitted;
v) Architectural treatment to articulate the middle of any two-story
building, or the first and second floors of a building exceeding two
stories, including molding, a canopy, a transom or similar elements;
vi) A recessed entryway where the floor area is not less than fifteen
(15) square feet, and door openings do not exceed six (6) feet
horizontally and ten (10) feet vertically. Overhead doors for loading
docks, delivery and distribution shall be permitted only on the rear
of the building.
b) Windows – Between sixty percent (60%) and ninety percent (90%) of
the length, and at least fifty percent (50%) of the surface elevation of
the first floor street frontage shall be in transparent public entrances or
windows including retail display windows. Between ten percent (10%)
and fifty percent (50%) of the surface of the front facade of each floor
above the first floor street frontage shall be in transparent windows.
These requirements are applicable to Riverside Village buildings, with
the exception of the ballpark, ballpark outfield and parking garage
buildings.
c) Building Modulation – Building frontages that face public streets and
exceed a width of twenty-four (24) feet must include vertical piers or
other vertical visual elements to break the plane of the building
frontage. Such vertical piers or vertical elements must be spaced at
uniform or near uniform intervals of approximately twelve (12) but no
more than twenty-four (24) feet along the entire building frontage.
Vertical visual elements may include entryways, windows, columns,
colonnades or other form of modular fenestration.
d) Entryways – Recessed entryways in accordance with section II.E.3
q.vi.a.vi are permitted in order to provide a sense of entry and to add
variety to the streetscape.
e) Canopies – Canopies, awnings and similar appurtenances are
encouraged at the entrances to buildings and in open space areas. (Refer
to §II.E.3.h.).
s. Riverfront Park Blockfaces: All buildings on lots that front on Front Street
and/or Riverfront Park from Preservation Park to one (1) block east of Center
Street shall have a minimum height to the eave or parapet of twenty-four (24)
feet.
t. Railroad Avenue Blockfaces: All buildings on lots that front on Railroad
Avenue between the Georgia Avenue/13th Street Bridge and Preservation Park
shall have a minimum height to the eave or parapet of twenty-four (24) feet.
u. Corner Lots: Notwithstanding subsections II.E.3.s and t above, corner lots that
front on Railroad Avenue and Center Street shall have a minimum height of
thirty-two (32) feet to the eave or parapet to hold the corners.
4. Parking:
a. Off-street parking lot design and parking space and aisle dimensions shall be
as specified in the applicable provisions of the NADC. Tandem parking,
defined as a parking space that is only accessed by passing through another
parking space, is acceptable design and is included in the parking space count
for that lot or parcel.
b. Notwithstanding the provisions of §3.6.1.6.6 of the NADC, on-street parking
is permitted in the Hammond’s Ferry Planned Development and may be
counted toward the required off-street parking for nonresidential and Phase B
residential uses.
c. Notwithstanding the provisions of the NADC, where City Council has entered
into a Master Parking Agreement (“MPA”), which may include off-site
location, number of spaces, etc., with the Phase B Developer or its assignee for
any parcel or parcels within the Riverside Village, and to the extent any
conflicts arise between the provisions of this Ordinance or the NADC and the
provisions of such MPA, the provisions of the MPA will control.
d. The number of parking spaces required shall be:
i. Two (2) per detached single-family dwelling plus .5 spaces per bedroom
over 2 for Phase B only.
ii. Two (2) per attached single-family dwelling unit.
iii. One and one half (1.5) per multifamily dwelling unit.
iv. One (1) per four hundred (400) gross square feet of retail, commercial,
professional office and civic use; for Phase B, this parking requirement is
deemed met due to on-street parking and parking available in the parking
decks located on Parcel B and Parcel E, as may be further provided for in
an MPA.
v. One half (½) per hotel room.
vi. Two (2) per assisted living room or one (1) per assisted living bed,
whichever is less.
vii. Parking required for assembly uses including churches, schools, sports
stadiums, conference facilities, etc. shall be provided off-street and
determined and approved at the time of site plan approval. The
determination of required parking may be referred to the Planning
Commission pursuant to §II.A.4 above.
viii. Except for Phase B and as provided for in any MPA, parking required for
residential uses shall be provided off-street and must be accessed from an
alley unless the lot is designed for side street garage access or is a front
loaded lot.
ix. Parking required for multifamily residential uses may be satisfied by
available parking spaces in the parking decks located on Parcel B and
Parcel E, as may be further provided for in an MPA.
e. Parking required for nonresidential uses may include on-street parking where
available and shall be delineated adjacent to the frontage of the property in
accordance with §II.E.1 of this Ordinance. Not more than one-half (½) of the
required parking may be provided on the street.
f. Delineated on-street parking spaces may include handicap spaces but may not
be used to provide required handicap spaces.
g. Trucks, boats, campers and trailers (collectively, recreational vehicles) shall be
parked in single-family residential rear yards or designated recreational vehicle
parking areas only. Designated recreational vehicle parking areas may be used
only by the owners or tenants of structures located on lots within the
Hammond’s Ferry Planned Development. Recreational vehicle parking areas
should be located away from major traffic and activity areas and screened from
public view to the extent practicable. Appropriate locations include within
power line easements and on the fringe of open space areas. As low turnover
parking areas, designated recreational vehicle parking areas shall be paved
with an all weather surface. A gravel surface may be used provided drainage
is adequately designed and maintained to prevent fines from eroding into
drainage ways and a twenty (20) foot asphalt or concrete apron between the
parking area and edge of pavement in the public right of way is installed and
maintained.
h. Unless provided separately in an MPA, which shall control over this
Ordinance, as part of the application submittal for each major subdivision
development plan, the Master Developer or its assignee shall prepare and
include an on-street parking management plan that identifies where on-street
parking will be located and what procedures will be utilized to manage the
parking to provide for continuous vehicular circulation, emergency vehicle
access, construction access, commercial deliveries and sanitation vehicle
circulation.
i. Bicycle parking required for commercial uses may be included and shown on
the major subdivision plan applications and site plans as provided for in the
NADC.
5. Landscaping: Proposed landscaping shall be installed in accordance with the
applicable provisions of the NADC with the following exceptions.
a. Public Park Landscaping: Any design and implementation of public park and
open space landscaping will be done in cooperation with the City. Public space
improvement plans shall be subject to applicable review and approval by the
City.
b. Street Trees: Each street to be dedicated to the City shall be landscaped with
street trees within the minimum five (5) foot planting strip between the back
of the curb or edge of the pavement and the sidewalk. The number, size and
spacing of street trees shall be in accordance with the applicable provisions of
the NADC and as approved by the City.
c. Street tree spacing may be adjusted where necessary to provide for adequate
sight lines at intersecting streets and alleys and to prevent the obstruction of
stop signs.
d. Street trees shall be installed along both sides of streets. Where the property
on one side of a street is occupied by a park, open space, pond, lake or plaza,
the requirement for and location of street trees on that side of the street may be
waived or adjusted pursuant to §II.A.4 of this Ordinance.
e. Private Site Landscaping: Landscaping of commercial, multifamily and civic
sites, including parking lots, shall be in accordance with the applicable
provisions of the NADC. The character of the Hammond’s Ferry Planned
Development provides for smaller parcels with less room for landscaping and
larger landscaped public open space. NADC requirements for site and parking
lot landscaping may be waived or adjusted pursuant to §II.A.4 of this
Ordinance. No buffering between uses will be required.
f. Maintenance of Unimproved Lots: Between the time of final approval of a
subdivision plat for a phase or any portion of a phase and prior to the initiation
of construction of a building on a lot, both the lot and any adjacent right of way
landscaping area shall be regularly maintained by the developer. Maintenance
shall include regular mowing to keep grass less than twelve (12) inches in
height, weed control and pest control.
6. Signs: Signs shall be permitted as specified in the applicable provisions of Article
13 of the NADC. The maximum sign area and height shall be as specified for the
uses listed in Table 13-2, Sign Area, Height and Location for the comparable uses
specified in §II.B of this Ordinance. The Master Developer may enforce more
restrictive standards through the Hammond’s Ferry Pattern Book and the
associated Design Submittal Review Process by the HFDC.
NADC Table 13-2 Hammond’s Ferry Use (§II.B)
Single Family Dwelling Units Single-family detached
Townhouse or
Rowhouse Single-family attached
Multi-Family Dwelling
Structure
Multifamily, assisted living, adult congregate homes,
nursing homes
Traditional Neighborhood
Commercial Development
(TND)
Commercial including retail, office, live-work units,
restaurant
Critical Areas Agriculture, recreation, boathouse, marina, boat ramp
Institutional Civic, institutional, educational, lodging, meeting
facilities, sports stadiums
In lieu of the standards applicable to Traditional Neighborhood Commercial
Development (TND) uses provided for in Table 13-2 of the NADC, the Master
Developer may utilize the standards in §§3.8.4.5.2 through 3.8.4.5.9 of the NADC
regulating sign design and placement in the Georgia Avenue Corridor Overlay
District.
F. Land Dedication: Land dedicated to the City subsequent to the development of the
property will include road rights of way, utility lift stations, storm water detention
areas and utility easements required for utility extensions necessary to serve the
development in accordance with the applicable provisions of City standards.