031725 Council Mtg Discussion Items with AttachmentsDISCUSSION ITEMS FOR
MARCH 17, 2025
CITY COUNCIL MEETING
The documentation provided herewith consists of advance draft materials for review by Mayor
and City Council. Such documents may be revised prior to the actual Council meeting before any
formal consideration of same by Mayor and City Council. Said documents may also be revised by
way of a proper amendment made at the Council meeting. These documents are informational
only and not intended to represent the final decision of the Council.
Page 1 of 3
Administration Department
Interoffice Memorandum
TO: Mayor and City Council
FROM: Jim Clifford, City Administrator
DATE: March 14, 2025
SUBJECT: Regular City Council Meeting of March 17, 2025
REGULAR COUNCIL MEETING
ITEM 5. PROCLAMATION(S):
a. Child Abuse Prevention Month – April 2025
b. National Public Safety Telecommunicators Week – April 13 – April 19, 2025
c. Month of the Military Child – April 2025
Mayor Williams will recognize the above proclamations.
Please see ATTACHMENT #’s 5a, 5b, and 5c for a copy of the proclamations.
ITEM 6. YOUTH APPRECIATION: Recognition of North Augusta High School Participants – Sponsored by
the Optimist Club of North Augusta
The City of North Augusta, in conjunction with the North Augusta Optimist Club, sponsor Youth
Appreciation Day. This program offers selected North Augusta High School senior students the
opportunity to be recognized as honorary members of the North Augusta City Council and Leadership
Team to learn more about city government. The morning begins with a welcome from Mayor Williams
and a tour of many of the City's operational facilities.
The students will return at 5:45 p.m. along with their families to the Municipal Center to participate in the
evening's regular City Council meeting. During the meeting, students will be seated with their
counterparts on the dais and on the front rows. Mayor Williams will recognize the participants and make
a special presentation.
Please see ATTACHMENT #6 for a copy of the participants.
Page 2 of 3
OLD BUSINESS
ITEM 7. ENGINEERING: Ordinance No. 2025-06 Amending Chapter 6, Article III, Titled “Construction
Permit Schedules” of the City Code of the City of North Augusta, South Carolina – Second Reading
An ordinance has been prepared for Council’s consideration to approve Amending Chapter 6, Article III,
Titled “Construction Permit Schedules” of the City Code of the City of North Augusta, South Carolina.
Please see ATTACHMENT #7 for a copy of the proposed ordinance.
ITEM 8. PLANNING & DEVELOPMENT: Ordinance No. 2025-07 To Amend the Zoning Map of the City
of North Augusta, South Carolina by Rezoning ± 25.59 Acres of Land Owned by Hull Martintown, LLC
Tax Parcel No. 001-20-01-001 and 001-20-01-002 from GC, General Commercial to PD, Planned
Development – Second Reading
An ordinance has been prepared for Council’s consideration to approve To Amend the Zoning Map of the
City of North Augusta, South Carolina by Rezoning ± 25.59 Acres of Land Owned by Hull Martintown, LLC
Tax Parcel No. 001-20-01-001 and 001-20-01-002 from GC, General Commercial to PD, Planned
Development.
Please see ATTACHMENT #8 for a copy of the proposed ordinance.
ITEM 9. PLANNING & DEVELOPMENT: Ordinance No. 2025-08 To Approve the General Development
Plan for the 201.8+ Acre the Hive Planned Development on the East Side of West Martintown Road
Between Knobcone Avenue and Interstate 20 – Second Reading
An ordinance has been prepared for Council’s consideration to approve To Approve the General
Development Plan for the 201.8+ Acre the Hive Planned Development on the East Side of West
Martintown Road Between Knobcone Avenue and Interstate 20.
Please see ATTACHMENT #9 for a copy of the proposed ordinance.
ITEM 10. ADMINISTRATION: Ordinance No. 2025-09 Amending Article VI, Division 2/Demonstrations
and Parades/of the Municipal Code for the City of North Augusta Section 16-100 through 16- 105.
Specifically, the Amendment Transfers the Authority for the Issuance of Permits Related to
Demonstrations and Parades from the City Council to the City Administrator or Assistant City
Administrator – Second Reading
An ordinance has been prepared for Council’s consideration to approve Amending Article VI, Division
2/Demonstrations and Parades/of the Municipal Code for the City of North Augusta Section 16-100
through 16- 105. Specifically, the Amendment Transfers the Authority for the Issuance of Permits Related
to Demonstrations and Parades from the City Council to the City Administrator or Assistant City
Administrator.
Please see ATTACHMENT #10 for a copy of the proposed ordinance.
]
Page 3 of 3
NEW BUSINESS
ITEM 11. ENGINEERING: Resolution No. 2025-08 Authorizing the City of North Augusta to Enter into a
Contract with CJW Site Services to Perform Debris and Obstruction Removal for Needed Repairs to
Public Stormwater Detention Facilities
A resolution has been prepared for Council’s consideration to approve Authorizing the City of North
Augusta to Enter into a Contract with CJW Site Services to Perform Debris and Obstruction Removal for
Needed Repairs to Public Stormwater Detention Facilities.
Please see ATTACHMENT #11 for a copy of the proposed resolution.
ITEM 12. BOARDS AND COMMISSIONS: The Clubhouse at Riverside Village Owner’s Association, Inc. –
Appointment by the Mayor; Receipt of information by Council
Mayor Williams will review a letter regarding The Clubhouse at Riverside Village Owner’s Association, Inc.
– Appointment by the Mayor.
PROCLAMATION
CHILD ABUSE PREVENTION MONTH
WHEREAS, South Carolina's future prosperity and quality of life depend on the healthy
development of the more than 1.1 million children residing in the diverse communities across our
state; and 38,083 in Aiken County; and
WHEREAS, preventing child abuse and neglect must be a priority that requires individuals,
families, child-serving organizations, schools, faith-based groups, businesses, government
agencies, and civic leaders to support the physical, emotional, social, and educational well-being
of all children; and
WHEREAS, child abuse is a serious public health issue with wide-ranging societal consequences,
as data show the link between the abuse and neglect of children and a wide range of costly medical,
emotional, psychological, and behavioral issues into adulthood; and
WHEREAS, parents and caregivers who have a support system of family and friends, know where
to find public resources, and understand how to remain resilient in challenging times are best-
equipped to provide safe, nurturing environments for their children; and
WHEREAS, statewide and community prevention programs serve as proven and effective ways to
reduce child abuse and neglect no matter the geographic region, race or ethnicity, or economic
status; and
WHEREAS, in fiscal year 2023-2024, there were 8,304 substantiated Child Protective Services
(CPS) investigations with 14,711 children in South Carolina, and 101 investigations with 206
children in Aiken County.
NOW, THEREFORE, I, Briton S. Williams, Mayor of the great city of North Augusta, do hereby
proclaim April 2025 as
CHILD ABUSE PREVENTION MONTH
throughout North Augusta and encourage all South Carolinians to dedicate themselves to
protecting the quality of life for all families and children so that we end child neglect and abuse.
______________________________
Briton S. Williams, Mayor
City of North Augusta
ATTACHMENT #5a Page 1 of 1
PROCLAMATION
NATIONAL PUBLIC SAFETY TELECOMMUNICATORS WEEK
April 13 – April 19, 2025
WHEREAS, Emergencies can occur at any time that require police, fire, or emergency medical services;
and,
WHEREAS, When an emergency occurs the prompt response of police officers, firefighters, and
paramedics is critical to the protection of life and preservation of property; and,
WHEREAS, The safety of our police officers, firefighters, and paramedics is dependent upon the quality
and accuracy of information obtained from citizens who telephone the City of North Augusta emergency
communications center; and,
WHEREAS, Public Safety Telecommunicators are the first and most critical contact our citizens have with
emergency services; and,
WHEREAS, Public Safety Telecommunicators are the single vital link for our police officers, firefighters,
and paramedics by monitoring their activities by radio, providing them information, and ensuring their
safety; and,
WHEREAS, Public Safety Telecommunicators of the City of North Augusta have contributed substantially
to the apprehension of criminals, suppression of fires, and treatment of patients; and,
WHEREAS, Each dispatcher has exhibited compassion, understanding, and professionalism during the
performance of their job in the past year.
NOW, THEREFORE, I, Briton S. Williams, Mayor of the City of North Augusta, hereby recognize the
week of April 13 through April 19, 2025, to be National Public Safety Telecommunicators Week, in honor
of the men and women whose diligence and professionalism keep our city and citizens safe.
IN WITNESS WHEREOF, I have hereunto set my hand and caused the seal of the City of North Augusta,
South Carolina, to be affixed this seventeenth day of April, 2025.
______________________________
Briton S. Williams, Mayor
City of North Augusta
ATTACHMENT #5b Page 1 of 1
PROCLAMATION
Month of the Military Child
WHEREAS, the City of North Augusta wishes to pay tribute to the resilience and courage of our
military children; over two million active duty, National Guard, Reserve, and children of veterans
who did not make the choice to serve, but live each day supporting their brave parents; and
WHEREAS, from a young age, children of service members sometimes endure long separations
from their parents and shoulder the burdens of service. They spend holidays and milestones apart
from those they love the most, or celebrate with only a short phone call or virtual chat from a
faraway parent; and
WHEREAS, the physical, social and emotional well-being of children in military families is
essential to their success and has a direct impact on the strength of military families serving our
country; and
WHEREAS, by ensuring military children are safe and supported in our schools and communities,
our men and women in uniform can focus on the challenges and missions they face in the line of
duty; and
WHEREAS, observing the Month of the Military Child demonstrates our support for military
children who make daily sacrifices so their parents can keep our Nation safe.
NOW, THEREFORE, I, Briton S. Williams, Mayor of the great city of North Augusta, do hereby
proclaim April 2025 as the
Month of the Military Child
to encourage all citizens of North Augusta to take time to honor our military youth and the family
members who care for them.
______________________________
Briton S. Williams, Mayor
City of North Augusta
ATTACHMENT #5c Page 1 of 1
YOUTH APPRECIATION DAY 2025
Position City Official Honorary Member
Mayor Briton S. Williams Hakeem Lawrence
Councilmember David B. Buck Makai Allen
Councilmember Pat C. Carpenter Madison Cabral
Councilmember Jenafer F. McCauley Bryan Johnson
Councilmember David W. McGhee Evan Hargrove
Councilmember Kevin W. Toole Cason Seymour
City Clerk Jamie Paul Breanna Conger
City Administrator James S. Clifford Jada Mattis
Assistant City Administrator J.D. McCauley Yazmyn Ramirez-Saldana
City Attorney Kelly F. Zier Nygel Bright
Director of Finance Lynda R. Williams Katherine Ellis
Director of Parks & Recreation Richard L. Meyer Abby Westbrook
Manager of Tourism Karl Waldhauer Ava Conger
Director of Public Safety Junior Johnson Matthew Porter
Director of Engineering & Public
Works
Thomas C. Zeaser Stephen Kohler
Director of Planning and
Development
Thomas L. Paradise Colin Day
Director of Public Services James E. Sutton Amya Hout
Manager of Human Resources Kayla Ferguson Megan Arnold
Manager of Information
Technologies
Ricky Jones Bryson Coleman
ATTACHMENT #6 Page 1 of 1
ORDINANCE NO. 2025-06
AMENDING CHAPTER 6, ARTICLE III,
TITLED “CONSTRUCTION PERMIT SCHEDULES”
OF THE CITY CODE OF THE
CITY OF NORTH AUGUSTA, SOUTH CAROLINA
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. Chapter 6, Article III, is hereby amended and when amended shall read as follows:
ARTICLE III. CONSTRUCTION PERMIT SCHEDULES
Sec. 6-12. Building permits schedule.
(a) Upon application for a building permit, fees shall be paid to the city in accordance with the
following schedule:
Total Valuation Fee
$1,000.00 and less $25.00
$1,001.00 to $50,000.00 $25.00 for the first $1,000.00 plus $6.00 for
each additional thousand or fraction thereof,
up to and including $50,000.00
$50,001.00 to $100,000.00 $319.00 for the first $50,000.00 plus $5.00 for
each additional thousand or fraction thereof,
up to and including $100,000.00
$100,001.00 to $500,000.00 $569.00 for the first $100,000.00 plus $4.00
for each additional thousand or fraction
thereof, up to and including $500,000.00
$500,000.00 to $1,000,000.00 $2,169.00 for the first $500,000.00 plus $3.00
for each additional thousand or fraction
thereof.
Over $1,000,000.00 $3,669.00 for the first $1,000,000.00 plus
$2.00 for each additional thousand or
fraction thereof.
For the moving of any building or structure $100.00
For the demolition of any building or structure $50.00 for up to 100,000 cu. ft.;
$0.50/1,000 cu. ft. for 100,001 cu. ft. and over
Penalty Where work for which a permit is required by
the standard codes is started or proceeded
with prior to obtaining said permit, the fees
herein specified shall be doubled, but the
payment of such double fee shall not relieve
any persons from fully complying with the
requirements of the standard codes in the
ATTACHMENT #7 Page 1 of 2
execution of the work nor from any other
penalties prescribed therein.
Plan Review When the valuation of the proposed construc-
tion exceeds $1,000.00 and a plan is required
to be submitted by the standard codes, a
plan review fee shall be paid to the city
official at the time of submitting plans and
specifications for checking. Said plan review
fee shall be equal to one-half of the building
permit fee as set forth in this fee schedule.
Such plan-review fee is in addition to the
building permit fee but shall not be charged
on any one- and two-family residential
construction.
(b) For new commercial and R-3 (one- and two-family) residential construction, the value shall be
calculated based on the per square foot values reported in the International Code Council (ICC)
Building Valuation Data in August of the previous calendar year, with a multiplier of 1.0.
(c) For commercial and residential alterations or repairs, the value shall be the total contract
price.
Sec. 6-13, 6-14, 6-15, 6-16, 6-17, 6-18, 6-19
(No Change)
II. This Ordinance shall become effective immediately upon its adoption on second
reading.
III. All Ordinances or parts of Ordinances in conflict herewith are, to the extent of such
conflict, hereby repealed.
DONE, RATIFIED AND ADOPTED BY THE MAYOR AND CITY COUNCIL
OF THE CITY OF NORTH AUGUSTA, SOUTH CAROLINA, ON THIS ______ DAY OF
MARCH, 2025.
First Reading
Briton S. Williams, Mayor
Second Reading
ATTEST:
Jamie Paul, City Clerk
ATTACHMENT #7 Page 2 of 2
ORDINANCE NO. 2025-07
TO AMEND THE ZONING MAP OF THE CITY OF NORTH AUGUSTA,
SOUTH CAROLINA BY REZONING ± 25.59 ACRES OF LAND
OWNED BY HULL MARTINTOWN, LLC TAX PARCEL NO. 001-20-01-001 AND 001-20-
01-002 FROM GC, GENERAL COMMERCIAL TO PD, PLANNED DEVELOPMENT
WHEREAS, on December 18, 2023, by Ordinance 2023-32, the North Augusta
City Council adopted the North Augusta Development Code and a citywide Zoning Map which is
consistent with the City’s North Augusta 2021 Comprehensive Plan; and
WHEREAS, the property owner, Hull Martintown, LLC has requested the property
be rezoned from GC, General Commercial to PD, Planned Development.
WHEREAS, the North Augusta Planning Commission, following a February 19,
2025 public hearing, reviewed and considered a request by Hull Martintown, LLC to amend the
Official Zoning Map of North Augusta from GC, General Commercial to PD, Planned
Development for approximately +25.59 acres consisting of Tax Parcel 001-20-01-001 and 001-
20-01-002 and has issued their recommendation. The staff reports and the recommendation of the
Planning Commission have been provided to City 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:
I. Two parcels consisting of +25.59 acres owned by Hull Martintown, LLC, are hereby
rezoned from GC, General Commercial to PD, Planned Development. Said property is
Aiken County tax map parcel # 001-20-01-001 and 001-20-01-002 and specifically
identified as Exhibit “A” attached hereto.
II The Official Zoning Map for the City of North Augusta is hereby amended to reflect
this rezoning.
III. All ordinances or parts of Ordinances in conflict herewith are, to the extent of such
conflict, hereby repealed.
IV. This Ordinance shall become effective immediately upon its adoption on second and
final reading.
ATTACHMENT #8 Page 1 of 3
DONE, RATIFIED AND ADOPTED BY THE MAYOR AND CITY COUNCIL
OF THE CITY OF NORTH AUGUSTA, SOUTH CAROLINA, ON THIS ______ DAY OF
MARCH, 2025.
First Reading
Briton S. Williams, Mayor
Second Reading
ATTEST:
Jamie Paul, City Clerk
ATTACHMENT #8 Page 2 of 3
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Path: H:\kbaker\ArcGIS\Rezonings\RZM24-006 The Hive Martintown\RZM24-006 The Hive Martintown.aprx
Exhibit A
Application Number RZM24-006
Tax Parcel Numbers
001-20-01-002 and 001-20-01-001
A request to rezone approx. 25.59 ac from
GC, General Commercial to PD, Planned Development ±
Subject Parcels
approx 25.59 ac to be rezoned
PD, Planned Development
TPN 001-20-01-002
TPN 001-20-01-001
EXHIBIT A
ATTACHMENT #8 Page 3 of 3
Department of Planning
and Development
Project Staff Report
RZM24-006 The Hive W. Martintown
Prepared by: Kuleigh Baker
Meeting Date: February 19, 2025
SECTION 1: PROJECT SUMMARY
Project Name The Hive – W. Martintown Rezoning
Applicant McKnight Engler
Address/Location 1141 W. Martintown Rd.
Parcel Number 001-20-01-001 and 001-20-01-002
Existing Zoning GC, General Commercial
Traffic Impact Tier 2
Proposed Use commercial
Proposed Zoning PD, Planned Development
Future Land Use Mixed Use
SECTION 2: PLANNING COMMISSION CONSIDERATION
Section 18.11 of the North Augusta Development Code (NADC) provides uniform procedures for
processing changes to the Official Zoning Map.
The Planning Commission must use the criteria established in NADC Section 18.11.5 to evaluate
each application. These criteria are further analyzed in Section 6 of this report, but are as
follows per NADC Section 18.11.5.1-10:
1. The size of the tract(s) in question.
2. Whether the proposal conforms with and furthers the goals of the Comprehensive Plan,
other adopted plans, and the goals, objectives, and policies of this Chapter. Specifically, the
Planning Commission shall consider the goals stated in §1.3.
3. The relationship of the uses envisioned under the proposed zoning and the uses currently
present in adjacent tracts. Specifically, the Planning Commission shall consider the
following questions:
ATTACHMENT #8 - P&D STAFF REPORT Page 1 of 18
Project Staff Report
RZM24-006 The Hive W. Martintown
Prepared by: Kuleigh Baker
Meeting Date: February 19, 2025
Page 2 of 8
a. Is the proposed rezoning compatible with the surrounding area?
b. Will there be any adverse effects on the capacity or safety of the portion of street
network influenced by the proposed rezoning?
c. Will there be any adverse effects on existing or planned public utility services in the
area?
d. Will the proposed rezoning cause parking problems?
e. Will the proposed rezoning generate environmental impacts such as excessive storm
water runoff; water, air, or noise pollution; excessive nighttime lighting; or other
nuisances?
4. Any recent change of character in the area due to installation of public facilities, other zone
changes, new growth trends, deterioration and development.
5. The zoning districts and existing land uses of the surrounding properties.
6. If the subject property is suitable for the uses to which it has been restricted under the
existing zoning classification.
7. If the rezoning is compatible with the adjacent neighborhood, especially residential
neighborhood stability and character.
8. The length of time the subject property has remained vacant as zoned, if applicable.
9. If there is an adequate supply of land available in the subject area and the surrounding
community to accommodate the zoning and community needs including, but not limited to,
affordable housing and economic development.
10. If the existing zoning was in error at the time of adoption.
As referenced in item (2) above, NADC Section 1.3 states the following:
1.3. Comprehensive Development Code
The Development Code as established in this Chapter has been made in accordance with a
comprehensive plan for the purpose of promoting health, safety, and the general welfare of the
community. It is intended to consolidate in one place and in logical order, without unnecessary
duplication, the city’s regulations pertaining to land use and development. It is designed to
make it possible for all of those concerned with land use and development to have access to all
relevant city legislation in one convenient Chapter that is capable of being published and
distributed as a separate and comprehensive segment of the Code of Ordinances, City of North
Augusta, South Carolina, hereinafter referred to as the City Code, as a whole. The specific
objectives of this Chapter are:
1.3.1 To protect the health, safety and general welfare; and
1.3.2 To promote new development forms that complete neighborhoods that:
a. Are designed at a human scale by controlling massing and design that
respects the architectural vernacular of North Augusta;
ATTACHMENT #8 - P&D STAFF REPORT Page 2 of 18
Project Staff Report
RZM24-006 The Hive W. Martintown
Prepared by: Kuleigh Baker
Meeting Date: February 19, 2025
Page 3 of 8
b. Foster communication among neighbors and connectivity to the larger
community by allowing compact development patterns, interconnected
street systems, short blocks;
c. Include or reinforce central places, such as North Augusta’s traditional
downtown and neighborhood commercial centers, civic gathering places, and
open space;
d. Encourage walking and biking by the layout of blocks and streets;
e. Accommodate vehicular travel without allowing parking lots and streets to
dominate the built environment;
f. Provide a mix of housing types, including housing affordable to all
households and housing arrangements that foster neighborliness;
g. Provide a variety of spaces, including outdoor and passive outdoor uses,
which become part of the public realm;
h. Design streets as outdoor rooms, with attention to pedestrian and bicyclist
safety as well as to the safety of motorists;
i. Includes neighborhood design that responds to the natural, cultural and
historic context;
j. Protect and preserve places and areas of historical, cultural, or architectural
importance and significance; and
k. Are the result of a planning process that is inclusive and involves
opportunities for negotiation between the designer and the City.
Planning Commission Action Requested:
The Planning Commission may recommend approval or denial of this request according to
NADC § 18.11.4. The Planning Commission’s recommendation is then forwarded to the City
Council for their consideration per NADC § 18.11.4.1.
SECTION 3: PUBLIC NOTICE
Per NADC Article 18, a notice of the rezoning request and scheduled date of the Planning
Commission public hearing was originally mailed to property owners within 200 feet of the
subject property on January 24, 2025. The property was posted with the required public notice
on January 29, 2025. A public notice of the rezoning request and scheduled date of the
Planning Commission public hearing was published in The Augusta Chronicle and on the City’s
website at www.northaugustasc.gov on January 29, 2025.
ATTACHMENT #8 - P&D STAFF REPORT Page 3 of 18
Project Staff Report
RZM24-006 The Hive W. Martintown
Prepared by: Kuleigh Baker
Meeting Date: February 19, 2025
Page 4 of 8
SECTION 4: SITE HISTORY
The subject property is owned by Hull Martintown, LLC and is currently being graded and
prepped with initial infrastructure work for The Hive Planned Development.
SECTION 5: EXISTING SITE CONDITIONS
Existing Land Use Future Land Use Zoning
Subject
Parcel
Vacant Mixed Use PD, Planned
Development
North Transportation/Single-Family
Residential
Mixed Use/Low
Density Residential
PD, Planned
Development
South Single-Family Residential Low Density
Residential
R-5, Mixed
Residential/R-14,
Large Lot, Single-
Family Residential
East Single-Family Residential Low Density
Residential
Outside City Limits
West Commercial/Transportation Mixed Use GC, General
Commercial
Access – The site currently has access from West Martintown Road and Knobcone Avenue.
Improvements to the West Martintown Road and Knobcone Avenue intersections are proposed
as part of the infrastructure plan approved for the Planned Development.
Topography – The subject parcels have variable topography. Higher elevations are located at
the east end of the property with a drop of 120 ft between the highest and lowest elevations.
Utilities – All utilities must be extended to the property. Water is available from West
Martintown Road, Knobcone Avenue, and Wellington Road. A sanitary sewer line runs through
the middle of the site from Wellington Road towards I-20. Another connection is available along
West Martintown Road.
Floodplain – The site does include federally designated floodplain and wetlands. There are
environmentally sensitive areas within the project site along the drainage way in the middle of
this project.
ATTACHMENT #8 - P&D STAFF REPORT Page 4 of 18
Project Staff Report
RZM24-006 The Hive W. Martintown
Prepared by: Kuleigh Baker
Meeting Date: February 19, 2025
Page 5 of 8
Drainage Basin – The property is located within the Pole Branch Basin, one of the City’s largest
basins. Overall, sampling results indicate that this basin water quality is in poor condition.
Nitrate loads are significant during rain events and high during non-rain events.
SECTION 6: STAFF EVALUATION AND ANALYSIS
Staff provides the following information for context related to the Commission’s deliberation.
Descriptions and commentary added by staff will be italicized.
1. The size of the tract in question (§18.11.5).
The total acreage of the requested rezoning is approximately 25.59 acres.
2. Whether the proposal conforms with and furthers the goals of the Comprehensive
Plan, other adopted plans, and the goals, objectives, and policies of the Development
Code, §1.2 (§18.11.5.2).
The Comprehensive Plan Future Land Use Map shows this parcel as Mixed Use. The
proposed development is intended to the commercial element of The Hive Planned
Development. Infill development supports Goal 5.2, Ensure the Financial Sustainability of
North Augusta by encouraging compact growth to ensure North Augusta’s tax base can
support City services. Developing the City in areas not already served by the City will
increase service costs.
3. The relationship of the uses envisioned under the new zoning and the uses currently
present in adjacent tracts. In particular, the Planning Commission shall consider
whether as stated in NADC §18.11.5.3.
a. The proposed rezoning is compatible with the surrounding area;
The surrounding area is an area of transition between the W. Martintown Rd.
commercial corridor and the existing residential areas along W. Martintown Rd.
between Edgefield County and Aiken County.
b. There will be any adverse effects on the capacity or safety of the portion of
street network influenced by the rezoning;
Staff recognizes that the development of the The Hive Planned Development
poses significant traffic impacts to the region. The applicant previously submitted
a TIA that recommends new traffic signals at the entrance to the development at
full build out.
ATTACHMENT #8 - P&D STAFF REPORT Page 5 of 18
Project Staff Report
RZM24-006 The Hive W. Martintown
Prepared by: Kuleigh Baker
Meeting Date: February 19, 2025
Page 6 of 8
c. There will be any adverse effects on existing or planned public utility services
in the area;
Any infrastructure improvements must be provided by the developer. A master
utility plan has been submitted with the PD application for review by the City
Engineer and Public Works department. Full calculations will be required at the
time of individual major subdivision preliminary plat or site plan submittals.
d. Parking problems; or
Parking will be required to meet City standards at the time of site plan or
preliminary plat approval. Any waivers or variances must be addressed by the
Board of Zoning Appeals, as applicable. Staff does not foresee any parking
problems associated with the rezoning request.
e. Environmental impacts that the new use will generate such as excessive storm
water runoff, water, air, or noise pollution, excessive nighttime lighting or
other nuisances.
Noise and lighting will be subject to the standards of the Development Code and
Municipal Code, as applicable. The developer should take care to preserve the
tree canopy in areas slated as open space.
4. Any recent change of character in the area due to the installation of public facilities,
other zone changes, new growth trends, deterioration, and development (§18.11.5.4).
The Hive Planned Development is in an area of significant growth and development in
the City that will impact traffic and public facilities. The City has studied the W.
Martintown Rd. Corridor and is requiring traffic improvements for the Exit 1 area that
align with that study.
5. The zoning districts and existing land uses of the surrounding properties (§18.11.5.5).
Surrounding properties are zoned GC, General Commercial, R-5, Mixed Residential, R-14,
Large Lot, Single-Family Residential, or outside the City Limits (Aiken County). The
development is surrounded by a mix of commercial uses, single-family detached housing,
and an apartment complex.
6. Whether the subject property is suitable for the uses to which it has been restricted
under the existing zoning classification (§18.11.5.6).
ATTACHMENT #8 - P&D STAFF REPORT Page 6 of 18
Project Staff Report
RZM24-006 The Hive W. Martintown
Prepared by: Kuleigh Baker
Meeting Date: February 19, 2025
Page 7 of 8
Should the property be rezoned, it requires a Planned Development General
Development Plan to be adopted by City Council. This application for a modification to
The Hive Planned Development that incorporates the parcels is being presented
concurrently for review by the Planning Commission.
7. Whether the rezoning is compatible with the adjacent neighborhood, especially
residential neighborhood stability and character (§18.11.5.7).
The rezoning request is generally compatible with the mix of commercial and residential
uses in the adjacent neighborhood.
8. The length of time the subject property has remained vacant as zoned, if applicable
(§18.11.5.8).
The current site has never been developed.
9. Whether there is an adequate supply of land available in the subject area and the
surrounding community to accommodate the zoning and community needs including,
but not limited to, affordable housing and economic development (§18.11.5.9).
A significant amount of land is available along W. Martintown Rd. to develop affordable
housing for the community; although most of the remaining large tracts of land outside
of The Hive Planned Development lies within the County’s jurisdiction at this time.
10. Whether the existing zoning was in error at the time of adoption (§18.11.5.10).
The current zoning of GC, General Commercial is in line with the character of the W.
Martintown Rd./I-20 corridor and it does not appear to have been an error at the time
of adoption.
SECTION 7: RECOMMENDATION
The Department has determined the application is complete. Staff recommends that TPNs 001-
20-01-001 and 001-20-01-002 be rezoned from GC, General Commercial to PD, Planned
Development.
The Planning Commission may recommend approval or denial of this request according to
NADC § 17.4.
ATTACHMENT #8 - P&D STAFF REPORT Page 7 of 18
Project Staff Report
RZM24-006 The Hive W. Martintown
Prepared by: Kuleigh Baker
Meeting Date: February 19, 2025
Page 8 of 8
SECTION 8: ATTACHMENTS
1. Aerial
2. Topography
3. Current Zoning
4. Proposed Zoning
5. Public Hearing Notice
6. Application Documents
cc McKnight Engler, via email
Cranston Engineering Group, via email
ATTACHMENT #8 - P&D STAFF REPORT Page 8 of 18
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Aerial Map
Application Number RZM24-006
Tax Parcel Numbers
001-20-01-002 and 001-20-01-001
1/15/2025 8:39
Subject Parcels
TPN 001-20-01-002
TPN 001-20-01-001
ATTACHMENT #8 - P&D STAFF REPORT Page 9 of 18
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Topography Map
Application Number RZM24-006
Tax Parcel Numbers
001-20-01-002 and 001-20-01-001 ±
08016024032040
Feet
1/15/2025 8:39 AM
Path: H:\kbaker\ArcGIS\Rezonings\RZM24-006 The Hive Martintown\RZM24-006 The Hive Martintown.aprx
Map Key
Topo2ft
Topo2ft
The Hive Commercial
Subject Parcels
TPN 001-20-01-002
TPN 001-20-01-001
ATTACHMENT #8 - P&D STAFF REPORT Page 10 of 18
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Zoning Map
Application Number RZM24-006
Tax Parcel Numbers
001-20-01-002 and 001-20-01-001
Zoned GC, General Commercial ±
Subject Parcels
TPN 001-20-01-002
TPN 001-20-01-001
ATTACHMENT #8 - P&D STAFF REPORT Page 11 of 18
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TPN 001-20-01-001
ATTACHMENT #8 - P&D STAFF REPORT Page 12 of 18
City of
North Augusta, South Carolina
Planning Commission
Public Hearing Notice
The North Augusta Planning Commission will hold its regular monthly meeting at 6:00 PM on
Wednesday, February 19, 2025, in the Council Chambers located on the 3rd floor of the North
Augusta Municipal Center, 100 Georgia Avenue, to receive public input on the following
applications:
RZM24-006 – Rezoning – A request by McKnight Engler to rezone ±25.59 acres from GC,
General Commercial, to PD, Planned Development. The request affects TPNs 001-20-01-001
and 001-20-01-002, located at 1141 W. Martintown Rd. The purpose of the request is to include
the commercial parcels in The Hive Planned Development.
PDM24-003 – Planned Development Modification – A request by McKnight Engler to modify
The Hive Planned Development to include TPNs 001-20-01-001 and 001-20-01-002 currently
zoned GC, General Commercial and proposed to be rezoned PD, Planned Development. The
request affects ±201.8 acres zoned PD, Planned Development, TPNs 001-20-01-004, 005-17-
01-012, 005-14-04-010, and 001-20-01-006 roughly bound by W. Martintown Rd., I-20, and
Knobcone Avenue. The proposed project is a mixed-use development consisting of a mix of
residential and commercial uses.
Impact Fees Recommendation –The Planning Commission will hold a public hearing to solicit
comments from citizens and interested parties related to the adoption of impact fees for the City
of North Augusta. These fees are charged to new development to support upgrades to the City’s
infrastructure and are generally paid as a requirement to obtain a building permit. The Planning
Commission may make a recommendation to City Council regarding the results of a Capital
Improvement Program and Impact Fee Study by TischlerBise.
Documents related to the application will be available for public inspection after February 13,
2025 in the office of the Department of Planning and Development on the 2nd floor of the
Municipal Center, 100 Georgia Avenue, North Augusta, South Carolina and online at
www.northaugustasc.gov. All members of the public interested in expressing a view on these
cases are encouraged to attend or provide written comments to planning@northaugustasc.gov
by Noon on February 19th.
CITIZEN ASSISTANCE:
Individuals needing special assistance or a sign interpreter to participate in the meeting are
asked to please notify the Department of Planning and Development at 803-441-4221 at
least 48 hours prior to the meeting.
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ORDINANCE NO. 2025-08
TO APPROVE THE GENERAL DEVELOPMENT PLAN
FOR THE 201.8+ ACRE THE HIVE PLANNED DEVELOPMENT ON THE EAST SIDE OF
WEST MARTINTOWN ROAD BETWEEN KNOBCONE AVENUE AND INTERSTATE 20
WHEREAS, within the guidelines of the North Augusta Development Code, 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, the North Augusta Planning Commission, at its March 16, 2006, regular
meeting, reviewed the subject application and voted to recommend that City Council approve the
General Development Plan for the 177.5± acre Planned Development previously known as
“Hamrick Farms”; and
WHEREAS, Ordinance 2006-03 was approved by the City Council on April 17, 2006,
application was approved as “Hamrick Farms” a mixed use development on nine tracts in up to
nine phases; and
WHEREAS, the North Augusta Planning Commission, approved a resolution for
application PDM21-003 to amend the general development plan on December 16, 2021; and
WHEREAS, Ordinance 2023-12 was approved by City Council on June 19, 2023; and
WHEREAS, an application has been received from, McKnight Engler requesting a
modification to The Hive General Development Plan to include parcels TMP# 001-20-01-002 and
001-20-01-001 containing ±27.3 acres located on the east side of Martintown Road. between
Knobcone Avenue and south of Interstate 20 for commercial development; and
WHEREAS, the developer, McKnight Engler of Augusta, Georgia proposes a commercial
development on the two parcels.
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 General Development Plan for the 201.8 acre The Hive Planned
Development is hereby approved as outlined below and as shown on the
attached plat and identified as "Exhibits Al and A2" as prepared by Cranston
LLC dated December 13, 2024. The General Development Plan Narrative
for The Hive as prepared by Cranston LLC, dated December 2013, 2024,
attached hereto as "Exhibit B", represents the intent of Stanley Martin
Homes, LLC and addresses the requirements of the Ordinance for a Planned
Development.
ATTACHMENT #9 Page 1 of 29
1. Scope of Development: The scope of development described in the
General Development Plan for The Hive Planned Development and
described herein shall be the maximum level of development allowed.
The land uses permitted in The Hive Planned Development shall be
limited to those described in this ordinance. 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 five (5%) 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 Program:
Parcel
Permitted Uses
Area in
Maximum Density
(units per gross acre) or
Intensity (gross
Acres building area in sq. ft.
per acre)
A Quadplex / Townhome Residential 16.2
5.7 dua
B Single-Family Detached 16.1
2.5 dua
C Single-Family Detached 43.9
3.0 dua
D Single-Family Detached 14.0
2.6 dua
E Multi-Family Residential 24.0 16.0 dua
F Retail, Restaurant, Office, Financial
Commercial
54.4
10,000 sf/acre
G Greenspace 33.2
NA
C. Parking Requirements: The minimum parking ratio for commercial uses
shall be 3.0 spaces per 1,000 gross square feet of building for all uses
except restaurants which require 6.0 spaces per 1,000 gross square feet.
The maximum parking ratio permitted for all uses except restaurants shall
be 4.0 spaces per 1,000 gross square feet. Any commercial parking
ATTACHMENT #9 Page 2 of 29
provided in excess of the maximum ratios shall be on a pervious surface
approved by the Planning Commission at the site plan stage. Loose gravel
and compacted crusher run will not be approved. Appropriate sod over a
stabilized surface may be approved. Shared parking calculations within
and between commercial parcels will be considered and are encouraged.
The minimum parking requirement for residential uses shall be as
provided in the North Augusta Development Code.
D. Development Standards: Development standards applicable to individual
commercial parcel site plans shall be as specified in the C-3, General
Commercial, District, 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, buffer line
or parcel line, whichever provides for the greater setback.
2. The side setbacks on the parcels in Tract F, may be zero on lot lines
interior to the project where the structures on two or more parcels are
constructed immediately adjacent to each other (with a common wall).
3. The impervious surface area for any one parcel shall not exceed 80%.
The overall impervious surface area for the overall project is limited to
60%.
4. The maximum height shall be 75 feet.
Development standards applicable to residential areas shall be as provided in the ZDSO for R-2,
Medium Lot Single-Family Residential, R-3, Small Lot Single-Family Residential, and R-4,
Multi-Family Residential Districts as described in the ZDSO 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 SRS Traffic Engineering study shall be developed
and approved prior to or coincidental with the initial phase concept plan.
The Master Circulation Plan shall include and address the possible
timing of potential connections across the McKnight/Hull commercial
property to Martintown Road. The Master Circulation Plan shall include
a master pedestrian circulation plan that shows the general alignment of
ATTACHMENT #9 Page 3 of 29
Greeneway extensions and connections through the property and to the
property lines and shall show the locations of sidewalks.
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 Zoning and Development Standards Ordinance, this
ordinance and the General Development Plan Narrative for Hamrick
Farms.
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 Zoning and Development Standards Ordinance 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 Zoning and Development Standards
Ordinance, the general development plan ordinance and the General
Development Plan Narrative for Hamrick Farms.
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 Zoning
and Development Standards Ordinance. The City will consider accepting
the designated open space that the applicant is willing to dedicate in
addition to the required dedications.
ATTACHMENT #9 Page 4 of 29
H. Vehicular Access and Circulation: Stanley Martin shall implement the
mitigation recommendations contained in the SRS Engineering 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.
1. The development on any parcel may proceed until the total trip
generation reaches the threshold identified by SRS Engineering that
warrants the required off site improvement. 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. Access across the McKie parcel (TMP# 001-20-01-006) to Knobcone
Avenue has been secured and shall be considered approved as part of
the General Development and incorporated into Phase F with
commercial uses allowed.
3. 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's traffic engineer, SRS Engineering. Exterior access points shall
be developed generally as shown on either Alternate A or B. 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. Shared access points shall be provided
wherever possible and practicable.
4. Off site traffic improvements including the modifications to the
alternative primary access intersections on Knobcone Avenue, potential
access intersections on Martintown Road, modifications to the medians
in Martintown Road, installation of deceleration lanes and others shall
be the responsibility of the developer. Implementation of required off
site traffic improvements shall precede or coincide with the construction
of the phase or parcel generating the need for the off site improvement
5. Signal and intersection improvements at Knobcone Avenue and
Martintown Road and on Martintown Road at either the eastbound off
ramp of Exit 1 or the existing access drive to the Hull Storey parcel will
be the responsibility of the developer to meet the traffic requirements
identified by SRS Engineering and required by SCDOT. (The signal on
Martintown Road at the access drive to the Hull Storey parcel will be
shared with the developer of the Hull Storey property.) Signals at both
ATTACHMENT #9 Page 5 of 29
locations including poles and mastarms shall be in the style consistent
with city policy.
6. Vehicular cross-access shall be provided between all commercial
parcels, where possible and permitted by differences in grade.
I. 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 Martintown Road and
Knobcone 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 relocated
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 shall be provided in the development as described
herein. Landscaping and buffer requirements and standards applicable to
each Phase and parcel in the development and not otherwise prescribed
in this ordinance shall be as provided for in the Zoning and Development
Standards Ordinance. 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:
1. One (1) street tree shall be provided per forty (40) feet of street frontage
on both sides of the street within the right-of-way. The species will be
determined at the Preliminary Plat stage.
2. The twenty-five (25) foot landscaped buffer required in the Highway
Corridor Overlay District, the Martintown Road frontage, shall be
measured from the property line in the final build-out scenario. Where
deceleration lanes or other road improvements are required that may
ATTACHMENT #9 Page 6 of 29
modify the existing property line, the buffer shall be measured from the
new property line. Additional vegetation in accordance with an
approved landscape plan pursuant to the Highway Corridor Overlay
District requirements shall be installed. The required sidewalk may
meander through the length of the buffer strip between newly installed
trees and landscaping. The buffer shall be planted with an appropriate
species of street tree with a minimum caliper of two (2) inches on no
more than forty (40) foot centers.
3. A minimum twenty (20) foot wide Type C buffer is required between
Tract A and existing lots that abut Knobcone Avenue or Wellington
Road. Large trees, small trees, and buffer points should be planted as
required by Table 10-6 Buffer Width and Landscaping Requirements of
the North Augusta Development Code.
4. 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.
5. 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.
If a vinyl coated black chain link fence is proposed, a climbing vine or
jasmine will be required to be planted at the base of the fence to provide
a vegetated screen. Alternatively, a solid fence made of wood, vinyl,
metal, or masonry may be constructed.
6. Commercial parking lot landscaping shall be designed to maximize the
pervious surface area within the parking area and provide no less than
one tree for every ten spaces.
7. 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 Hamrick Farms. In the event of a conflict between the
provisions of this ordinance and the content of the General Development
ATTACHMENT #9 Page 7 of 29
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 Zoning and Development Standards Ordinance as it may be
amended.
L. Additional Provisions: Addition 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. Vinyl siding will not be used as an exterior wall material for homes
constructed in Tract A.
3. Proposed or anticipated covenants and deed restrictions on the parcels
to be sold, property management arrangements for leased areas and the
management of common areas shall be described in accordance with the
approved conditions on the General Development Plan and provided in
conjunction with the concept plan and plat submission for each phase.
4. Commercial area and parking lot lighting shall be kept to as low a height
as possible and screened or "cut-off' from adjacent residential areas or
public streets to avoid illumination of and glare onto residential property
or public streets. Exterior lighting details shall be included with each
site plan application, including a description of the lighting levels during
business versus non- business hours.
5. Outdoor display and sale of merchandise is prohibited on any
commercial parcel within the development. However, outdoor
merchandise display and sales areas associated with retail or any other
use may be approved by the Planning Commission as part of a site plan.
6. 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.
7. 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.
ATTACHMENT #9 Page 8 of 29
8. The architectural design of commercial structures shall be improved to
provide finish masonry walls and traditional masonry detailing on all
elevations unless waived by the Planning at the site plan stage. Waivers
may be approved for loading, maintenance, screened storage and other
areas shielded from public view.
9. 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.
10. Signage size shall be permitted as provided for in the ZDSO. The sign
panels shall be darker in color than the lettering and graphics.
11. The developer shall provide a maintenance guarantee supported by a
letter of credit for the site landscaping on a commercial parcel after the
landscaping is compete but prior to the issuance of a certificate of
occupancy. Such maintenance guarantee and letter of credit shall be
valid for a period of not less than one year from the date of the final
certificate of occupancy and shall equal 20% of the cost of the installed
landscaping as determined by the city.
II. All ordinances or parts of ordinances in conflict herewith are, to the extent
of such conflict, hereby repealed.
III. 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, 2025.
First Reading
Briton S. Williams, Mayor
Second Reading
ATTEST:
Jamie Paul, City Clerk
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Chapter 1
INTRODUCTION
1.1 General
The McKie Tract was acquired by Stanley Martin Homes, LLC, (hereinafter “Stanley Martin”)
11710 Plaza America Drive #1100, Reston, Virginia 20190 in 2021. This tract contains just over 156
acres of undeveloped land within the city limits of North Augusta in Aiken County, South Carolina. The
tract is located in the southeast quadrant of the Exit 1 interchange along Interstate Highway 20. More
particularly, the property fronts Martintown Road (SC Highway 25) for approximately 600 feet on the
west, borders single family homes with Knobcone Avenue and Wellington Road addresses to the south,
adjoins property of Legrand Flake and the Annie Ruth Frazier Estate to the east and boarders Interstate 20
to the north. The location is shown on page i.
Based on the approval of Ordinance 2006-03 the McKie property (TPN 001-20-01-006) is
currently zoned Planned Development District (PD) and incorporated into The Hive Planned
Development. McKnight Engler is pursuing the development of their property (TPNs 001-20-01-001 and
001-20-01-002) for commercial use to achieve the highest and best use for the land and the community.
In order facilitate the orderly planning of the general area McKnight Engler teamed with several
adjoining property owners to join in the planning effort and to be included into the PD rezoning. The
parcels of land that will be included in the Planned Development are as follows:
1) Stanley Martin Homes, LLC owner and developers of 122.87 acres of tract.
2) Martintown Commons M&E, LLC owners and developers of 24.69 acres adjoining to the
southwest end of the tract and fronting W. Martintown Road and
3) Panther Residential Management, LLC are the developers adjoining to the west of the tract with a
flagpole frontage along Knobcone Avenue. Although Stanley Martin currently owns this tract,
Panther Residential Management is responsible for development.
4) McKnight Engler is spearheading this PD revision, for the inclusion of two parcels with TMP#
001-20-01-002 and 001-20-01-001.
Exhibit B ATTACHMENT #9 Page 13 of 29
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1.2 Purpose of Narrative
The purpose of this Narrative is to describe in writing the factors and characteristics which affect
the site planning, the existing and proposed infrastructure, the principles to be utilized in the design of the
development and the specific elements of the proposed plan. It is the intent that this narrative together
with the Planned Development Map will fully suffice to meet the requirements for submittal in defining
the zoning of the property currently zoned Planned Development District. It is noted that the owner plans
to name this development The Hive.
Exhibit B ATTACHMENT #9 Page 14 of 29
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Chapter 2
SITE ANALYSIS
2.1 Site Characteristics
2.1.1 Location
The Hive tract is located within the city limits of North Augusta, South Carolina. The
commercial tract that borders The Hive to the west, owned by McKnight Properties, is also in the city
limits of North Augusta, South Carolina. The Right-of-Way for Interstate 20 is under the control of the
South Carolina Department of Transportation. All of the single-family homes that border Knobcone
Avenue and Wellington Road are within North August city limits. The residential properties to the east
that front Lanham Drive are considered to be outside the City limits.
2.1.2 Description of Land
The land of The Hive development is bordered by three different land uses; single family
residential to the south and east, interstate roadways to the north, and commercially zoned land to the
west. The parcel's length and geographic features will allow for mixed development that will provide
natural separation for the uses. The land carries many natural characteristics such as level uplands, gentle
sloping grades and sharp hills. There are one stream and two tributaries that connect within the property.
Trees contained on the property include pines and hardwoods along with other kinds of understory.
2.1.3 Topography and Soils
The property lies near the intersection of the Piedmont Region and the Coastal Plain, commonly
called the Fall Line. A strip of rolling land along this line, known as the Sand Hills encompasses this
tract. Due to this circumstance, the soils can vary considerably across the site, but none are expected to
provide insurmountable problems to the development of the land. Preliminary borings reveal that rock is
present some 9 to 19 feet below the ground surface as determined at random locations.
The topography on site varies from essentially flat terrain along the hilltops to steeper terrain falling down
Exhibit B ATTACHMENT #9 Page 15 of 29
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to the streams. Elevations on the site range from 350 feet on the highest hills to 230 feet at the north side
of the site where the stream leaves the property at Interstate 20.
2.1.4 Wetlands
A wetlands delineation was undertaken on the property in 2022. The Planned Development Map
shows the location of wetlands based on the field survey of the delineation flagging. The wetlands
represent a fairly narrow band of "bed and bank" conditions along the streams.
2.1.5 Hydrology
The City of North Augusta has adopted regulations which require that water flows during storm
events from a given site not be increased onto downstream properties as a result of the development.
Thus, nearly all developments have stormwater detention facilities where the excess runoff is stored for
slower release downstream. There are a number of smaller draws upstream from wetlands areas which
can accommodate stormwater detention facilities. These detention ponds will be planned and designed
along with the individual sections of the development.
2.1.6 Flood Plain
The presence of a recognized 100-year floodplain can have substantial impact to the planning for
development of tract of land. Most local ordinances prohibit development in the floodway and limit
development in the floodplain fringe. The Planned Development Map shows the 100-year floodplain as
indicated on Flood Insurance Map 45003C0311E.
2.2 Existing and Planned Infrastructure
2.2.1 Water Service
Water service to The Hive will be provided by the City of North Augusta. There is presently a 10
inch main along Martintown Road, an 8 inch line along Knobcone Avenue and a 6 inch main along
Wellington Road.
Exhibit B ATTACHMENT #9 Page 16 of 29
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It is intended that The Hive development will be tied to the existing system at both Martintown Road and
Knobcone Avenue.
2.2.2 Sanitary Sewer Service
There is presently a 15-inch gravity sewer located in an easement which traverses the tract
running parallel to Pole Branch. The majority of the development can be served by gravity extensions to
this sewer. A small portion at the east and northeast side of the tract may require one or more sewer lift
stations.
2.2.3 Utility Easements
Existing easements on the property which have been taken into account in the overall planning
include an overhead power line easement and sanitary sewer easement, both previously mentioned.
The power line right-of-way is 150 feet easement to the South Carolina Electric and Gas Company. The
right-of-way enters the property from Wellington Subdivision on the south, traverses in a northwesterly
direction, and leaves the tract at Interstate 20. Utilities may be constructed within this right-of-way with
approval by an encroachment permit. Lines and structures can be moved to accommodate development at
the property owner’s expense.
The sewer easement parallels the power easement and is 25 feet in width. Again, roads and
utilities can cross this easement when approved by the City of North Augusta, and the sewer line could be
relocated at the property owner’s expense.
Exhibit B ATTACHMENT #9 Page 17 of 29
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Chapter 3
LAND USE PLAN
3.1 General
The Planned Development Map pictorially shows the elements of the proposed planned
development. The plan has been created around the grouping of land uses with surrounding land uses and
in light of physical constraints created by Pole Branch and its tributaries. The portion of the tract on the
west side and closest to Martintown Road is deemed best suited for commercial zoning in light of its
proximity and access to I-20 and the presence of existing commercial uses. A tract east of the commercial
area, south of Interstate I-20 and east of Pole Branch has been identified for residential use as apartments.
The remaining areas on the east end of the property are identified for residential uses.
3.2 Land Uses
3.2.1 Single Family- Section A
Section A as indicated on the Planned Development Map is comprised of some 16.2 acres and is
planned for townhome residential lots. The townhome lots will consist of a row of four units. The
minimum lot size will be approximately 104 feet x 130, or 13,520 square feet, and the maximum density
is set up for 1.5 townhome lots per acre, or 5.7 residential townhome units per acre.
3.2.2 Single Family - Section B
The section indicated on the Planned Development Map as Section B is bordered by Pole Branch
and its tributaries and the Interstate. This 16.1 acre tract is planned for single-family lots with a minimum
size of 60 feet x 130 feet, or 7,800 square feet, and a maximum density is set at 2.5 lots per acre.
3.2.3 Single Family - Section C
Section C consists of 43.9 acres identified for single family residential use with lot sizes ranging
from ¼ to ½ acre in size. Lot sizes will be determined during final engineering and will be dictated by the
land characteristics. Maximum density in this area is 3.0 lots per acre.
Exhibit B ATTACHMENT #9 Page 18 of 29
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3.2.4 Single Family- Section D
Some 14.0 acres makes up the area Section D and is planned for residential uses.
Minimum lot size is similar to that in Section C with a maximum density of 2.6 lots per acre.
3.2.5 Multi-Family
A 24-acre tract shown on the plan as E will be developed as Garden Style Apartments. An
estimated 384 units in three and four story buildings with amenities are anticipated. All units will be
market rate pricing.
3.2.6 Commercial
The area shown as F on the plan will be for commercial use. The 54.4 acres are intended to be
developed with uses allowed for under general commercial in the current North Augusta Ordinance.
These might include retail centers, grocery stores, hotel/motels, restaurants, banks, gas/convenience
stores, car wash, offices, etc.
3.2.7 Parks and Green Space
As seen on the Plan, some 33.2 areas of land are shown to be set aside for green space. This land
includes the floodplain areas associated with Pole Branch and its tributaries as well as the power easement
and wetlands. It is also anticipated that as the individual residential areas are planned and designed small
parks areas will identified. Portions of these parks may include more formalized features such as swings
and other playground type of equipment whereas other portions will consist of more passive areas
including trails and natural vegetation. Stormwater detention ponds will be positioned in greenspace areas
in some cases.
Exhibit B ATTACHMENT #9 Page 19 of 29
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3.2.8 Buffers
Inasmuch as Pole Branch and its tributaries provide considerable buffers between individual pods
and since the planned uses are compatible with adjoining land uses no special buffers are shown in the
plan. The need for any special buffers will be considered as each pod of development is designed.
3.2.9 Setbacks
Setbacks for the various areas within the tract will be those associated with the same type of
development (e.g. single family residential) as are currently given in the zoning ordinance for the City of
North Augusta. Table 1 shows setbacks and other development parameters for the various uses.
TABLE 1
DEVELOPMENT STANDARDS
Setbacks
Use Front Rear Side Impervious
Area Max
Open Space
Min.
Commercial 25 20 10 80% 20%
Single Family 25 20 5 NA NA
Patio Homes 25 20 0/8 50% 10%
Duplexes 25 20 0/8 50% 10%
Quadplexes 25 20 0/8 50% 10%
Apartments 25 35 30 60% 25%
Exhibit B ATTACHMENT #9 Page 20 of 29
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3.3 Marketing Strategy
3.3.1 Single Family
The areas designated for single family residential development will be marketed to the
community at large. Research has given indication that inventory is extremely low for new homes in the
North Augusta area and inventories are continuing to lag behind growing demand. Stanley Martin will use
local real estate professionals, such as agents, lenders and builders to deliver final product to the market.
Currently there are four different areas to be developed with single family residential. Each section will
have minimum square footages and building covenants.
3.3.2 Section A
Sections A one of the first areas developed in The Hive. From the land uses described above, this
section will contain townhomes as the end product. It is anticipated that this product would be marketable
to younger working professionals looking for more room than apartments, or smaller families with two
children.
3.3.3 Section B
Section B will most likely be the first single-family residential area developed. This section will
contain detached single-family homes as the end product. With lots slightly smaller than ¼ acre, it is
anticipated that smaller families with two or less children will find this product desirable.
3.3.4 Sections C & Section D
It is anticipated that Section D and Section C will function together as one. Since this is the goal,
the product type will be the same for each section. Sections C & D are scheduled to begin development
after Section B is started and market forecasts are again assessed. These sections will have larger lots
Exhibit B ATTACHMENT #9 Page 21 of 29
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geared for larger families. Lots will range in size from ¼ acre to ½ acre. The core buying group will be
move up buyers looking for larger homes to raise families and be close to Central Business District
Activities of both North Augusta and Augusta, GA.
3.3.5 Multi-Family
Panther Residential Management, LLC is developing this section, and intends to develop a
lifestyle community within The Hive that will be comprised of market rate garden style apartment units, a
clubhouse with an exercise room, meeting rooms and business space, an outdoor swimming pool and
street lighting that will be designed to give a main street feel. It is intended to name this development
Jackson Park. Research has shown that there is a lack of new Multi-Family units in the North Augusta
area and limited new units within a five mile radius.
3.3.6 Commercial
The commercial area will be marketed towards typical retail users such as restaurants,
convenience stores, banks, hotels / motels, Points of Service Providers and Neighborhood grocery centers
tenants. This will be done in corporation with adjoining landowners and again it is intended that the area
will have a building covenant in place to protect all stakeholders.
3.4 Phasing
Estimated Development Phasing Schedule
Multi-Family Section E First Quarter 2024
Single-Family Section B Second Quarter 2025
Commercial Development Section F Second Quarter 2024
Single-Family Section A Fourth Quarter 2025
Single-Family Sections C & D First Quarter 2026
Exhibit B ATTACHMENT #9 Page 22 of 29
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Chapter 4
DESIGN PRINCIPLES
4.1 Interconnectivity
4.1.1 Road System
It is the intent of this Plan that the internal road systems in the various pods be planned and
designed so as to create an interconnectivity between the various sections to facilitate the free flow of
vehicles throughout the overall development tract. This can most easily be accomplished by minimizing
the number and length of cul-de-sacs and planning for looped, or grid, road systems. As pods develop
adjacent to existing developed and undeveloped land the interconnectivity to these areas should be
considered in light of topographic conditions, compatible adjoining uses, safety, floodplains and other
factors. Three stream crossings are anticipated to extend this interconnectivity across Pole Branch and
two of its tributaries.
4.1.2Pedestrian
All roads will have concrete sidewalks which will provide for pedestrian interconnectivity of the
various development pods. Beyond that, additional pathways will be needed to connect park and buffer
areas so as to provide an overall interconnection of these facilities. A future pedestrian easement will be
established on the east side of the property to allow for the sidewalk system to eventually be connected to
the future Greenway located some 1,000 feet east of the property.
4.2 Green Space
The Plan reserves some 19.0 percent of the land total to green space in its current form without
accounting for buffers and other green areas which will be associated with the internal development the
various pods. It is the intent of the Plan that at least 25% green space be provided so as to enhance the
quality of life for all residents in the development. At the time of individual pod development issues of
green space will be further defined and calculated so as to conform to City standards.
Exhibit B ATTACHMENT #9 Page 23 of 29
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4.3 Riparian Buffer
It is acknowledged that the City of North Augusta requires a riparian buffer of 25 feet on each side of
major drainage ways to be deeded to the City.
Exhibit B ATTACHMENT #9 Page 24 of 29
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Chapter 5
REQUIRED INFRASTRUCTURE
5.1 Roads
There are two primary roads within the overall The Hive’s development. In the commercial area a
connector road is planned to leave the Knobcone Avenue through the flagpole section of the multi-family
parcel, and to run along the edge of Section F and Section E. This road has the already approved name of
Yellow Jacket Boulevard. This proposed roadway is not required to include parking lanes per a variance
approved in 2022. A connector to Martintown Road between Sections E and F is anticipated as shown
and a future connection through the undeveloped McKnight's Properties to the west is planned. This
internal collector will be a four-lane roadway with curb and gutter and sidewalks. At the connection with
Martintown Road, appropriate accelerations/deceleration lanes will be provided in accordance with South
Carolina Department of Transportation (DOT) guidelines. This road has the already approved name of
Mush Road. Knobcone Avenue up to the main entrance will be improved to handle the traffic based upon
a future traffic study to be completed before initial construction as approved by the City of North Augusta
and DOT.
The extension of Yellowjacket Boulevard will serve as the primary residential road serving
Sections B, C & D will intersect with the main commercial road. It will extend through Section D and tie
to Pinion Road to the east. This road is anticipated to be a two lane subdivision road with curb and gutter
and sidewalk.
Additional roads not shown on the plan to be developed in the design of the individual sections of
this tract will be sub-connector roads normally associated with subdivision design. Cul-de-sac radii for
the minor roads will be 40 feet to back of curb. Individual subdivision roads may be designed and
constructed to narrower standards provide that such design is in accordance with City guidelines during
the approval process.
Exhibit B ATTACHMENT #9 Page 25 of 29
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5.2 Stormwater Detention
Development in the commercial, multi-family and residential sections will require individual
detention ponds as they are designed. Such facilities will be done according to the City of North Augusta
and DHEC standards.
Exhibit B ATTACHMENT #9 Page 26 of 29
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Chapter 6
DEVELOPMENT IMPACTS
6.1 General
The development of a larger tract of land by its nature can impact the surrounding areas and
property owners. The influx of a large number of new homeowners can affect traffic, utilities, recreational
facilities, schools and other factors.
6.2 Surrounding Properties
The development of the Hamrick Farms is not anticipated to directly affect the majority of
surrounding properties. The land immediately to the west of the commercial pods is already, or is heading
toward, commercial uses and should be very compatible with the proposed land plan. On the north side of
the tract lies· Interstate 20, which provides a buffer to residential properties to the north. The bulk of the
remaining surrounding lands to the south and east is already residential and should be compatible with the
residential uses proposed. It is anticipated that the planned development will enhance rather than detract
from property values of surrounding lands.
6.3 Traffic
The influx of 682 (maximum) residential units, employees and outside customers of neighborhood
businesses obviously increases the traffic generated as indicated by the projected traffic volumes in Table
2. Fortunately, Martintown Road is already a four-lane road which will facilitate the movement of the
traffic to the commercial area. It is inevitable that some of the other residents located off of the subject
tract will utilize its road as a cut through to the commercial properties. However, the internal road system
will be designed to provide a number of intersections so that pass through traffic will be required to stop
and turn numerous times. This should discourage high speed, pass through trips. There undoubtedly will
be increases to the traffic counts on Knobcone Avenue and Pinion Road. The section of Knobcone
Exhibit B ATTACHMENT #9 Page 27 of 29
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Avenue to the new entrance to The Hive may need to be upgraded.
TABLE 2.
TRAFFIC VOLUME-AVERAGE DAILY TRAFFIC
Location Area Density Total Units Trips/Unit ADT Total Trips
A 16.2 AC 5.7 Units/AC 92 10 920
B 16.1 AC 2.5 Units/AC 40 10 400 C 43.9 AC 3.0 Units/AC 130 10 1,300
D 14.0 AC 2.6 Units/AC 36 10 360
E 24.0 AC 16.0 Units/AC 384 10 3,840 F 54.4 AC 10,000sf/AC 271,000sf 50/1,000sf 13,550
TOTAL 20,370
6.4 Major Roads
The major road to be impacted by the development is Martintown Road. This road has fairly
heavy traffic during parts of the day and the proposed development will add to the number. The road is
currently a 4-lane roadway with center left tum lane, and it is not likely that the volume of traffic to be
generated from the Hive development will cause the number of lanes to increase beyond adding turn
lanes. It may be necessary at some point in the future to add a traffic signal at one or more intersections to
Martintown Road and to time these signals to coordinate traffic flow.
6.5 Utilities
Inasmuch as the City has existing water and sanitary sewer lines adjacent to, or crossing, the Hive
tract, it is not anticipated that the overall development will adversely impact those utilities, thereby
requiring upgrades in the near future. Sewer treatment is handled to the Horse Creek Sewer Plant which is
reported to have sufficient excess capacity.
6.6 Recreational Facilities
There are no known North Augusta Recreational Facilities in close proximity to the project tract.
However, the inclusion of green space and park areas on the Planned Development Plan provides for such
facilities to be in close proximity to the future residents. Thus, the development should not adversely
Exhibit B ATTACHMENT #9 Page 28 of 29
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affect the existing recreational facilities.
6.7 Schools
There is no doubt that an increase in the number of residents associated with the proposed
development will increase the number of school age children with which the educational system of Aiken
County will have to deal. As with any growth area on the outer edge of a community, this may require the
construction of additional schools in the area, or the re-establishment of school districts to provide an
equitable distribution of children to the various existing schools. Based on 1990 census data of 1.84
children per household in Aiken County, the maximum increase in students based on residential units is
1,255.
6.8 Drainage
Since the vast majority of the project drains to Pole Branch and individual detention ponds are
planned, the impact of drainage from the project on the downstream property should be minimized.
Exhibit B ATTACHMENT #9 Page 29 of 29
Department of Planning
and Development
Project Staff Report
PDM24-003 The Hive Planned Development Major Modification
Prepared by: Kuleigh Baker
Meeting Date: February 19, 2025
1
SECTION 1: PROJECT SUMMARY
Project Name The Hive Planned Development Major Modification
Applicant McKnight Engler
Engineer Sean Smith, Cranston Engineering Group
Address/Location Roughly bound by I-20, W. Martintown Rd. and Knobcone Ave.
Parcel Numbers 001-20-01-002, 001-20-01-001, 001-20-01-004, 005-14-04-010,
005-17-01-012, 001-20-01-006, and 001-20-01-007
SECTION 2: PLANNING COMMISSION CONSIDERATION
The Planning Commission is being asked to review a request to revise the Planned Development
Ordinance for The Hive Planned Development.
This application is being forwarded to the Planning Commission as a major modification in
consideration of the following provisions of the North Augusta Development Code:
NADC 5.7.5 Subsequent Applications
See §5.3.7
5.7.6 Modifications
A general development plan may be amended as provided in this section.
5.7.6.1 Major modifications to the development plan are changes that affect the
content of the general development plan, except as provided in §5.7.6.2. Such
modifications shall be reviewed and approved in the same manner as the original
general development plan.
5.7.6.2 Minor modifications to the general development plan include changes to the mix
of uses, location and sequence of phases and sub phases, and development schedule.
5.7.6.3 The Planning Commission may approve a minor modification to a general
development plan at a regular meeting if it is consistent with the criteria for approval in
the ordinance approving the PD general development plan.
ATTACHMENT #9 - P&D STAFF REPORT Page 1 of 42
Project Staff Report
PDM24-003 The Hive Planned Development Major Modification
Prepared by: Kuleigh Baker
Meeting Date: February 19, 2025
Page 2 of 6
a. A minor modification application shall be reviewed in the same manner as the
original general development plan. However, no public hearing or public notice shall
be required.
b. An applicant proposing a minor modification involving a shift in density or intensity
between phases of a development shall provide a concept plan that shows, at a scale
consistent with the general development plan, the street layout, the densities and
intensities for each development phase, and compliance with the connectivity ratio
in §14.19 for all streets within the proposed development.
Given the revisions affect the overall density and allowed square footage of development, staff
agrees that the modification requested is a major modification and is being forwarded to the
Planning Commission for review and recommendation to City Council as such.
Planning Commission Action
The Planning Commission is being asked to review the requested modification to determine if
the change is consistent with the criteria for approval in the ordinance approving the PD general
development plan.
The Planning Commission may recommend that City Council approve, approve with modified
text, or deny the request.
5.7.7 Scope of Approval
5.7.7.1 If the application is approved, the development shall comply with the approved
PD general development plan, meeting the requirements of these and other regulations,
as supplemented or modified by the City Council in the particular case as part of the
ordinance approving the general development plan, and shall conform to any time or
priority limitations established by the Planning Commission on beginning and
completion of the development as a whole or in specified stages.
5.7.7.2 In taking action to recommend the approval of a PD general development plan
to establish the approved PD, the Planning Commission shall pass upon the adequacy of
the application, in form and substance relative to any agreements, contracts, deed
restrictions, sureties, or other instruments involved, and before development may
proceed, such instruments shall be approved by appropriate officers and agencies.
5.7.7.3 Once a PD District is established on the Official Zoning Map, no development
shall occur and no development application or building permit shall be approved therein
unless the city has approved a general development plan and other subordinate plans
and reports for the development as adopted by the Planning Commission, in whole or in
stages that are deemed satisfactory in relation to the total development. Upon
approval, building permits shall be issued in such manner as for building permits
generally. All plans and reports approved shall be binding on the applicants and any
ATTACHMENT #9 - P&D STAFF REPORT Page 2 of 42
Project Staff Report
PDM24-003 The Hive Planned Development Major Modification
Prepared by: Kuleigh Baker
Meeting Date: February 19, 2025
Page 3 of 6
successors in title so long as the PD zoning is applicable.
5.7.7.4 The general development plan may be approved such to an overall gross density
or intensity. Dwelling units or floor area allocated to a phase of development may be
transferred to another phase as a minor modification provided that the overall gross
density or intensity is not exceeded.
5.7.7.5 The general development plan may be approved subject to an overall gross
density or intensity per phase of development. In such cases, the Planning Commission
may approve a designated number of dwelling units, referred to herein as “flex units,”
or floor area, referred to herein as “flex intensity,” that may be added to or distributed
between any phase subject to approval of a minor modification, so long as the gross
density or gross intensity for the overall project or phase, as designated by the general
development plan conditions, is not exceeded.
5.7.7.6 A General Development Plan, a phased development plan for the purposes of
this section, approval or conditional approval shall expire five (5) years from the date of
approval unless a building or grading permit has been issued and construction has
commenced. The applicant may apply for and the Planning Commission may grant
extensions on such approval for additional periods up to one (1) year each but not to
exceed five (5) extensions. If an amendment to this Chapter is adopted by the City
Council subsequent to the General Development Plan approval that would preclude the
initial approval, a request for an extension may not be granted. The expiration and
extension of major subdivision and site plans approved pursuant to a General
Development Plan within a PD District shall be governed by the provisions of §§5.8.3.5.d
and 5.6.7.5, respectively. (Adopt. 8-16-10; Ord. 2010-12)
SECTION 3: PUBLIC NOTICE
Per NADC Table 5-1, a notice of the rezoning request and scheduled date of the Planning
Commission public hearing was mailed to property owners within 200 feet of the subject
property on January 24, 2025. The property was posted with the required public notice on
January 29, 2025. A public notice of the rezoning request and scheduled date of the Planning
Commission public hearing was published in The Augusta Chronicle and on the City’s website at
www.northaugustasc.gov on January 29, 2025.
ATTACHMENT #9 - P&D STAFF REPORT Page 3 of 42
Project Staff Report
PDM24-003 The Hive Planned Development Major Modification
Prepared by: Kuleigh Baker
Meeting Date: February 19, 2025
Page 4 of 6
SECTION 4: SITE HISTORY
The property was part of 754.72 acre annexation that was approved by City Council on
November 3, 1986. At that time, the subject property was zoned Planned Development-General
with TC Thoroughfare Commercial uses permitted as allowed by the 1977 Zoning Ordinance. On
April 17, 2006, City Council adopted Ordinance No. 2006-03 to approve the General Development
Plan (GDP) for the Hamrick Farms Planned Development.
Recently, the city authorized a traffic consultant to conduct a separate, comprehensive traffic
study for the Exit 1 area around I-20. Traffic improvements and solutions for the greater Exit 1
area have been formulated and will affect the development plans along the Martintown Road
corridor on the south side of Exit 1.
On February 2, 2022, the Planning Commission approved a resolution to amend the GDP for the
Hamrick Farms Development to remove wording that placed an age restriction on the multi-
family parcel.
On June 19, 2023, the City Council approved Ordinance 2023-12 to allow quadruplexes and
townhomes as permitted uses in Parcel A of the Planned Development and single-family
residential development in Section B. The modification also removed the following from Section
L. Additional Provisions:
• The annexation of Tracts D and G must be complete before any development permits
that affect those tracts can be approved.
• Homes constructed in Tract A will not be constructed on concrete slab foundations and
vinyl siding will not be used as an exterior wall material.
Initial grading and infrastructure work has commenced on site.
ATTACHMENT #9 - P&D STAFF REPORT Page 4 of 42
Project Staff Report
PDM24-003 The Hive Planned Development Major Modification
Prepared by: Kuleigh Baker
Meeting Date: February 19, 2025
Page 5 of 6
SECTION 5: EXISTING SITE CONDITIONS
Existing Land Use Future Land Use Zoning
Subject
Parcel
Vacant Mixed Use PD, Planned
Development
North Transportation/Single-Family
Residential
Mixed Use/Low
Density Residential
PD, Planned
Development
South Single-Family Residential Low Density
Residential
R-5, Mixed
Residential/R-14,
Large Lot, Single-
Family Residential
East Single-Family Residential Low Density
Residential
Outside City Limits
West Commercial/Transportation Mixed Use GC, General
Commercial
Access – The site currently has access from West Martintown Road and Knobcone Avenue.
Improvements to the West Martintown Road and Knobcone Avenue intersections are proposed
as part of the infrastructure plan approved for the Planned Development.
Topography – The subject parcels have variable topography. Higher elevations are located at the
east end of the property with a drop of 120 ft between the highest and lowest elevations.
Utilities – All utilities must be extended to the property. Water is available from West Martintown
Road, Knobcone Avenue, and Wellington Road. A sanitary sewer line runs through the middle of
the site from Wellington Road towards I-20. Another connection is available along West
Martintown Road.
Floodplain – The site does include federally designated floodplain and wetlands. There are
environmentally sensitive areas within the project site along the drainage way in the middle of
this project.
Drainage Basin – The property is located within the Pole Branch Basin, one of the City’s largest
basins. Overall, sampling results indicate that this basin water quality is in poor condition. Nitrate
loads are significant during rain events and high during non-rain events.
ATTACHMENT #9 - P&D STAFF REPORT Page 5 of 42
Project Staff Report
PDM24-003 The Hive Planned Development Major Modification
Prepared by: Kuleigh Baker
Meeting Date: February 19, 2025
Page 6 of 6
SECTION 6: STAFF EVALUATION AND ANALYSIS
The primary request presented in this modification is to incorporate TPN 001-20-01-001, 001-20-
01-002, and 001-20-01-006 into the Planned Development General Development Plan. TPNs 001-
20-01-001 and 001-20-01-002 were previously zoned GC, General Commercial. TPN 001-20-01-
006 was previously zoned PD, Planned Development and the Narrative for The Hive Planned
Development calls for it to be incorporated into Phase F of the Planned Development General
Development plan once acquired with commercial uses allowed. The applicant seeks to adjust
the area and density of several parcels shown in Item B. Development Program of the Planned
Development Ordinance.
The applicants have provided changes to the Planned Development Narrative to clarify
ownership, phasing, traffic volume, and the development program and ensure consistency with
the proposed changes to the ordinance.
Staff Evaluation
Staff is not required to provide a recommendation for the modification. All information following
is provided for reference only.
• Staff notes that a detailed civil plan set will be required for each phase of subdivision or
site plan approval by the Planning Commission or Staff, as applicable, for formal review
and permitting.
SECTION 7: ATTACHMENTS
1. Maps
2. Public Hearing Notice
3. Application Materials
4. Proposed Ordinance
5. Revised Narrative
6. Revised PD Exhibits
Cc: John Engler, McKnight Engler, via email
Sean Smith, Cranston, LLC, via email
ATTACHMENT #9 - P&D STAFF REPORT Page 6 of 42
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Path: H:\kbaker\ArcGIS\Planned Developments\PDM24-003 The Hive\PDM24-003 The Hive.aprx
Aerial Map
Application Number PDM24-003
TPNs 001-20-01-004, 005-17-01-12,
001-20-01-006, 001-20-01-007,
005-14-04-010, 001-20-01-002,
and 001-20-01-001
1/16/2025 10:07 AM
Subject Parcels
ATTACHMENT #9 - P&D STAFF REPORT Page 7 of 42
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Topography Map
Application Number PDM24-003
TPNs 001-20-01-004, 005-17-01-12,
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1/16/2025 10:07 AM
Path: H:\kbaker\ArcGIS\Planned Developments\PDM24-003 The Hive\PDM24-003 The Hive.aprx
Map Key
The Hive PD
Topo10ft
Subject Parcels
ATTACHMENT #9 - P&D STAFF REPORT Page 8 of 42
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Map Key
Zoning
ZONING
Outside of City Zoning
R-14 - Large, Lot Single-Family Residential
R-10 - Medium, LotSingle-FamilyResidential
R-7 - Small Lot, Single-
Family Residential
R-5 - Mixed Residential
OC - Office Commercial
GC - General
Commercial
PD - PlannedDevelopment
CR - Critical Reserve
P - Public
The Hive PD
The Hive PD
1/23/2025
Path: H:\kbaker\ArcGIS\Planned Developments\PDM24-003 The Hive\PDM24-003 The Hive.aprx
Zoning Map
Application Number PDM24-003
TPNs 001-20-01-004, 005-17-01-12,
001-20-01-006, 001-20-01-007,
and 005-14-04-010
zoned PD, Planned Development
and TPNs 001-20-01-002, 001-20-01-001
zoned GC, General Commercial
±
Subject Parcels
ATTACHMENT #9 - P&D STAFF REPORT Page 9 of 42
City of
North Augusta, South Carolina
Planning Commission
Public Hearing Notice
The North Augusta Planning Commission will hold its regular monthly meeting at 6:00 PM on
Wednesday, February 19, 2025, in the Council Chambers located on the 3rd floor of the North
Augusta Municipal Center, 100 Georgia Avenue, to receive public input on the following
applications:
RZM24-006 – Rezoning – A request by McKnight Engler to rezone ±25.59 acres from GC,
General Commercial, to PD, Planned Development. The request affects TPNs 001-20-01-001
and 001-20-01-002, located at 1141 W. Martintown Rd. The purpose of the request is to include
the commercial parcels in The Hive Planned Development.
PDM24-003 – Planned Development Modification – A request by McKnight Engler to modify
The Hive Planned Development to include TPNs 001-20-01-001 and 001-20-01-002 currently
zoned GC, General Commercial and proposed to be rezoned PD, Planned Development. The
request affects ±201.8 acres zoned PD, Planned Development, TPNs 001-20-01-004, 005-17-
01-012, 005-14-04-010, and 001-20-01-006 roughly bound by W. Martintown Rd., I-20, and
Knobcone Avenue. The proposed project is a mixed-use development consisting of a mix of
residential and commercial uses.
Impact Fees Recommendation –The Planning Commission will hold a public hearing to solicit
comments from citizens and interested parties related to the adoption of impact fees for the City
of North Augusta. These fees are charged to new development to support upgrades to the City’s
infrastructure and are generally paid as a requirement to obtain a building permit. The Planning
Commission may make a recommendation to City Council regarding the results of a Capital
Improvement Program and Impact Fee Study by TischlerBise.
Documents related to the application will be available for public inspection after February 13,
2025 in the office of the Department of Planning and Development on the 2nd floor of the
Municipal Center, 100 Georgia Avenue, North Augusta, South Carolina and online at
www.northaugustasc.gov. All members of the public interested in expressing a view on these
cases are encouraged to attend or provide written comments to planning@northaugustasc.gov
by Noon on February 19th.
CITIZEN ASSISTANCE:
Individuals needing special assistance or a sign interpreter to participate in the meeting are
asked to please notify the Department of Planning and Development at 803-441-4221 at
least 48 hours prior to the meeting.
ATTACHMENT #9 - P&D STAFF REPORT Page 10 of 42
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ORDINANCE NO. 2025-XX
TO APPROVE THE GENERAL DEVELOPMENT PLAN
FOR THE 201.8+ ACRE THE HIVE PLANNED DEVELOPMENT ON THE EAST SIDE OF WEST MARTINTOWN ROAD BETWEEN KNOBCONE AVENUE AND INTERSTATE 20
WHEREAS, within the guidelines of the North Augusta Development Code, 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, the North Augusta Planning Commission, at its March 16, 2006, regular
meeting, reviewed the subject application and voted to recommend that City Council approve the General Development Plan for the 177.5± acre Planned Development previously known as “Hamrick Farms”, and WHEREAS, Ordinance 2006-03 was approved by the City Council on April 17, 2006,
application was approved as “Hamrick Farms” a mixed use development on nine tracts in up to nine phases, and WHEREAS, the North Augusta Planning Commission, approved a resolution for application PDM21-003 to amend the general development plan on December 16, 2021.
WHEREAS, Ordinance 2023-12 was approved by City Council on June 19, 2023. WHEREAS, an application has been received from, McKnight Engler requesting a modification to The Hive General Development Plan to include parcels TMP# 001-20-01-
002 and 001-20-01-001 containing ±27.3 acres located on the east side of Martintown Road. between Knobcone Avenue and south of Interstate 20 for commercial development; and WHEREAS, the developer, McKnight Engler of Augusta, Georgia Columbia, South Carolina, proposes a commercial development on the two parcels; 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 General Development Plan for the 201.8 acre The Hive Planned Development is hereby approved as outlined below and as shown on the attached plat and identified as "Exhibits Al and A2" as prepared by
Cranston LLC dated December 13, 2024. The General Development Plan Narrative for The Hive as prepared by Cranston LLC, dated December 2013, 2024, attached hereto as "Exhibit B", represents the intent of Stanley Martin Homes, LLC and addresses the requirements of the Ordinance for a Planned Development.
ATTACHMENT #9 - P&D STAFF REPORT Page 12 of 42
1. Scope of Development: The scope of development described in the
General Development Plan for The Hive Planned Development and
described herein shall be the maximum level of development allowed. The land uses permitted in The Hive Planned Development shall be limited to those described in this ordinance. 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 five (5%) 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 Program:
Parcel
Permitted Uses
Area in
Maximum Density
(units per gross acre) or
Intensity (gross
Acres building area in sq. ft.
per acre)
A Quadplex / Townhome Residential 16.2
5.7 dua
B Single-Family Detached 16.1
2.5 dua
C Single-Family Detached 43.9 3.0 dua
D Single-Family Detached 14.0 2.6 dua
E Multi-Family Residential 24.0 16.0 dua F Retail, Restaurant, Office, Financial Commercial 54.4 10,000 sf/acre
G Greenspace 33.2 NA
ATTACHMENT #9 - P&D STAFF REPORT Page 13 of 42
C. Parking Requirements: The minimum parking ratio for commercial uses shall be 3.0 spaces per 1,000 gross square feet of building for all
uses except restaurants which require 6.0 spaces per 1,000 gross
square feet. The maximum parking ratio permitted for all uses except restaurants shall be 4.0 spaces per 1,000 gross square feet. Any commercial parking provided in excess of the maximum ratios shall be on a pervious surface approved by the Planning Commission at
the site plan stage. Loose gravel and compacted crusher run will not
be approved. Appropriate sod over a stabilized surface may be approved. Shared parking calculations within and between commercial parcels will be considered and are encouraged. The minimum parking requirement for residential uses shall be as
provided in the North Augusta Development Code.
D. Development Standards: Development standards applicable to individual commercial parcel site plans shall be as specified in the C-3, General Commercial, District, 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, buffer line or parcel line, whichever provides for the greater setback. 2. The side setbacks on the parcels in Tract F, may be zero on lot lines interior to the project where the structures on two or more parcels
are constructed immediately adjacent to each other (with a common wall). 3. The impervious surface area for any one parcel shall not exceed 80%. The overall impervious surface area for the overall project is limited to 60%.
4. The maximum height shall be 75 feet. Development standards applicable to residential areas shall be as provided in the ZDSO for R-2, Medium Lot Single-Family Residential, R-3, Small Lot Single-Family Residential, and R-4, Multi-Family Residential Districts as described in the ZDSO 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.
ATTACHMENT #9 - P&D STAFF REPORT Page 14 of 42
2. Master Circulation Plan - A master circulation plan that incorporates the conclusions of the SRS Traffic Engineering study
shall be developed and approved prior to or coincidental with the
initial phase concept plan. The Master Circulation Plan shall include and address the possible timing of potential connections across the McKnight/Hull commercial property to Martintown Road. The Master Circulation Plan shall include a master pedestrian
circulation plan that shows the general alignment of Greeneway
extensions and connections through the property and to the property lines and shall show the locations of sidewalks. 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 Zoning and Development Standards Ordinance, this ordinance and the General Development Plan Narrative for Hamrick Farms.
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 Zoning and Development Standards Ordinance 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 Zoning and Development Standards Ordinance, the general development plan
ordinance and the General Development Plan Narrative for Hamrick Farms.
ATTACHMENT #9 - P&D STAFF REPORT Page 15 of 42
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
Zoning and Development Standards Ordinance. The City will
consider accepting the designated open space that the applicant is willing to dedicate in addition to the required dedications. H. Vehicular Access and Circulation: Stanley Martin shall implement
the mitigation recommendations contained in the SRS Engineering
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. 1. The development on any parcel may proceed until the total trip
generation reaches the threshold identified by SRS Engineering that warrants the required off site improvement. 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. Access across the McKie parcel (TMP# 001-20-01-006) to Knobcone Avenue has been secured and shall be considered approved as part of the General Development and incorporated into
Phase F with commercial uses allowed. 3. 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's traffic engineer, SRS Engineering. Exterior access points shall be developed generally as shown on either Alternate A or B. 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. Shared access points shall be provided wherever possible and practicable.
4. Off site traffic improvements including the modifications to the alternative primary access intersections on Knobcone Avenue, potential access intersections on Martintown Road, modifications to the medians in Martintown Road, installation of deceleration lanes and others shall be the responsibility of the developer.
Implementation of required off site traffic improvements shall precede or coincide with the construction of the phase or parcel generating the need for the off site improvement
ATTACHMENT #9 - P&D STAFF REPORT Page 16 of 42
5. Signal and intersection improvements at Knobcone Avenue and Martintown Road and on Martintown Road at either the eastbound
off ramp of Exit 1 or the existing access drive to the Hull Storey
parcel will be the responsibility of the developer to meet the traffic requirements identified by SRS Engineering and required by SCDOT. (The signal on Martintown Road at the access drive to the Hull Storey parcel will be shared with the developer of the Hull
Storey property.) Signals at both locations including poles and
mastarms shall be in the style consistent with city policy. 6. Vehicular cross-access shall be provided between all commercial parcels, where possible and permitted by differences in grade.
I. 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 Martintown Road
and Knobcone 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 relocated 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 shall be provided in the development as described herein. Landscaping and buffer requirements and standards applicable to each Phase and pai:cel in the development and not
otherwise prescribed in this ordinance shall be as provided for in the Zoning and Development Standards Ordinance. 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: 1. One (1) street tree shall be provided per forty (40) feet of street frontage on both sides of the street within the right-of-way. The
species will be determined at the Preliminary Plat stage. 2. The twenty-five (25) foot landscaped buffer required in the Highway Corridor Overlay District, the Martintown Road frontage,
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shall be measured from the property line in the final build-out scenario. Where deceleration lanes or other road improvements are
required that may modify the existing property line, the buffer shall
be measured from the new property line. Additional vegetation in accordance with an approved landscape plan pursuant to the Highway Corridor Overlay District requirements shall be installed. The required sidewalk may meander through the length of the
buffer strip between newly installed trees and landscaping. The
buffer shall be planted with an appropriate species of street tree with a minimum caliper of two (2) inches on no more than forty (40) foot centers.
3. A minimum twenty (20) foot wide Type C buffer is required
between Tract A and existing lots that abut Knobcone Avenue or Wellington Road. Large trees, small trees, and buffer points should be planted as required by Table 10-6 Buffer Width and Landscaping Requirements of the North Augusta Development Code.
4. 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. 5. 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. If a vinyl coated black chain link fence is proposed, a climbing vine or jasmine will be required to be
planted at the base of the fence to provide a vegetated screen. Alternatively, a solid fence made of wood, vinyl, metal, or masonry may be constructed. 6. Commercial parking lot landscaping shall be designed to maximize
the pervious surface area within the parking area and provide no less than one tree for every ten spaces. 7. 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 Hamrick Farms. In the event of a conflict between the provisions of this ordinance and the content of the
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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 Zoning and Development Standards Ordinance as it may be amended.
L. Additional Provisions: Addition 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. Vinyl siding will not be used as an exterior wall material for homes constructed in Tract A. 3. Proposed or anticipated covenants and deed restrictions on the parcels to be sold, property management arrangements for leased
areas and the management of common areas shall be described in accordance with the approved conditions on the General Development Plan and provided in conjunction with the concept plan and plat submission for each phase.
4. Commercial area and parking lot lighting shall be kept to as low a height as possible and screened or "cut-off' from adjacent residential areas or public streets to avoid illumination of and glare onto residential property or public streets. Exterior lighting details shall be included with each site plan application, including a
description of the lighting levels during business versus non- business hours. 5. Outdoor display and sale of merchandise is prohibited on any commercial parcel within the development. However, outdoor
merchandise display and sales areas associated with retail or any other use may be approved by the Planning Commission as part of a site plan. 6. 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.
7. 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.
8. The architectural design of commercial structures shall be improved to provide finish masonry walls and traditional masonry detailing on all elevations unless waived by the Planning at the site plan
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stage. Waivers may be approved for loading, maintenance, screened storage and other areas shielded from public view.
9. 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.
10. Signage size shall be permitted as provided for in the ZDSO. The sign panels shall be darker in color than the lettering and graphics.
11. The developer shall provide a maintenance guarantee supported by
a letter of credit for the site landscaping on a commercial parcel after the landscaping is compete but prior to the issuance of a certificate of occupancy. Such maintenance guarantee and letter of credit shall be valid for a period of not less than one year from the date of the final certificate of occupancy and shall equal 20% of the
cost of the installed landscaping as determined by the city. All ordinances or parts of ordinances in conflict herewith are, to the extent of such conflict,
hereby repealed. This Ordinance shall become effective immediately upon its adoption on third reading.
DONE, RATIFIED AND ADOPTED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF NORTH AUGUSTA, SOUTH CAROLINA, ON THIS ______ DAY OF ____________, 2025.
First Reading Briton S. Williams, Mayor Second Reading ATTEST:
Jamie Paul, City Clerk
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Chapter 1
INTRODUCTION
1.1 General
The McKie Tract was acquired by Stanley Martin Homes, LLC, (hereinafter “Stanley Martin”)
11710 Plaza America Drive #1100, Reston, Virginia 20190 in 2021. This tract contains just over 156
acres of undeveloped land within the city limits of North Augusta in Aiken County, South Carolina. The
tract is located in the southeast quadrant of the Exit 1 interchange along Interstate Highway 20. More
particularly, the property fronts Martintown Road (SC Highway 25) for approximately 600 feet on the
west, borders single family homes with Knobcone Avenue and Wellington Road addresses to the south,
adjoins property of Legrand Flake and the Annie Ruth Frazier Estate to the east and boarders Interstate 20
to the north. The location is shown on page i.
Based on the approval of Ordinance 2006-03 the McKie property (TPN 001-20-01-006) is
currently zoned Planned Development District (PD) and incorporated into The Hive Planned
Development. McKnight Engler is pursuing the development of their property (TPNs 001-20-01-001 and
001-20-01-002) for commercial use to achieve the highest and best use for the land and the community.
In order facilitate the orderly planning of the general area McKnight Engler teamed with several
adjoining property owners to join in the planning effort and to be included into the PD rezoning. The
parcels of land that will be included in the Planned Development are as follows:
1) Stanley Martin Homes, LLC owner and developers of 122.87 acres of tract.
2) Martintown Commons M&E, LLC owners and developers of 24.69 acres adjoining to the
southwest end of the tract and fronting W. Martintown Road and
3) Panther Residential Management, LLC are the developers adjoining to the west of the tract with a
flagpole frontage along Knobcone Avenue. Although Stanley Martin currently owns this tract,
Panther Residential Management is responsible for development.
4) McKnight Engler is spearheading this PD revision, for the inclusion of two parcels with TMP#
001-20-01-002 and 001-20-01-001.
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1.2 Purpose of Narrative
The purpose of this Narrative is to describe in writing the factors and characteristics which affect
the site planning, the existing and proposed infrastructure, the principles to be utilized in the design of the
development and the specific elements of the proposed plan. It is the intent that this narrative together
with the Planned Development Map will fully suffice to meet the requirements for submittal in defining
the zoning of the property currently zoned Planned Development District. It is noted that the owner plans
to name this development The Hive.
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Chapter 2
SITE ANALYSIS
2.1 Site Characteristics
2.1.1 Location
The Hive tract is located within the city limits of North Augusta, South Carolina. The
commercial tract that borders The Hive to the west, owned by McKnight Properties, is also in the city
limits of North Augusta, South Carolina. The Right-of-Way for Interstate 20 is under the control of the
South Carolina Department of Transportation. All of the single-family homes that border Knobcone
Avenue and Wellington Road are within North August city limits. The residential properties to the east
that front Lanham Drive are considered to be outside the City limits.
2.1.2 Description of Land
The land of the The Hive development is bordered by three different land uses; single family
residential to the south and east, interstate roadways to the north, and commercially zoned land to the
west. The parcel's length and geographic features will allow for mixed development that will provide
natural separation for the uses. The land carries many natural characteristics such as level uplands, gentle
sloping grades and sharp hills. There are one stream and two tributaries that connect within the property.
Trees contained on the property include pines and hardwoods along with other kinds of understory.
2.1.3 Topography and Soils
The property lies near the intersection of the Piedmont Region and the Coastal Plain, commonly
called the Fall Line. A strip of rolling land along this line, known as the Sand Hills encompasses this
tract. Due to this circumstance, the soils can vary considerably across the site, but none are expected to
provide insurmountable problems to the development of the land. Preliminary borings reveal that rock is
present some 9 to 19 feet below the ground surface as determined at random locations.
The topography on site varies from essentially flat terrain along the hilltops to steeper terrain falling down
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to the streams. Elevations on the site range from 350 feet on the highest hills to 230 feet at the north side
of the site where the stream leaves the property at Interstate 20.
2.1.4 Wetlands A wetlands delineation was undertaken on the property in 2022. The Planned Development Map
shows the location of wetlands based on the field survey of the delineation flagging. The wetlands
represent a fairly narrow band of "bed and bank" conditions along the streams.
2.1.5 Hydrology
The City of North Augusta has adopted regulations which require that water flows during storm
events from a given site not be increased onto downstream properties as a result of the development.
Thus, nearly all developments have stormwater detention facilities where the excess runoff is stored for
slower release downstream. There are a number of smaller draws upstream from wetlands areas which
can accommodate stormwater detention facilities. These detention ponds will be planned and designed
along with the individual sections of the development.
2.1.6 Flood Plain
The presence of a recognized 100-year floodplain can have substantial impact to the planning for
development of tract of land. Most local ordinances prohibit development in the floodway and limit
development in the floodplain fringe. The Planned Development Map shows the 100-year floodplain as
indicated on Flood Insurance Map 45003C0311E.
2.2 Existing and Planned Infrastructure
2.2.1 Water Service Water service to The Hive will be provided by the City of North Augusta. There is presently a 10
inch main along Martintown Road, an 8 inch line along Knobcone Avenue and a 6 inch main along
Wellington Road.
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It is intended that The Hive development will be tied to the existing system at both Martintown Road and
Knobcone Avenue.
2.2.2 Sanitary Sewer Service
There is presently a 15-inch gravity sewer located in an easement which traverses the tract
running parallel to Pole Branch. The majority of the development can be served by gravity extensions to
this sewer. A small portion at the east and northeast side of the tract may require one or more sewer lift
stations.
2.2.3 Utility Easements Existing easements on the property which have been taken into account in the overall planning
include an overhead power line easement and sanitary sewer easement, both previously mentioned.
The power line right-of-way is 150 feet easement to the South Carolina Electric and Gas Company. The
right-of-way enters the property from Wellington Subdivision on the south, traverses in a northwesterly
direction, and leaves the tract at Interstate 20. Utilities may be constructed within this right-of-way with
approval by an encroachment permit. Lines and structures can be moved to accommodate development at
the property owner’s expense.
The sewer easement parallels the power easement and is 25 feet in width. Again, roads and
utilities can cross this easement when approved by the City of North Augusta, and the sewer line could be
relocated at the property owner’s expense.
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Chapter 3
LAND USE PLAN
3.1 General
The Planned Development Map pictorially shows the elements of the proposed planned
development. The plan has been created around the grouping of land uses with surrounding land uses and
in light of physical constraints created by Pole Branch and its tributaries. The portion of the tract on the
west side and closest to Martintown Road is deemed best suited for commercial zoning in light of its
proximity and access to I-20 and the presence of existing commercial uses. A tract east of the commercial
area, south of Interstate I-20 and east of Pole Branch has been identified for residential use as apartments.
The remaining areas on the east end of the property are identified for residential uses.
3.2 Land Uses
3.2.1 Single Family- Section A Section A as indicated on the Planned Development Map is comprised of some 16.2 acres and is
planned for townhome residential lots. The townhome lots will consist of a row of four units The
minimum lot size will be approximately 104 feet x 130, or 13,520 square feet, and the maximum density
is set up for 1.5 townhome lots per acre, or 5.7 residential townhome units per acre.
3.2.2 Single Family - Section B
The section indicated on the Planned Development Map as Section B is bordered by Pole Branch
and its tributaries and the Interstate. This 16.1 acre tract is planned for single-family lots with a minimum
size of 60 feet x 130 feet, or 7,800 square feet, and a maximum density is set at 2.5 lots per acre.
3.2.3 Single Family - Section C Section C consists of 43.9 acres identified for single family residential use with lot sizes ranging
from ¼ to ½ acre in size. Lot sizes will be determined during final engineering and will be dictated by the
land characteristics. Maximum density in this area is 3.0 lots per acre.
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3.2.4 Single Family- Section D
Some 14.0 acres makes up the area Section D and is planned for residential uses. Minimum lot size is similar to that in Section C with a maximum density of 2.6 lots per acre. 3.2.5 Multi-Family A 24-acre tract shown on the plan as E will be developed as Garden Style Apartments. An
estimated 384 units in three and four story buildings with amenities are anticipated. All units will be
market rate pricing.
3.2.6 Commercial The area shown as F on the plan will be for commercial use. The 54.4 acres are intended to be
developed with uses allowed for under general commercial in the current North Augusta Ordinance.
These might include retail centers, grocery stores, hotel/motels, restaurants, banks, gas/convenience
stores, car wash, offices, etc.
3.2.7 Parks and Green Space As seen on the Plan, some 33.2 areas of land are shown to be set aside for green space. This land
includes the floodplain areas associated with Pole Branch and its tributaries as well as the power easement
and wetlands. It is also anticipated that as the individual residential areas are planned and designed small
parks areas will identified. Portions of these parks may include more formalized features such as swings
and other playground type of equipment whereas other portions will consist of more passive areas
including trails and natural vegetation. Stormwater detention ponds will be positioned in greenspace areas
in some cases.
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3.2.8 Buffers
Inasmuch as Pole Branch and its tributaries provide considerable buffers between individual pods
and since the planned uses are compatible with adjoining land uses no special buffers are shown in the
plan. The need for any special buffers will be considered as each pod of development is designed.
3.2.9 Setbacks
Setbacks for the various areas within the tract will be those associated with the same type of
development (e.g. single family residential) as are currently given in the zoning ordinance for the City of
North Augusta. Table 1 shows setbacks and other development parameters for the various uses.
TABLE 1
DEVELOPMENT STANDARDS
Setbacks Use Front Rear Side Impervous Area Max Open Space Min.
Commercial 25 20 10 80% 20% Single Family 25 20 5 NA NA Patio Homes 25 20 0/8 50% 10% Duplexes 25 20 0/8 50% 10%
Quadplexes 25 20 0/8 50% 10%
Apartments 25 35 30 60% 25%
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3.3 Marketing Strategy
3.3.1 Single Family
The areas designated for single family residential development will be marketed to the
community at large. Research has given indication that inventory is extremely low for new homes in the
North Augusta area and inventories are continuing to lag behind growing demand. Stanley Martin will use
local real estate professionals, such as agents, lenders and builders to deliver final product to the market.
Currently there are four different areas to be developed with single family residential. Each section will
have minimum square footages and building covenants.
3.3.2 Section A Sections A one of the first areas developed in The Hive. From the land uses described above, this
section will contain townhomes as the end product. It is anticipated that this product would be marketable
to younger working professionals looking for more room than apartments, or smaller families with two
children.
3.3.3 Section B Section B will most likely be the first single-family residential area developed. This section will
contain detached single-family homes as the end product. With lots slightly smaller than ¼ acre, it is
anticipated that smaller families with two or less children will find this product desirable.
3.3.4 Sections C & Section D
It is anticipated that Section D and Section C will function together as one. Since this is the goal,
the product type will be the same for each section. Sections C & D are scheduled to begin development
after Section B is started and market forecasts are again assessed. These sections will have larger lots
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geared for larger families. Lots will range in size from ¼ acre to ½ acre. The core buying group will be
move up buyers looking for larger homes to raise families and be close to Central Business District
Activities of both North Augusta and Augusta, GA.
3.3.5 Multi-Family Panther Residential Management, LLC is developing this section, and intends to develop a
lifestyle community within The Hive that will be comprised of market rate garden style apartment units, a
clubhouse with an exercise room, meeting rooms and business space, an outdoor swimming pool and
street lighting that will be designed to give a main street feel. It is intended to name this development
Jackson Park. Research has shown that there is a lack of new Multi-Family units in the North Augusta
area and limited new units within a five mile radius.
3.3.6 Commercial
The commercial area will be marketed towards typical retail users such as restaurants,
convenience stores, banks, hotels / motels, Points of Service Providers and Neighborhood grocery centers
tenants. This will be done in corporation with adjoining landowners and again it is intended that the area
will have a building covenant in place to protect all stakeholders.
3.4 Phasing
Estimated Development Phasing Schedule
Multi-Family Section E First Quarter 2024 Single-Family Section B Second Quarter 2025 Commercial Development Section F Second Quarter 2024 Single-Family Section A Fourth Quarter 2025 Single-Family Sections C & D First Quarter 2026
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Chapter 4
DESIGN PRINCIPLES
4.1 Interconnectivity
4.1.1 Road System It is the intent of this Plan that the internal road systems in the various pods be planned and
designed so as to create an interconnectivity between the various sections to facilitate the free flow of
vehicles throughout the overall development tract. This can most easily be accomplished by minimizing
the number and length of cul-de-sacs and planning for looped, or grid, road systems. As pods develop
adjacent to existing developed and undeveloped land the interconnectivity to these areas should be
considered in light of topographic conditions, compatible adjoining uses, safety, floodplains and other
factors. Three stream crossings are anticipated to extend this interconnectivity across Pole Branch and
two of its tributaries.
4.1.2Pedestrian
All roads will have concrete sidewalks which will provide for pedestrian interconnectivity of the
various development pods. Beyond that, additional pathways will be needed to connect park and buffer
areas so as to provide an overall interconnection of these facilities. A future pedestrian easement will be
established on the east side of the property to allow for the sidewalk system to eventually be connected to
the future Greenway located some 1,000 feet east of the property.
4.2 Green Space
The Plan reserves some 19.0 percent of the land total to green space in its current form without
accounting for buffers and other green areas which will be associated with the internal development the
various pods. It is the intent of the Plan that at least 25% green space be provided so as to enhance the
quality of life for all residents in the development. At the time of individual pod development issues of
green space will be further defined and calculated so as to conform to City standards.
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4.3 Riparian Buffer
It is acknowledged that the City of North Augusta requires a riparian buffer of 25 feet on each side of
major drainage ways to be deeded to the City.
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Chapter 5
REQUIRED INFRASTRUCTURE
5.1 Roads
There are two primary roads within the overall The Hive’s development. In the commercial area a
connector road is planned to leave the Knobcone Avenue through the flagpole section of the multi-family
parcel, and to run along the edge of Section F and Section E. This road has the already approved name of
Yellow Jacket Boulevard. This proposed roadway is not required to include parking lanes per a variance
approved in 2022. A connector to Martintown Road between Sections E and F is anticipated as shown
and a future connection through the undeveloped McKnight's Properties to the west is planned. This
internal collector will be a four-lane roadway with curb and gutter and sidewalks. At the connection with
Martintown Road, appropriate accelerations/deceleration lanes will be provided in accordance with South
Carolina Department of Transportation (DOT) guidelines. This road has the already approved name of
Mush Road. Knobcone Avenue up to the main entrance will be improved to handle the traffic based upon
a future traffic study to be completed before initial construction as approved by the City of North Augusta
and DOT.
The extension of Yellowjacket Boulevard will serve as the primary residential road serving
Sections B, C & D will intersect with the main commercial road. It will extend through Section D and tie
to Pinion Road to the east. This road is anticipated to be a two lane subdivision road with curb and gutter
and sidewalk.
Additional roads not shown on the plan to be developed in the design of the individual sections of
this tract will be sub-connector roads normally associated with subdivision design. Cul-de-sac radii for
the minor roads will be 40 feet to back of curb. Individual subdivision roads may be designed and
constructed to narrower standards provide that such design is in accordance with City guidelines during
the approval process.
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5.2 Stormwater Detention
Development in the commercial, multi-family and residential sections will require individual
detention ponds as they are designed. Such facilities will be done according to the City of North Augusta
and DHEC standards.
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Chapter 6
DEVELOPMENT IMPACTS
6.1 General
The development of a larger tract of land by its nature can impact the surrounding areas and
property owners. The influx of a large number of new homeowners can affect traffic, utilities, recreational
facilities, schools and other factors.
6.2 Surrounding Properties
The development of the Hamrick Farms is not anticipated to directly affect the majority of
surrounding properties. The land immediately to the west of the commercial pods is already, or is heading
toward, commercial uses and should be very compatible with the proposed land plan. On the north side of
the tract lies· Interstate 20, which provides a buffer to residential properties to the north. The bulk of the
remaining surrounding lands to the south and east is already residential and should be compatible with the
residential uses proposed. It is anticipated that the planned development will enhance rather than detract
from property values of surrounding lands.
6.3 Traffic
The influx of 682 (maximum) residential units, employees and outside customers of neighborhood
businesses obviously increases the traffic generated as indicated by the projected traffic volumes in Table
2. Fortunately, Martintown Road is already a four-lane road which will facilitate the movement of the
traffic to the commercial area. It is inevitable that some of the other residents located off of the subject
tract will utilize its road as a cut through to the commercial properties. However, the internal road system
will be designed to provide a number of intersections so that pass through traffic will be required to stop
and turn numerous times. This should discourage high speed, pass through trips. There undoubtedly will
be increases to the traffic counts on Knobcone Avenue and Pinion Road. The section of Knobcone
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Avenue to the new entrance to The Hive may need to be upgraded.
TABLE 2.
TRAFFIC VOLUME-AVERAGE DAILY TRAFFIC
Location Area Density Total Units Trips/Unit ADT Total Trips A 16.2 AC 5.7 Units/AC 92 10 920 B 16.1 AC 2.5 Units/AC 40 10 400 C 43.9 AC 3.0 Units/AC 130 10 1,300 D 14.0 AC 2.6 Units/AC 36 10 360 E 24.0 AC 16.0 Units/AC 384 10 3,840 F 54.4 AC 10,000sf/AC 271,000sf 50/1,000sf 13,550 TOTAL 20,370
6.4 Major Roads The major road to be impacted by the development is Martintown Road. This road has fairly
heavy traffic during parts of the day and the proposed development will add to the number. The road is
currently a 4-lane roadway with center left tum lane, and it is not likely that the volume of traffic to be
generated from the Hive development will cause the number of lanes to increase beyond adding turn
lanes. It may be necessary at some point in the future to add a traffic signal at one or more intersections to
Martintown Road and to time these signals to coordinate traffic flow.
6.5 Utilities
Inasmuch as the City has existing water and sanitary sewer lines adjacent to, or crossing, the Hive
tract, it is not anticipated that the overall development will adversely impact those utilities, thereby
requiring upgrades in the near future. Sewer treatment is handled to the Horse Creek Sewer Plant which is
reported to have sufficient excess capacity.
6.6 Recreational Facilities
There are no known North Augusta Recreational Facilities in close proximity to the project tract.
However, the inclusion of green space and park areas on the Planned Development Plan provides for such
facilities to be in close proximity to the future residents. Thus, the development should not adversely
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affect the existing recreational facilities.
6.7 Schools
There is no doubt that an increase in the number of residents associated with the proposed
development will increase the number of school age children with which the educational system of Aiken
County will have to deal. As with any growth area on the outer edge of a community, this may require the
construction of additional schools in the area, or the re-establishment of school districts to provide an
equitable distribution of children to the various existing schools. Based on 1990 census data of 1.84
children per household in Aiken County, the maximum increase in students based on residential units is
1,255.
6.8 Drainage
Since the vast majority of the project drains to Pole Branch and individual detention ponds are
planned, the impact of drainage from the project on the downstream property should be minimized.
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ORDINANCE NO. 2025-09
AMENDING ARTICLE VI, DIVISION 2/DEMONSTRATIONS AND PARADES/OF THE
MUNICIPAL CODE FOR THE CITY OF NORTH AUGUSTA SECTION 16-100 THROUGH
16-105. SPECIFICALLY, THE AMENDMENT TRANSFERS THE AUTHORITY FOR THE
ISSUANCE OF PERMITS RELATED TO DEMONSTRATIONS AND PARADES FROM THE
CITY COUNCIL TO THE CITY ADMINISTRATOR OR
ASSISTANT CITY ADMINISTRATOR
WHEREAS, The referred to Code Section provides for the requirement and procedure for
permits in order to lawfully hold certain demonstrations and parades; and
WHEREAS, The Code as now written provides for the Council to have the authority to
consider and grant permits as required; and
WHEREAS, The Council has determined that this authority is essentially an administrative
matter and can be more efficiently and timely exercised by the City Administrator or Assistant City
Administrator as opposed to the Council; and
WHEREAS, Proper response related to such request for permits many times cannot Timely
be completed utilizing the City Council meeting schedule; and
WHEREAS, As a result of the above, the Council has determined that it would be
appropriate to amend the City Code to allow for the permitting to be done by the City Administrator
and/or Assistant City Administrator.
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. Article 6, Division 2 Section 16-100 through 16-105 are amended by
substituting within such Sections the City Administrator or Assistant City
Administrator for the City Council throughout such Ordinance Sections.
2. That the referred to Ordinance Sections when amended would read as follows:
3.
Sec. 16-100. - Findings of necessity.
The Council finds that it is necessary for the preservation of public health,
welfare and safety, for the maintenance of the public peace, and for the orderly
and convenient movement of traffic and the prevention of traffic congestion to
prohibit parades and demonstrations within the city except by authority of
permits granted by the City Administrator or Assistant City Administrator, and
to regulate the issuance of such permits.
Sec. 16-101. – Permit required.
ATTACHMENT #10 Page 1 of 4
It should be unlawful for any person to organize or participate in any
demonstration or parade upon or in any street, sidewalk or public place in the
city without authority of a permit so to do having first been issued by the City
Administrator or Assistant City Administrator as provided in the division.
Sec. 16-102.- Application for permit.
Any person or group of persons desiring to promote, organize, direct or lead
any parade or demonstration upon the sidewalks, streets, thoroughfares or other
public ways or places of the city shall, at least fifteen (15) days prior to the date
of any such parade or demonstration, file an application with the city clerk
requesting a permit to conduct, promote or engage in such parade or
demonstration; and in such application shall be set forth:
(1) The date and hour of the parade or demonstration, and the expected
duration thereof;
(2) The sidewalk, streets, thoroughfares or other public ways or places of
the city over and upon which the parade or demonstration is to take
place;
(3) Whether the parade or demonstration is to be conducted on foot or with
animals or vehicles, or any combination thereof, and giving the
numbers of each;
(4) The name and address of the person who shall be in charge of such
parade or demonstration, and who shall be responsible for the conduct
thereof and for the compliance with all applicable provisions of state
law, this Code and other Ordinances by participants in such parade or
demonstration;
(5) Such other information as may be required by the City Administrator
or Assistant City Administrator.
Sec. 16-103.- Consideration of application; granting or denial of
permit.
Upon the filing of an application for a parade or demonstration
permit with the city clerk, the city clerk shall transmit it to the City
Administrator or Assistant City Administrator for consideration and action
thereon. The City Administrator or Assistant City Administrator shall,
within ten (10) days after filing with the city clerk consider it and take
action thereon, If the City Administrator or Assistant City Administrator
finds as a fact that the parade or demonstration applied for, at the time and
upon the streets or other public ways or places as set forth in the application,
is not detrimental to the health, safety, welfare or convenience of the
inhabitants of the city or others making use of such streets, ways and places,
ATTACHMENT #10 Page 2 of 4
a permit therefore shall be granted. If the City Administrator or Assistant
City Administrator finds as a fact that the parade or demonstration applied
for in the application is detrimental to the health, safety, welfare or
convenience of the of the inhabitants of the city or other persons making
use of the streets, sidewalks or public places at the time, the application
shall be denied.
Sec. 16-104. – Authority to require posting of bond.
Prior to the granting of a permit pursuant to this division, and as a
condition precedent to the granting of such permit, the City Administrator
or Assistant City Administrator may require that the person named in the
application as the one to be responsible for the conduct of the parade or
demonstration shall give bond to the city, in such amount and with such
surety as the City Administrator or Assistant City Administrator may
consider necessary, conditioned upon the full satisfaction of all judgements
and decrees which may result by reason of any negligent or unlawful act or
omission of any person managing or participating in such parade or
demonstration and covered by the permit; with the further condition that he
will save the city harmless against all claims and demands whatsoever
which may arise by reason of the negligent or unlawful act or omission of
any person managing or participating in such parade or demonstration and
covered by the permit; and with the further condition that the permittee
shall pay to the city all extra expenses incurred by the city for clearing the
city streets, sidewalks and public places of litter and refuse caused by such
parade or demonstration and for cleaning and repair of public property
soiled or damaged by such paraders or demonstrators.
Sect. 16-105. – Conditions of Permit.
In granting a permit pursuant to this division, the City Administrator
or Assistant City Administrator may include therein such conditions,
restrictions and limitations as the City Administrator or Assistant City
Administrator may consider appropriate, under the general police powers
of the city, for the public health, safety and welfare.
THIS ORDINANCE SHALL BECOME EFFECTIVE IMMEDIATELY UPON ITS
ADOPTION SECOND AND FINAL READING.
ATTACHMENT #10 Page 3 of 4
DONE, RATIFIED AND ADOPTED BY THE MAYOR AND CITY COUNCIL OF THE
CITY OF NORTH AUGUSTA, SOUTH CAROLINA, ON THIS ______ DAY OF MARCH,
2025.
First Reading
Briton S. Williams, Mayor
Second Reading
ATTEST:
Jamie Paul, City Clerk
ATTACHMENT #10 Page 4 of 4
RESOLUTION NO. 2025-08
AUTHORIZING THE CITY OF NORTH AUGUSTA
TO ENTER INTO A CONTRACT WITH CJW SITE SERVICES TO PERFORM DEBRIS
AND OBSTRUCTION REMOVAL FOR NEEDED REPAIRS TO PUBLIC
STORMWATER DETENTION FACILITIES
WHEREAS, The impact of Hurricane Helene on the City of North Augusta
represents one of the most, if not most damaging natural disaster to impact the community;
and
WHEREAS, The Governor for the State of South Carolina declared a State of
Emergency for the State of South Carolina related to such storm on September 25, 2024
and thereafter on September 30, 2024 Governor McMaster announced a request for an
expedited major Presidential Disaster Declaration that was approved by the Federal
Emergency Management Agency for thirteen (13) Counties within the State of South
Carolina including Aiken County; and
WHEREAS, Mayor Briton S. Williams, Mayor of the City of North Augusta
pursuant to Section 9-20 and 9-21 of the Municipal Code declared a State of Emergency
for the City commencing on the 27th day of September, 2024; and
WHEREAS, Staff has identified several City-owned stormwater detention facilities
where fallen/uprooted trees and other storm-related debris have damaged perimeter
security enclosures, are impeding the flow of water within, and are interfering or may
interfere with the operation of the facilities as designed; and
WHEREAS, the expediant removal of fallen/uprooted trees and debris is necessary
to perform permanent repairs and restore the security and function of the detention
facilities; and
WHEREAS, Administration and Staff have determined that this work is beyond the
scope of the City’s abilities to perform in a timely manner; and
WHEREAS, To meet the requirements of the Federal Emergency Management
Management (FEMA) and for the City to receive the maximum allowable reimbursement
it is in the best interest to expedite the cleanup process through a professional service; and
WHEREAS, on February 18, 2025, the Engineering & Public Works Department
solicited for an Invitation to Bid that was placed on the City of North Augusta’s bids and
requests for proposals website page and received 9 proposals; and
WHEREAS, On March 7, 2025, sealed bids were received, publicly opened, and
read aloud for the project; and
ATTACHMENT #11 Page 1 of 2
WHEREAS, the low bid by CJW Site Services of Blythe, GA for the tree cutting
and debris removal of City Stormwater Detention Facilities is in the amount of $69,000.00;
and
WHEREAS, the Mayor and City Council of the City of North Augusta find that the
awarding of such bid for the project is in the best interest of the City.
NOW THEREFORE, BE IT RESOLVED by the Mayor and City Council of the City of
North Augusta, South Carolina, in meeting duly assembled and by the authority thereof:
1. That CJW Site Services shall be awarded a contract for tree cutting, debris removal,
and disposal for the City of North Augusta’s stormwater detention facilities at a total
cost not to exceed $80,000.00, which includes a contingency amount for any additional
items identified in the course of the work, in accordance with the unit prices provided
in the bid.
2. That the City Administrator is authorized to execute such documents as
necessary to enter into this contract.
3. Funding for payments pursuant to this contract will be from the Stormwater
Utility Fund.
4. All reimbursement received from FEMA or any other source related to such
contract would be deposited into the Stormwater Utility Fund.
DONE, RATIFIED AND ADOPTED BY THE MAYOR AND CITY COUNCIL
OF THE CITY OF NORTH AUGUSTA, SOUTH CAROLINA, ON THIS ______ DAY
OF MARCH, 2025.
Briton S. Williams, Mayor
ATTEST:
Jamie Paul, City Clerk
ATTACHMENT #11 Page 2 of 2