050426 Council Mtg Discussion Items with AttachmentsDISCUSSION ITEMS FOR
MAY 4, 2026
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 2
Administration Department
Interoffice Memorandum
TO: Mayor and City Council
FROM: Jim Clifford, City Administrator
DATE: May 1, 2026
SUBJECT: Regular City Council Meeting of May 4, 2026
REGULAR COUNCIL MEETING
ITEM 5. PROCLAMATION(S):
a.North Augusta High School Lady Jacket Wrestling Team – 2026 Lower State Wrestling Champion
b.North Augusta High School Jackets Wrestling Team – 2026 Lower State Wrestling Champion
c.Law Enforcement Week – May 10 – May 16, 2026
d.Public Works Week – May 17 – May 23, 2026
Mayor Williams will recognize the above proclamations.
Please see ATTACHMENT #’s 5a, 5b, 5c, and 5d for a copy of the proclamations.
ITEM 6. PERSONNEL:
a.Introduction of Public Safety K-9’s River and Raven
Mayor Williams will introduce Public Safety K-9’s River and Raven.
OLD BUSINESS
ITEM 7. PLANNING & DEVELOPMENT: Ordinance No. 2026-09 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 #7 for a copy of the proposed ordinance.
Page 2 of 2
NEW BUSINESS
ITEM 8. PLANNING & DEVELOPMENT: Resolution No. 2026-26 To Approve Signage for Hammond’s Ferry
A resolution has been prepared for Council’s consideration to approve Signage for Hammond’s Ferry.
Please see ATTACHMENT #8 for a copy of the proposed resolution.
ITEM 9. PUBLIC SAFETY: Resolution No. 2026-27 Authorizing the City of North Augusta to Make
Improvements at the Animal Control Shelter Facility
A resolution has been prepared for Council’s consideration to approve Authorizing the City of North
Augusta to Make Improvements at the Animal Control Shelter Facility.
Please see ATTACHMENT #9 for a copy of the proposed resolution.
ITEM 10. ENGINEERING & PUBLIC WORKS: Resolution No. 2026-28 Amending the Previously Authorized
Budget for the Willow Creek Drive Streambank Stabilization Project
A resolution has been prepared for Council’s consideration to approve Amending the Previously
Authorized Budget for the Willow Creek Drive Streambank Stabilization Project.
Please see ATTACHMENT #10 for a copy of the proposed resolution.
PROCLAMATION
HONORING NORTH AUGUSTA HIGH SCHOOL’S
2026 SOUTH CAROLINA
LOWER STATE WRESTLING CHAMPION
WHEREAS, Lydia Hill a Junior with North Augusta High School Lady Jacket Wrestling Team
earned 1st place at the Lower State Championships at South Florence in the 190 lb. weight class;
and,
WHEREAS, Lydia Hill pinned all 3 of her opponents for the championship; and,
WHEREAS, Lydia Hill is a two-time State Qualifier and her 2026 record was 16-6; and,
WHEREAS, the team was led by Head Coach Matt Franklin and the wrestling team finished 5th
in the Lower State Championship; and,
WHEREAS, Lydia Hill has served as an ambassador for the City of North Augusta as she wrestled
throughout her season.
NOW, THEREFORE, I, Briton S. Williams, Mayor of the City of North Augusta, do hereby
respectfully request that the citizens of North Augusta join me in celebrating and honoring North
Augusta High School Lady Jacket Wrestler, Lydia Hill, as the 2026 South Carolina Lower State
Girl’s Champion.
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 4th day of May, 2026.
______________________________
Briton S. Williams, Mayor
City of North Augusta
ATTACHMENT #5a Page 1 of 1
PROCLAMATION
HONORING NORTH AUGUSTA HIGH SCHOOL’S
2026 SOUTH CAROLINA
LOWER STATE WRESTLING CHAMPION
WHEREAS, Nathan Seawright a Sophomore with North Augusta High School Jackets Wrestling
Team earned 1st place at the Lower State Championships at Hartsville in the 144 lb. weight class;
and,
WHEREAS, Nathan Seawright finished 3rd at the State Championships and his 2026 record was
58-6; and,
WHEREAS, the team was led by Head Coach Matt Franklin and the wrestling team finished 5th
in the Lower State Championship; and,
WHEREAS, Nathan Seawright has served as an ambassador for the City of North Augusta as he
wrestled throughout his season.
NOW, THEREFORE, I, Briton S. Williams, Mayor of the City of North Augusta, do hereby
respectfully request that the citizens of North Augusta join me in celebrating and honoring North
Augusta High School Wrestler, Nathan Seawright, as the 2026 South Carolina Lower State
Wrestling Champion.
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 4th day of May, 2026.
______________________________
Briton S. Williams, Mayor
City of North Augusta
ATTACHMENT #5b Page 1 of 1
PROCLAMATION
WHEREAS, in 1962, President Kennedy proclaimed May 15th as National Peace Officers Memorial
Day and the calendar week in which May 15th falls as National Police Week; and
WHEREAS, established by a joint resolution of Congress in 1962, National Police Week pays special
recognition to those law enforcement officers who have lost their lives in the line of duty for the safety
and protection of others, and
WHEREAS, the members of the law enforcement agencies in the City of North Augusta play an
essential role in safeguarding the rights and freedoms of the citizens of North Augusta; and
WHEREAS, it is important that all citizens know and understand the duties, responsibilities, hazards
and sacrifices of their law enforcement officers, and that law enforcement officers recognize their duty
to serve the people of this community, by protecting them against violence and disorder; and
WHEREAS, the law enforcement officers of the City of North Augusta unceasingly provide a public
service.
NOW THEREFORE, I, Briton S. Williams, Mayor of the City of North Augusta, South Carolina,
proclaim the week of May 10-16, 2026 as
NATIONAL LAW ENFORCEMENT WEEK
and call upon all citizens in this community to especially honor and show our sincere appreciation for
the officers of the City by our thanking the men and women who make it possible for us to leave our
homes safely each day and return knowing we are protected by men and women willing to sacrifice
their lives if necessary to guard our loved ones, property and government against all who would violate
the law.
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 4th day of May, 2026.
Briton S. Williams, Mayor
City of North Augusta
ATTACHMENT #5c Page 1 of 1
PROCLAMATION
WHEREAS, public works professionals focus on infrastructure, facilities and services that are of
vital importance to sustainable and resilient communities and to the public health, high quality of
life and well-being of the people of North Augusta; and,
WHEREAS, these infrastructure, facilities and services could not be provided without the
dedicated efforts of public works professionals, who are engineers, managers and employees at
all levels of government and the private sector, who are responsible for rebuilding, improving and
protecting our city’s transportation, water supply, water treatment, sanitary and storm water
sewerage, and solid waste systems, public buildings, and other structures and facilities essential
for our citizens; and,
WHEREAS, it is in the public interest for the citizens, civic leaders and children in North Augusta
to gain knowledge of and maintain an ongoing interest and understanding of the importance of
public works and public works programs in this community; and,
WHEREAS, the year 2026 marks the 67th annual National Public Works Week sponsored by the
American Public Works Association,
NOW THEREFORE, I, Briton S. Williams, Mayor of the City of North Augusta, South Carolina,
do hereby proclaim the week May 17-23, 2026, as
Public Works Week
in the City of North Augusta and I urge all citizens to pay tribute to our public works professionals
and to recognize the substantial contributions they make protecting our health, safety, comfort,
and quality of life.
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 4th day of May, 2026.
Briton S. Williams, Mayor
City of North Augusta
ATTACHMENT #5d Page 1 of 1
ORDINANCE NO. 2026-09
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, the North Augusta Planning Commission, approved a resolution for
application PDM24-003 to amend the general development plan on February 15, 2025; and
WHEREAS, Ordinance 2025-08 was approved by City Council on March 17, 2025; and
WHEREAS, an application has been received from Stanley Martin Homes, LLC requesting
a modification to The Hive General Development Plan and Narrative to revise the density and
minimum lot sizes for portions of Sections C and D.
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 "Exhibit A" as prepared by Cranston LLC
dated December 13, 2024. The General Development Plan Narrative for The
Hive as prepared by Cranston LLC, dated February 16, 2026 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 #7 Page 1 of 31
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
2.9 dua
D Single-Family Detached 14.0
1.2 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 #7 Page 2 of 31
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.
E. 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.
F. 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 #7 Page 3 of 31
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.
G. Utilities: Water and sewer tap fees for each parcel shall be determined
in accordance with the City Code provisions related to utility
extensions.
ATTACHMENT #7 Page 4 of 31
H. 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.
I. 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 #7 Page 5 of 31
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.
J. 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.
K. 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:
ATTACHMENT #7 Page 6 of 31
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
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
ATTACHMENT #7 Page 7 of 31
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
L. 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
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.
M. 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
ATTACHMENT #7 Page 8 of 31
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 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.
12. The minimum lot size in the single-family tracts shall be as follows:
• Tract A: 22’ x 110’ (2420 SF)
• Tract B: 60’ x 130’ (7800 SF)
• Tracts C & D: 45’ x 120’ (5400 SF)
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 second reading.
ATTACHMENT #7 Page 9 of 31
Page 10
DONE, RATIFIED AND ADOPTED BY THE MAYOR AND CITY COUNCIL OF THE
CITY OF NORTH AUGUSTA, SOUTH CAROLINA, ON THIS ______ DAY OF MAY, 2026.
First Reading
Briton S. Williams, Mayor
Second Reading
ATTEST:
Jamie Barton, City Clerk
ATTACHMENT #7 Page 10 of 31
Ex
h
i
b
i
t
A
ATTACHMENT #7 Page 11 of 31
General Development Plan Narrative
For
The Hive
NORTH AUGUSTA, SOUTH CAROLINA
Prepared for
Stanley Martin Homes, LLC
11710 Plaza America Drive #1100
Reston, Virginia 20190
Prepared by
March 10, 2023
Rev. February 16, 2026
Exhibit B
ATTACHMENT #7 Page 12 of 31
i
Exhibit B
ATTACHMENT #7 Page 13 of 31
ii
TABLE OF CONTENTS
Chapter 1 Introduction
1.1 General 1
1.2 Purpose of Narrative 2
Chapter 2 Site Analysis
2.1 Location 3
2.2 Existing and Planned Infrastructure 4
Chapter 3 Lane Use Plan
3.1 General 6
3.2 Land Uses 6
3.3 Marketing Strategy 9
3.4 Phasing 10
Chapter 4 Design Principles
4.1 Interconnectivity 11
4.2 Green Space 11
4.3 Riparian Buffer 12
Chapter 5 Required Infrastructure
5.1 Roads 13
5.2 Stormwater Detention 14
Chapter 6 Development Impacts
6.1 General 15
6.2 Surrounding Properties 15
6.3 Traffic 15
6.4 Major Road 16
6.5 Utilities 16
6.6 Recreational Facilities 16
6.7 Schools 17
6.8 Drainage 17
TABLES
TABLE 1. Development Standards (Setbacks) 8
TABLE 2. Traffic Volume – Average Daily Traffic 16
Exhibit B
ATTACHMENT #7 Page 14 of 31
1
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 is currently zoned Planned
Development District (PD). Stanley Martin is looking to revise the existing PD.
Stanley Martin is pursuing the development of the property for mixed uses to achieve the highest and best
use for the land and the community. The owner wishes to revise the property zoning uses in the Planned
Development District (PD) according to the requirements of the City of North Augusta Zoning
Regulations.
In order facilitate the orderly planning of the general area Stanley Martin teamed with several
adjoining property owners to join in the planning effort and to be included into the PD rezoning. The two
additional parcels of land that will be included in the Planned Development are as follows:
1) 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
2) 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.
Exhibit B
ATTACHMENT #7 Page 15 of 31
2
Stanley Martin is spearheading this PD revision, but applications for the development have been filled out
and signed by each of the three parties. At the time of the submission to the City of North Augusta,
Stanley Martin only owns the approximately 149.8 acres. 26.7 acres of the 149.8 is the Panther
Residential Management development.
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 #7 Page 16 of 31
3
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
Exhibit B
ATTACHMENT #7 Page 17 of 31
4
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 #7 Page 18 of 31
5
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 #7 Page 19 of 31
6
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 22 feet x 110, or 2420 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 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 45’ to 70’ in width. Lots will have a minimum depth of 120’ and a minimum lot area of 5400 square
feet in this pod. Lot sizes will be determined during final engineering and will be dictated by the land
Exhibit B
ATTACHMENT #7 Page 20 of 31
7
characteristics. The intent of this pod is to provide a mix of product types to be sold at various price
points. Maximum density in this area will be limited to 2.9 lots per acre to promote a variety of lot sizes
throughout Section C.
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 1.2 lots per acre.
3.2.5 Multi-Family – Section E
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 – Section F
The area shown as F on the plan will be for commercial use. The 27.1 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 – Section I
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 (sections A, B, C, D and E) are
planned and designed to include amenities such as small parks areas. Portions of these parks may include
more formalized features such as swings and other playground type of equipment whereas other portions
Exhibit B
ATTACHMENT #7 Page 21 of 31
8
will consist of more passive areas including trails and natural vegetation. Stormwater detention ponds will
be positioned in greenspace areas in some cases.
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%
Exhibit B
ATTACHMENT #7 Page 22 of 31
9
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. Sections C & D are
scheduled to begin development after Section B is started and market forecasts are again assessed. These
sections will provide a variety of product types for all levels of home buyers. Lots will range in size from
Exhibit B
ATTACHMENT #7 Page 23 of 31
10
45’ to 70’ in width. The narrower, lower-level products are expected to be located along the proposed
road closest to the interstate as these lots are likely to attract smaller families or first-time buyers. This
road also encounters some of the steeper terrain in this section and is more suitable for a narrower product
line. The remaining lots in this section will be developed to accommodate wider homes on lots ranging
from 55’-70’ in width.
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 2023
Single-Family Section B Second Quarter 2023
Commercial Development Section F Third Quarter 2023
Single-Family Section A Fourth Quarter 2023
Single-Family Sections C & D First Quarter 2024
Exhibit B
ATTACHMENT #7 Page 24 of 31
11
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.
4.1.2 Pedestrian
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 #7 Page 25 of 31
12
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 #7 Page 26 of 31
13
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 #7 Page 27 of 31
14
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 #7 Page 28 of 31
15
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 #7 Page 29 of 31
16
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 27.1 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 #7 Page 30 of 31
17
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 #7 Page 31 of 31
Department of Planning
and Development
Project Staff Report
PDM26-001 The Hive Section 3 Planned Development Modification
Prepared by: Kuleigh Baker
Meeting Date: March 18, 2026
1
SECTION 1: PROJECT SUMMARY
Project Name The Hive Section 3 Planned Development Modification
Applicant Stanley Martin Homes
Engineer Burt Fine, Cranston Engineering Group
Address/Location South of I-20, West of Five Notch Road, and North of Pinion
Road
Parcel Numbers A portion of TPNs 001-20-01-004 and 005-14-04-010
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 #7 P&D INFORMATION Page 1 of 60
Project Staff Report
PDM26-001 The Hive Section 3 Planned Development Modification
Prepared by: Kuleigh Baker
Meeting Date: March 18, 2026
Page 2 of 7
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 #7 P&D INFORMATION Page 2 of 60
Project Staff Report
PDM26-001 The Hive Section 3 Planned Development Modification
Prepared by: Kuleigh Baker
Meeting Date: March 18, 2026
Page 3 of 7
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 February 20, 2026. The property was posted with the required public notice on
February 25, 2026. A public notice of the rezoning request and scheduled date of the Planning
Commission public hearing was published in The North Augusta Star and on the City’s website at
www.northaugustasc.gov on February 25, 2026.
ATTACHMENT #7 P&D INFORMATION Page 3 of 60
Project Staff Report
PDM26-001 The Hive Section 3 Planned Development Modification
Prepared by: Kuleigh Baker
Meeting Date: March 18, 2026
Page 4 of 7
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.
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.
On March 17, 2025, City Council approved a modification 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 called for it to be incorporated into Phase F of the Planned Development General
Development plan once acquired with commercial uses allowed. The applicant also adjusted the
area and density of several parcels shown in Item B. Development Program of the Planned
Development Ordinance.
Initial grading and infrastructure work has commenced on site.
ATTACHMENT #7 P&D INFORMATION Page 4 of 60
Project Staff Report
PDM26-001 The Hive Section 3 Planned Development Modification
Prepared by: Kuleigh Baker
Meeting Date: March 18, 2026
Page 5 of 7
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. A connection to Pinion
Road will be made as part of the expansion into The Hive Section 3 (Parcels C and D).
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.
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Project Staff Report
PDM26-001 The Hive Section 3 Planned Development Modification
Prepared by: Kuleigh Baker
Meeting Date: March 18, 2026
Page 6 of 7
SECTION 6: STAFF EVALUATION AND ANALYSIS
The applicant, Stanley Martin Homes, is requesting modifications to the approved Planned
Development Ordinance and General Development Plan Narrative for The Hive development.
The request focuses on Section 3 of the development, which encompasses Sections C and D of
the residential land use plan located in the eastern portion of the site, south of Interstate 20 and
west of Five Notch Road. This phase is expected to be the final phase of common infrastructure
construction for the overall development.
The applicants have provided changes to the Planned Development Narrative and Planned
Development General Development Plan Ordinance to clarify the marketing strategy, land use
plan, and development program and ensure consistency with the proposed changes and current
development on site.
Summary of Proposed Changes
1. Lot Size – Section C (Single-Family Detached, 43.9 acres): The currently approved narrative
requires a minimum lot size of one-quarter acre (approximately 10,890 square feet) in Section
C. The applicant proposes to reduce the minimum lot area to 5,400 square feet, with lot widths
ranging from 45 to 70 feet and a minimum depth of 120 feet. This change reflects the actual lot
configuration developed during the engineering process, which was shaped by the terrain,
grading plan, required connection to Pinion Road, and the goal of offering a range of home
types at various price points. The applicant notes that extending rear lot lines toward the
interstate to satisfy the previously approved minimum lot size is possible, but would transfer
wooded, steeply sloped land to individual homeowners. Generally, the land is poorly suited for
private upkeep and would be better managed collectively by the Homeowners Association that
would manage any deed restrictions, conservation easements or maintenance agreements.
2. Lot Size – Section D (Single-Family Detached, 14.0 acres): Similar changes to minimum lot size
are proposed for Section D, consistent with the same design rationale applied to Section C.
3. Maximum Density Reduction: As a concession to ensure no substantial deviation from the
approved plan, the applicant proposes to reduce the maximum permitted densities as follows:
Section C from 3.0 dwelling units per acre to 2.9 dwelling units per acre (a reduction equivalent
to approximately 4 units), and Section D from 2.6 dwelling units per acre to 1.2 dwelling units per
acre (a reduction equivalent to approximately 19 units). The overall maximum dwelling unit count
for the development is reduced as a result of these changes.
ATTACHMENT #7 P&D INFORMATION Page 6 of 60
Project Staff Report
PDM26-001 The Hive Section 3 Planned Development Modification
Prepared by: Kuleigh Baker
Meeting Date: March 18, 2026
Page 7 of 7
4. Updates to the General Development Plan Narrative: The applicant has also revised sections
of the narrative that describe the marketing strategy (Section 3.3.4) and the land use plan
(Sections 3.2.1, 3.2.3, and 3.2.4) to reflect lot sizes consistent with the approved preliminary plat
for Section A and the proposed configuration for Sections C and D. These updates bring the
narrative into alignment with the current Planned Development Ordinance.
5. Updates to the Planned Development Ordinance – Minimum Lot Size: A new provision
(Section I.M.12) is proposed to be added to the Planned Development Ordinance to formally
establish the minimum lot size standards for Sections C and D as described above. This codifies
the flexibility sought by the applicant within the binding ordinance that governs the overall
development of The Hive.
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 for “The Hive Section 3” subdivision has been
submitted for formal review and permitting. The current application for a Planned
Development modification was initiated in response to staff comments issued during
the preliminary plat review. A revised preliminary plat, incorporating both staff
comments and any approved modifications to the Planned Development, will be
submitted to the Planning Commission for consideration at a later date.
SECTION 7: ATTACHMENTS
1. Maps
2. Public Hearing Notice
3. Application Materials
4. Proposed Ordinance
5. Revised Narrative
6. Revised PD Exhibits
Cc: Marcus Thie, Stanley Martin Homes, via email
Burt Fine, Cranston, LLC, via email
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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,March18, 2026, 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
application:
PDM26-001– PlannedDevelopmentModification – A requestbyStanleyMartinHomesto
modifyTheHivePlannedDevelopmentNarrative. Therequestaffects±65.65acreszonedPD,
PlannedDevelopment, a portionofTPNs001-20-01-004and005-14-04-010shownasSections
C and D inTheHivePlannedDevelopmentLandUseMap. TherequestistoreviseSections
3.2.3,3.2.4,and3.3.4oftheGeneralDevelopmentPlanNarrativetoreducetheminimumlot
sizeandreducetheoveralldensityinSections C and D ofTheHivePlannedDevelopment.
Documents related to the applicationswill be available forpublic inspection after March12,
2026in 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
casesareencouraged to attend or provide written comments to planning@northaugustasc.gov
by Noon on March 18th.
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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RESOLUTION NO. 2026-26
TO APPROVE SIGNAGE FOR HAMMOND’S FERRY
WHEREAS, the City of North Augusta is owner of the Greeneway and the property is
zoned P, Public Use; and
WHEREAS, Hammond’s Ferry has requested replacing their subdivision entrance sign that
is located on the Greeneway’s bridge supporting structure over Crystal Lake Drive; and
WHEREAS, Section 9.6.3.a.b of the North Augusta Development Code states that signage
in a Public Use district shall be determined by City Council; and
WHEREAS, Planning and Development staff have reviewed the application and confirm
the proposed signage meets all requirements set forth in the Development Code.
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, that the
application for the signage at the Hammond’s Ferry subdivision entrance on Crystal Lake Drive
shall be approved and the signage shall be installed per the specifications set forth as provided in
Exhibit A.
DONE, RATIFIED AND ADOPTED BY THE MAYOR AND CITY COUNCIL OF THE
CITY OF NORTH AUGUSTA, SOUTH CAROLINA, ON THIS ______ DAY OF MAY, 2026.
Briton Williams, Mayor
ATTEST:
Jamie Barton, City Clerk
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RESOLUTION NO. 2026-27
AUTHORIZING THE CITY OF NORTH AUGUSTA TO MAKE IMPROVEMENTS AT
THE ANIMAL CONTROL SHELTER FACILITY
WHEREAS, North Augusta Public Safety conducts animal control services and operates an
animal control shelter facility on Clay Pit Road; and
WHEREAS, Public Safety has been in dialog with the North Augusta Animal Shelter Coalition
regarding facility improvements at the City Council’s direction; and
WHEREAS, the Director of Public Safety, Mr. Junior Johnson, and his team have thoroughly
evaluated the animal control shelter facility and have selected three projects to complete in order to
improve the facility; and
WHEREAS, the City desires to proceed with the implementation of select improvements to
the animal control shelter facility.
NOW THEREFORE, BE IT RESOLVED by the Mayor and City Council of the City of North
Augusta, South Carolina, in a meeting duly assembled and by the authority thereof that:
1. The North Augusta Department of Public Safety is directed to complete the following
three projects using City procurement policies:
a. Additional drains in kennels to improve efficiency in cleaning and decrease
the chances of cross contamination of pet waste.
b. Make additional runs on the exterior to allow for more than one dog to be
outside while also improving the drainage of the area.
c. Creation of a separate exterior space for puppies to be outside without cross
contamination of adult dogs on a surface that is easier to clean.
2. The Council authorizes total expenditures not to exceed $40,000 for these
improvements and any other related incidentals and/or contingencies.
BE IT FURTHER RESOLVED that these purchases shall be funded with the Capital Projects
Fund.
BE IT FURTHER RESOLVED that the City Administrator is authorized to execute such
documents as necessary to facilitate these improvements in accordance with the City’s procurement
guidelines.
DONE, RATIFIED AND ADOPTED BY THE MAYOR AND CITY COUNCIL OF THE
CITY OF NORTH AUGUSTA, SOUTH CAROLINA, ON THIS ______ DAY OF MAY, 2026.
Briton Williams, Mayor
ATTEST:
Jamie Barton, City Clerk
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RESOLUTION NO. 2026-28
AMENDING THE PREVIOUSLY AUTHORIZED BUDGET FOR
THE WILLOW CREEK DRIVE STREAMBANK STABILIZATION PROJECT
WHEREAS, Resolution 2024-55 authorized the City Administrator the execute an Agreement with
the Natural Resources Conservation Service (NRCS) for a grant to perform repairs to waterways damaged
by Hurricane Helene; and
WHEREAS, the grant budget included $843,125.00, 100% reimbursable, for construction expenses
related to debris removal and creek stabilization of various sites; and
WHEREAS, Resolution 2026-12 established the Willow Creek Drive Streambank Stabilization
Project at a total cost not to exceed $315,000.00; and
WHEREAS, other expenditures and encumbrances totaling $340,653.00, as authorized by
Resolutions 2025-23, 2026-11, and 2026-24 results in a grant balance of $187,472.00; and
WHEREAS, in the course of the streambank stabilization project, sub-surface soil conditions were
encountered, in addition to under-estimation of required materials, resulting in additional construction
costs; and
WHEREAS, the contractor, 6G Construction LLC has submitted change order requests totaling
$55,000.00 in excess of the previously authorized budget for this contract; and
WHEREAS, the Engineering Department has reviewed these change orders and believe that the
amounts are reasonable, and recommend their approval.
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 that the original contract
budget for the Willow Creek Drive Streambank Stabilization Project shall be increased by $55,000, for a
total project budget not to exceed $370,000.00.
BE IT FURTHER RESOLVED that funding for payments pursuant to this contract will be from
the General Fund – Disaster Relief Efforts.
BE IT FURTHER RESOLVED that reimbursement received from NRCS shall be deposited into
the General Fund.
BE IT FURTHER RESOLVED THAT THE City Administrator is authorized to execute any
documents required for the entering into of this contract.
DONE, RATIFIED AND ADOPTED BY THE MAYOR AND CITY COUNCIL OF THE CITY
OF NORTH AUGUSTA, SOUTH CAROLINA, ON THIS _______ DAY OF MAY, 2026.
Briton S. Williams, Mayor
ATTEST:
Jamie Barton, City Clerk
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