5/22/2018 Palmetto Bluff - Moreland Block L Final Development Plan Narrative

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PALMETTO BLUFFMORELAND BLOCK LPROJECT NARRATIVE

J17000.9005July 3, 01!

PUD C"#$%$&'#(y

Palmetto Bluff is a plannedunit development subdivision consisting of large

estate residential lots detached and attached singlefamily homes, resort

rental accommodations, commercial / retail development and golf courses with

other recreational amenities. The proect site is located in the Town of Bluffton,

!", and is a portion of the Palmetto Bluff Tract. #evelopment within the proect

must conform to the Palmetto Bluff Tract $aster Plan, as adopted by the Town of

Bluffton. Plans and documents included in this application are consistent withthe concept P%#, development agreement and &nitial $aster Plan.

PUD D'$()%*&%"#

Palmetto Bluff is a '(),))) acre tract of undeveloped woodland located in

!outhern Beaufort "ounty, !outh "arolina. The site was anne*ed into the Town

of Bluffton to facilitate the development of a new, largetract Planned %nit

#evelopment +P%#. The property is bounded by the $ay -iver on the north, the

$ay and "ooper -ivers on the east, and the ew -iver on the south and west.

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$ay -iver orest, 00" is continuing development of Palmetto Bluff with the

construction of $oreland Bloc1 0. The proect is appro*imately '23.2 acre

located along the ban1 of the "ooper -iver which will consist of 3) residential

lots and infrastructure proposed. 4 pump station is also proposed with this

proect.

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The proect area involves many soil types including5 $urad, 0a1eland, Pic1ney,

"oosaw, 6onges, and "hipley. &ndications show that the proect area containsmaority loamy fine sand. !lopes range from ) to 7( percent.

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The site is presently consists a wooded mi*ture of hard wood and pine. 8fforts

shall be made to limit tree removal.

5/22/2018 Palmetto Bluff - Moreland Block L Final Development Plan Narrative

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PALMETTO BLUFFMORELAND BLOCK L

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There will be a wetland impact for the proposed proect. The impacts are

permitted under #epartment of the 4rmy permit : ())9;7) and can befound on sheets ?9 @ ?2 of 77( on the enclosed cd.

u)-2(' 2&') P)"&'(&%"# Pl2#

The previously established and delineated preserved wetlands for this

proect are primarily located within the central and western areas of the proect.

The previously established and delineated A"-$ "ritical 0ine for this proect is

located around the north, east, and southern perimeter of the site.

or areas adacent to preserved wetlands within the proect, Aption B

from =.(.9." will e*ist. 4 (2;foot undisturbed buffer will be maintained along with

a double row of silt fence constructed to prevent e*cess sedimentation anddirect runoff from the site. 4deuate silt fence will be installed beyond the (2;ft

preserved wetland buffer and maintained for the entirety of this proect as

shown on the erosion control plan, sheets5 8"(.7;8"9.=. 4 list of standard notes

and details addressing maintenance can be found on sheets5 8"7.7;7.( @ 8"2.7;

2.(.

Fl"" 4"#'

The maority of the site is located in Cone 4>, which is an area determined to be

within the 7))year floodplain with base flood elevation of 7=. The site can befound on lood &nsurance -ate $ap umber 92)))(2 )77)#.

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Traffic will be routed off of Ald Palmetto Bluff -oad to Ald $oreland -oad for the

proposed proect.

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Borrow material for the overall proect development is generated by lagoon

construction.

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4s well as providing aesthetics and recreational components for the planned

development, the proposed lagoons will primarily serve for managing

stormwater runoff by providing water uality and water uantity control.

"onseuently, the lagoon is designed to attenuate and safely convey the (,

5/22/2018 Palmetto Bluff - Moreland Block L Final Development Plan Narrative

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PALMETTO BLUFFMORELAND BLOCK L

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7) and (2year rainfall events and safely pass the 7))year rainfall event off the

site without impacting upstream or downstream of the proect watershed.

$oreland Bloc1 0 will drain to the e*isting and proposed lagoon and enter into

the e*isting series of lagoons, centrally located throughout the $oreland area.

!tormwater uality for the site shall be addressed treatment through vegetative

filtration in roadside swales, littoral shelf vegetative filtration, wet ponds and

infiltration shall be promoted through the use of stormwater reuse in irrigation.

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4ll buildings are reuired to meet ire @ Building "ode reuirements prior to

construction.

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$oreland Bloc1 0 will consist of multiple road sections throughout thedevelopment. 0isted below are the road sections5

Ald $oreland -oad +orth side of Bridge

Didth E (( feet

!ection E !loped at appro*. (F

$aterial E 4sphalt

-ightofway E Garies

#rainage E Ane !ided "urbing, &nlets and Pipe

Ald $oreland -oad +!outh of Bridge

Didth E () feet!ection E !loped at appro*. =F

$aterial E !hell/aggregate mi*ture

-ightofway E Garies

#rainage E -oadside swales, &nlets and Pipe

Bac1shore !treet, "auley "ree1 -oad, Portage !treet, &n1berry !treet

Didth E () feet

!ection E !loped at appro*. (F

$aterial E 4sphalt

-ightofway E Garies

#rainage E "urbing, &nlets and Pipe

Hannah 0ane, 0andings "emetery 0ane,

$oreland Trail, 4lley I, "orley !treet

Didth E () feet

!ection E !loped at appro*. =F

$aterial E !hell/aggregate mi*ture

-ightofway E Garies

#rainage E -oadside swales, &nlets and Pipe

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PALMETTO BLUFFMORELAND BLOCK L

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4lley 2,

Didth E 79 feet

!ection E !loped at appro*. (F

$aterial E !hell/aggregate mi*ture

-ightofway E Garies

#rainage E -oadside swales and natural drainage

4lley 7

Didth E 7( feet

!ection E &nverted "rown !loped at appro*. (F

$aterial E4sphalt

-ightofway E Garies

#rainage E &nlets and Pipe

4lley (, =, 9, and >

Didth E 7( feet!ection E !loped at appro*. =F

$aterial E !hell/aggregate mi*ture

-ightofway E Garies

#rainage E -oadside swales, &nlets and Pipe

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Trails and sidewal1s within Palmetto Bluff will be constructed as part of the

building construction and not site development. Therefore the sidewal1s may

not be installed prior to reuest for final "ertificate of "ompliance orAccupancy. !idewal1s and trail systems will be constructed at the earliest

possible time as it relates to completion of infrastructure that may adversely

affect them.