The purpose of this email is to update you with the status of the various development activities that South Street Partners (SSP) currently have underway, as best we can understand by reviewing documents, speaking to the Town’s planning staff, and other knowledgeable parties.  This message addresses four projects: Long Island (aka Plat 25; Anson neighborhood), Block M-4 Subdivision, Block M-6 (both in the Moreland Forest/Crossroads area) and the new Anson 18-hole golf course.  Shout outs to the Town’s staff and Gray Ferguson for ensuring the accuracy of this message.

Background.  The overall development of Palmetto Bluff is controlled by the Planned Unit Development (PUD), which was adopted in 1998 (and subsequently amended a few times) which established the current 4000 housing units (or equivalent) cap.  Plans for new neighborhoods and features (e.g., roads, amenities) are NOT reviewed by the Town Council or Planning Commission; instead, they are reviewed by the Town of Bluffton’s Growth Management and Watershed team in a three-step process: 1) preliminary development plan application (a fairly high level review); 2) storm water permit (also involves the SC Dept. of Health and Environmental Control, or DHEC), and 3) final approval of the project or subdivision (very detailed).   New lots are platted and approved in the last step, and only then can the newly created lots be sold.

Long Island.  Last November, South Street Partners submitted a preliminary plan application (step 1, per above) for the development of Long Island, including 31 home lots, a neighborhood street consisting of permeable pavers, and the conversion of the existing earthen causeway into a 14-foot-wide road with two seven-foot-wide lanes.  The application also calls for traffic lights on either end of the causeway to allow the road to be closed as needed for emergency vehicles.  This preliminary plan was approved with conditions, and the Town staff has yet to receive the full storm water plan for review.  Given Long Island’s location, the DHEC review process is likely to involve their Coastal Zone Consistency team, which is generally considered a tougher process.   

The storm water permit sought by SSP will only address the runoff issues related to the road; per the current plan, each Long Island lot owner will need to satisfy the storm water abatement in their building permit process.  The stormwater submittal must assess the feasibility of this.  Given that Long Island is a narrow island with a high-water table, this may prove challenging (mitigated somewhat larger average 2.5-acre lot size).

While the stormwater standards involve many technical criteria, the two most significant ones involve 1) “routine” heavy rains (95^th percentile, or 1.95 inches of rain in a 24-hour period), and 2) 100-year storms (11 inches of rain in 24-hour period).  The first requires that this 1.95 inches of rainfall is retained on site, usually accomplished via Best Management Practices (BMPs), such infiltration basins, bioretention, etc.  The second, 100-year standard, requires that all storm water is safety conveyed through the site without causing damage/inundation to structures.  Furthermore, the stormwater plan must demonstrate that post-development stormwater discharge rates do not exceed pre-development rates for up to the 100-year, 24-hour storm, and the site must be designed to intercept and treat stormwater runoff to at least an 80 percent reduction in total suspended solids, 30 percent reduction in total nitrogen, and 60 percent reduction in bacteria.  According to SSP, this “decentralized” stormwater approach is a preferred BMP vs. the more commonly used centralized basins, ponds and such.

Block M-4 Subdivision.  This month, SSP requested the Town’s final approval (step 3, per above) of this new neighborhood which will consist of 81 lots on 79.4 acres.  Once this is approved, the lots will be available for sale.

Block M-6 Subdivision.  This month, SSP submitted a preliminary development plan application (step 1, per above) to the Town.  This neighborhood will consist of 26 single family home lots on 48.9 acres. 

New 18 Hole Golf Course.  SSP has conditional stormwater approval for the course (step 2).  Once SSP receives final stormwater approval from DHEC, final approval of the application (step 3) can occur.

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