[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6093509,"mediaKeyId","2846585-11571593d33a3938c0fd3d67f6a43114","parentId",2846585,"title","Commission recommends River Rock 'Easy Living' 55+ community with 20‑foot vegetative buffer to future Publix site","audioSeconds",1749,"startMs",11456000,"endMs",13205000,"viewUrl","/Search/View?dp=1&key=2846585-11571593d33a3938c0fd3d67f6a43114&start=11456&end=13205","thumbnailUrl","https://assets.pipeline.soar.com/2846585-11571593d33a3938c0fd3d67f6a43114/thumbnail_11456000.jpg","articleUrl","/articles/6093509/Hardeeville/Jasper-County/South-Carolina/Commission-recommends-River-Rock-Easy-Living-55-community-with-20foot-vegetative-buffer-to-future-Publix-site","mediaUrl","https://secure.pipeline.soar.com/6093509-690fd93f96cd376e2a2d029a3c20cf4c/orig.mp4?Expires=1771136723&Signature=MPL1O9sfwcTtzbLuGmYP0kewFxGwahZtagV0~xGgSqQARxQYmVj53W0ixa5gw602W3WH-Uyrd1uo9FEQkx3meXkWkBbe9OBo8Wp1w~eVKxPEiH~amrvbP8InWYu~mgJ~NK7DnO8zXe8JTseWSQ5~i6sROUmvlL16fXgL1sQZtAoKxCB7XSbP52MIn2G-pNJb63Vpj12JRZoX8EnAjMo9NJMg6~EIkea0HekKkQ7Ev-crbtkAuIrDvyR42SoZ6bCPJETbqJwrNz3a551NsEbal2Tk~0XqAk4HkpTx14kd~sO0an2I~hlIeiHf5ie-kIEJbkZcncH9s-cdDlqtkXDrrg__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Hardeeville, SC","date","2025-01-08T00:00:00Z","article","City planners presented an initial master plan for River Rock Easy Living at East Argent — a 36‑acre independent living and attached cottage community proposed as a 55+ development. The applicant proposed 145 ranch‑style attached units (three‑to‑five units per building) and a 180‑unit, four‑story independent living building, for a maximum project density of 325 units.

Why it matters: the plan repurposes a parcel that previously had a smaller‑scale independent living approval (the Mansions initial master plan) into a larger, mixed product that the developer and staff said better fits current market demand for active adult housing. Developers and staff emphasized pedestrian connections to East Argent Parkway and planned trails and said traffic analysis did not require additional signal work at the nearby corridor intersection for the proposed use.

Public comment and commission concerns: commissioners and some attendees expressed concern about the massing and height of the four‑story independent living building and the proximity of residential units to a future commercial parcel on the site’s east edge (the future Publix area). Commissioners emphasized the need for sound and light attenuation between the residences and the commercial frontage and discussed appropriate exterior materials and accessible parking provisions for an older population.

Commission condition and action: the commission recommended approval and added a condition requiring a 20‑foot dense vegetative buffer between the River Rock site and the adjacent commercial parcel (future Publix/master plan). The commission also asked staff to ensure applicable building code, ADA and parking standards for senior housing are enforced during staff review committee and permit phases.

Next steps: the package will go to City Council for a workshop and final action; if council approves, staff review committee will check stormwater, landscaping, building code and ADA compliance during permitting.","mediaType","Video","parentTitle","Planning Commission - January 8th, 2025","oneSentenceSummary","The planning commission recommended the River Rock Easy Living initial master plan for a 55+ community but required a 20‑foot dense vegetative buffer between the residential site and the adjacent planned commercial (Publix) parcel.","taxTitle","Hardeeville, Jasper County, South Carolina","taxId",70272,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6093525,"Commission recommends rezoning two parcels near Main Street for a 64‑unit affordable housing project",976,1704000,2680000,"/Search/View?dp=1&key=2846585-11571593d33a3938c0fd3d67f6a43114&start=1704&end=2680","https://assets.pipeline.soar.com/2846585-11571593d33a3938c0fd3d67f6a43114/thumbnail_1704000.jpg","/articles/6093525/Hardeeville/Jasper-County/South-Carolina/Commission-recommends-rezoning-two-parcels-near-Main-Street-for-a-64unit-affordable-housing-project","https://secure.pipeline.soar.com/6093525-ed2c988329b423f1b8a7c1c668c152b9/orig.mp4?Expires=1771136723&Signature=PK1dN2HVJv5OQlflrNT1y-3qzbQNuF6nZXoZq82aoPB~J13AfO1gD0wuExBxpYFmdbEZXjXH0htW7uHhX-x3Qu8oJnDYi6zwD5IFQlr-~Vxt6UsQDi74aizUAfn9ukJe~WVV9AVcn76oAaNa418dQoLROMypiyO6zKNf5ltElg3z1oA9szAdUucWfE7L3zvJxkmYn9cr-ktpqVGPv-Mi3p51YKpvrRboExVj9-G73Upo1SJN~rhww~cuY3D-MUB7BISimoNhTJhxeHqPfqcHDY24Sz4txRnkUwoAwVKdEUNRlDSo17lE91jPMdh4DUP7TMUgYQq-NFmluKXkzCBvzw__&Key-Pair-Id=KUT5TJCACFTXG","City senior planner Joe Duffy presented a zoning map amendment request to rezone two parcels in the Gateway Crossings plan development district — a city‑owned Main Street parcel and a three‑acre portion of an adjacent Sumter Drive parcel — from conservation/preservation (and previous single‑family designations) to multifamily residential to enable an affordable housing project.

Dwayne Rindell of Bennett & Rindell Companies, the developer selected by the city, told the commission his firm specializes in affordable housing and has local projects such as May River Village and Bridal River Village. Rindell said concept plans being prepared would yield about 52 apartments and roughly 12 townhome units on the two parcels, for about 64 total units; he said if financed with the low‑income housing tax credit program “studio rents are probably gonna be starting somewhere around $700 to $800 a month and probably your most expensive 3 bedroom is gonna be around $1,200 a month.”

Why it matters: the rezoning would allow the city to use the parcels in Gateway Crossings to advance more attainable housing options and enable financing approaches that require affordable set‑asides. Rindell and staff said the project will rely on tax‑credit financing and a land‑use restriction agreement to keep units affordable for a recorded period; Rindell said the development agreement with the city includes affordability provisions and that a land‑use restriction agreement “is recorded against the property for 30 years plus.”

Public comments and clarifications: a resident, Anna Maida, asked how many units would be built; developers answered the concept fit for the site was about 52 apartments and 12 townhomes. Staff and developers discussed the site’s past use as a decommissioned oxidation pond, wetlands on and near the parcel, and that the city has been looking at park and trail opportunities for the pond area. Developers and staff said state housing authority rules will govern occupancy verification under tax‑credit financing.

Action: Commissioners moved to recommend approval of the zoning map amendments for both parcels; the commission voted to recommend the rezoning and will forward the matter to city council for final action and for staff review committee to shape development details and stormwater/utility work if council approves.

Next steps: if city council approves the zoning amendments the project will advance to staff review committee for initial master planning, permitting and final site design. Developers requested that residents submit specific questions to staff; Joe Duffy and project team representatives were present for follow‑up.","The planning commission voted to recommend rezoning a city‑owned Main Street parcel and an adjacent three‑acre Sumter Drive parcel to multifamily to allow an affordable housing project proposed by Bennett & Rindell.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6093515,"Commission recommends updated Morgan Tract PDD and approves Block A initial master plan; spine road to SC‑46 required",3428,7947000,11375000,"/Search/View?dp=1&key=2846585-11571593d33a3938c0fd3d67f6a43114&start=7947&end=11375","https://assets.pipeline.soar.com/2846585-11571593d33a3938c0fd3d67f6a43114/thumbnail_7947000.jpg","/articles/6093515/Hardeeville/Jasper-County/South-Carolina/Commission-recommends-updated-Morgan-Tract-PDD-and-approves-Block-A-initial-master-plan-spine-road-to-SC46-required","https://secure.pipeline.soar.com/6093515-34b3d4ba4c1ae1893f6acca2c60e7efa/orig.mp4?Expires=1771136723&Signature=i3xr53zV5bK~sB9tHcO9sLtZijNqMfmprjXDHo82j4-~8GhWGapTDpJKHDwKrnROhS0VHCGTrhBf-~96Yy3Fjsi9lNgqiatFKnUOVEMeQ-PEkrCp882xvj6NEQB33U4J7G5WjvvtZCJ6dYLIFnpF6VSSL5TcK13WKrJUYgUocL1BDA6gCBpSDYwYLCpK8We85b5AdQVhOWlVQU-ZNfgMTpjJZ9MDZnLhnJS2LIEriHQBK7S0I-P1LCMm8Tm9-nzvljuNN~SnvaIA3hVluDxKjRehlLIpvtM7tx4Kv-bd812Jy1sl0yhoGc215p0cAVFjBKdrrJppwtru8D4YjsdroA__&Key-Pair-Id=KUT5TJCACFTXG","City staff presented a revised plan development district (PDD) for the Morgan Tract, updating a 2006 PDD and development agreement to current standards and removing industrial land uses in favor of mixed use, parks and open space. The revised PDD covers about 2,629 acres with a maximum residential density the applicant described as unchanged; staff identified a maximum of 6,700 units citywide in the new documents, including up to 1,000 multifamily units.

Initial master plan action: commissioners considered Block A, an 841‑acre initial master plan for the Morgan Tract that would be the first phase. The applicant disclosed a Block A program of up to 974 single‑family units and up to 370 multifamily units (a total of 1,344 residential units), internal sidewalks and trails and a 10‑foot multi‑use pathway. The plan includes a spine road that the developer will build, providing a multi‑access connection from US‑278 down to SC‑46; staff and the applicant said the spine road is intended to reduce traffic concentration on US‑278 and provide more networked access.

Traffic, buffers and utilities: consultants said SCDOT has approved an access management plan for main access points, the traffic impact analysis has been reviewed by the city, DOT and a third party, and the developer is coordinating John Smith Road intersection improvements (signalization and turn lanes) with SCDOT and with other developers. Staff proposed increasing typical residential perimeter buffers from 10 feet (in the 2006 PDD) to 50 feet and carrying new stormwater and landscaping standards from the city’s 2024 MZDO into the updated PDD.

Public comment and construction access: neighbors asked about use of Stryker Road and other existing dirt roads for construction traffic; consultants acknowledged construction traffic will use existing internal roads and several private access points during early phases and said they expect the spine road and designed accesses to reduce longer‑term reliance on ad hoc routes. Commissioners approved the PDD amendment recommendation and the Block A initial master plan and asked staff and the developer to coordinate construction access, drainage and required environmental reviews before permitting.

Next steps: the PDD package and Block A will go to City Council for workshop and action; site development permits for each phase must still clear staff review committee and obtain DOT and environmental approvals prior to construction.","The planning commission recommended an update to the Morgan Tract PDD and approved Block A's initial master plan, including a developer‑funded spine road that will connect US‑278 to SC‑46 and provide new networked access to reduce pressure on 278.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6093520,"Planning commission backs Hilton Head Lakes West PDD with condition delaying access until Red Dam work is finished",4960,2940000,7900000,"/Search/View?dp=1&key=2846585-11571593d33a3938c0fd3d67f6a43114&start=2940&end=7900","https://assets.pipeline.soar.com/2846585-11571593d33a3938c0fd3d67f6a43114/thumbnail_2940000.jpg","/articles/6093520/Hardeeville/Jasper-County/South-Carolina/Planning-commission-backs-Hilton-Head-Lakes-West-PDD-with-condition-delaying-access-until-Red-Dam-work-is-finished","https://secure.pipeline.soar.com/6093520-e884f57e8bb5a0395aef6928104cad84/orig.mp4?Expires=1771136723&Signature=Sat3-jHBeeud7wWbAAMs9TkZ1ujamjOFv7smj~BMytBxU05jq6T4ZOEu26WWSumFZIizQIBODucN4Rk3pqsyDq1SX6jS4VYxbEu2ycD1clG5NUYcZlB0~m8gCvacgmbVDBpXjFobjUoaBrsTqU3jJW4cFtcZWOxQjVVR2p9Xl3fRKU7hYIL1rTqr7kPrf5903-hCLiLshe~QHqWlAoTSGJCz09LeACa-nlJf0g3841qjpSCBiyR9fvi2OKugKCtC~zUzDQrvAU~ZY-E6XMbRrQjbQ0Q1~Le4ABVrWc8fQ7zGXgq0DmnzWNkQheSOuf1qdeIZTQnQ0uZWvzeI~nqaRg__&Key-Pair-Id=KUT5TJCACFTXG","Planning Director Brianna Snowden presented a revised plan development district (PDD) for Hilton Head Lakes West, a reconfiguration of a portion of the former West Argent PDD. The application covers roughly 3,300 acres of city‑area parcels and requests a development program that the applicant estimated would include 4,356 housing units including up to 750 multifamily units; staff said the request would not increase density over previously permitted entitlements.

Key change and why it matters: the revised plan realigned the previously‑proposed “Road A” to come out by the Hardeeville K–12 campus and terminate at a new roundabout on Red Dam Road adjacent to the school. Project engineers and the applicant said that change removed a planned condemnation of private property that had prompted public objections in earlier hearings. The applicant’s traffic consultant described planned overlays, shoulder widening and a 10‑foot multi‑use path to serve the school and residents, and the project team said they have coordinated TIAs with the city and SCDOT.

Public concerns and developer response: residents voiced concerns about construction traffic on Red Dam and Lakeside Boulevard, safety for school children at the new roundabout, drainage and the use of local unpaved roads (Stryker Road) for construction access. Nathan Long, consultant for the applicant, said the revised plan was developed after public meetings and that the applicant would continue to refine alignments and drainage with DOT and residents. Developer Brian Kiernan said the team will “do the best we can in a timely manner” to manage construction impacts and to work with neighborhood residents on access and mitigation.

Commission condition and action: the commission recommended approval to council and attached a condition requested by commissioners that the developer “not open access to the Red Dam traffic circle until the Red Dam improvements are complete,” to prevent adding new traffic to Red Dam before road upgrades are in place. Commissioners also asked the applicants to continue outreach with Jasper County and directly affected property owners. The motion carried.

Next steps: the PDD will proceed to City Council (workshop and subsequent hearings). If council approves the PDD, each development pod and roadwork plan must return through the initial master plan/site development permit process; the city and applicant said DOT approvals, stormwater design and detailed phasing will govern construction timing.","Commission recommended the Hilton Head Lakes West plan‑development district after revisions that removed proposed condemnation, added a roundabout at Red Dam adjacent to the K–12 campus and revised road A alignment; commissioners required that the new Red Dam access not be opened until Red Dam road improvements are complete.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6093529,"Hardeeville presents package of signal, turn‑lane and interchange projects for US‑278/I‑95 corridor",1089,501000,1590000,"/Search/View?dp=1&key=2846585-11571593d33a3938c0fd3d67f6a43114&start=501&end=1590","https://assets.pipeline.soar.com/2846585-11571593d33a3938c0fd3d67f6a43114/thumbnail_501000.jpg","/articles/6093529/Hardeeville/Jasper-County/South-Carolina/Hardeeville-presents-package-of-signal-turnlane-and-interchange-projects-for-US278I95-corridor","https://secure.pipeline.soar.com/6093529-493aa6180bc48942bdc5ea79552c5f65/orig.mp4?Expires=1771136723&Signature=N9MKhkScSG5zEQPzZyrSEjLqU2YN2KNI~1lugjAXyLz3ABWw3gLON~x5R6oh68tEcH49aSSJht5PSBAPUjYRpRRt4H9ruKoVJTbsFKz5PonsBSHR4xZbhL7KnG-q7P4NJNqLbh9uuG2hCAWMOkesO9DMAPzINHPtAFHVfpvF2-bzVN~ZptwlwZqvN56v6IqthqDNYLqobQ9JnjLJgQrE1BSiSF7N3FoZvDWytujOGd2R0qG3LCW8S82513CaNKLxaytsLMYym1smcllWlap2UvXDZebecgs46019wN3XioD2VEJDAdLUvw0qSXZ6BdqaL2xW6kWphCcxIpkLMEKSNg__&Key-Pair-Id=KUT5TJCACFTXG","Deputy City Manager Matt Davis gave the Hardeeville Planning Commission a high‑level briefing on traffic projects affecting US‑278, I‑95/Exit 8 and local connector roads, saying the city is coordinating signal timing, lane work and larger interchange construction with SCDOT, Beaufort County and regional developers.

The presentation outlined a bundle of ongoing and planned work: third‑party reviews of developer traffic impact analyses; a temporary signal installation at Argent/New River East Argent Parkway; lengthened and additional left‑turn lanes at US‑278 and Latitude Lakeside Boulevard; the Argent Shortcut/Jasper Station intersection redesign with right‑of‑way acquisition and an expected bid that Davis estimated “probably in excess of $5,000,000”; and the SCDOT‑led Exit 8 diverging‑diamond interchange with a relocated Medical Center Drive signal and new back‑edge (frontage) roads to serve businesses. Davis also described plans for two left‑turn lanes and new signals at the planned Buc‑ee’s access on US‑17/US‑278 and said the city has paid into several local intersection improvements.

Why it matters: the city said the package aims to reduce morning backups on US‑278 and on neighborhood approaches that now spill back onto higher‑speed lanes. Davis noted that Beaufort County currently controls timing for some signals on 278 even where jurisdiction crosses county lines, and the city is working with Beaufort County and SCDOT to extend green time in peak hours and add dedicated left‑turn arrows for problem movements. The city has also begun requiring a third‑party review of developer traffic studies so analyses are comparable across projects.

Supporting details: Davis described the Argent Shortcut/Jasper Station project as including nearly a half‑mile BJWSA waterline relocation and substantial right‑of‑way purchases before bidding. He showed the Exit 8 diverging‑diamond plan, explained the relocated signal for Medical Center Drive and the proposed back‑access road network that will feed businesses from the rear instead of direct US‑278 curb cuts, and described frontage‑road and roundabout work near the hospital and Brickyard Drive. He said work to lengthen turn lanes at Latitude Lakeside Boulevard should begin in the next month or two. On the John Smith Road bridge, Davis told commissioners he understood SCDOT’s schedule estimates the replacement will close the bridge “for some period of time — I think they’ve estimated what, nine months,” and that traffic will be detoured while the bridge is replaced.

Public and process notes: Davis and staff emphasized the projects are a mix of city, county and SCDOT work and that funding, right‑of‑way and permitting issues will determine timing. He directed commissioners and the public to mdavis@hardeevillesc.gov for follow‑up questions and said the city will continue coordinating corridor work, developer mitigation and DOT projects so improvements are not planned “in a vacuum.”

Next steps: the city will continue its corridor study coordination, require third‑party review of developer traffic studies, advance design and right‑of‑way for city‑led intersections, and work with Beaufort County and SCDOT on signal timing and Exit 8 phasing.","Deputy City Manager Matt Davis told the planning commission the city is coordinating multiple traffic projects — from temporary signals and turn‑lane lengthening at US‑278 intersections to the I‑95 Exit 8 diverging‑diamond and frontage‑road work — and is reviewing developers' traffic studies with a third‑party reviewer.","actionData","errors"]

Article not found

Commission recommends River Rock 'Easy Living' 55+ community with 20‑foot vegetative buffer to future Publix site

Commission recommends rezoning two parcels near Main Street for a 64‑unit affordable housing project

Commission recommends updated Morgan Tract PDD and approves Block A initial master plan; spine road to SC‑46 required

Planning commission backs Hilton Head Lakes West PDD with condition delaying access until Red Dam work is finished

Hardeeville presents package of signal, turn‑lane and interchange projects for US‑278/I‑95 corridor