The Pickens City Council on Oct. 7 took first reading of a development agreement and accompanying Plan Development District (PDD) zoning ordinance for the Wolf Creek tract, a development proposed by BRD Land and Investment that, according to the draft agreement, would include 142 housing units and approximately $6,000,000 in developer investment.

The city attorney summarized key terms during the presentation: the development would be governed by the city
pproved PDD regulations and the development agreement for an initial five-year term with one possible five-year extension if the developer is not in default. The developer would be responsible for all direct public-infrastructure costs, must construct roads to city standards, meet stormwater and environmental regulations, provide performance and payment bonds, carry enhanced insurance and indemnify the city for developer-related liabilities. The agreement also requires the developer to comply with a council-approved development schedule and site plan.

Why it matters: the project would add housing and expand the city's tax base but would also require new infrastructure and coordination with state agencies. Council members pressed for clarity on infrastructure costs, traffic access and water extensions; residents and the developer have also sought South Carolina Department of Transportation (SCDOT) input on entrance locations.

Council discussion and next steps

City staff said a revised site plan delivered the same day showed 142 units. The city attorney and staff said the draft development agreement gives the city oversight through the PDD regulations and requires the developer to maintain construction site cleanliness, coordinate staging and construction activities with neighbors, and perform two intersection improvements subject to SCDOT approval.

Council members asked about a planned 8-inch water-line extension; during the discussion a council member asked whether the roughly "2,600" cost referenced for that line would be borne by the developer. City staff responded that public-infrastructure items, including the water-line extension, are intended to be identified in the agreement as developer responsibilities and that the agreement can be revised to specifically list those items before final approval.

The agreement states that the developer will be in default if construction stops for extended periods (the draft references a continuous stop period as a default trigger), but the developer is permitted to cure defaults in most circumstances. Performance and payment bonds would allow the city to call funds to complete public infrastructure if the developer does not finish required work.

Public engagement and regulatory checks

The attorney and staff noted that the project will also be regulated by the city's PDD ordinance and land development regulations; plan elements including the statement of intent, the final development plan and the development schedule will be subject to council approval. Staff said the developer had met nearby residents and that residents had requested moving an entrance; that request will require DOT review and approval and has not yet been finalized.

No final vote was recorded on the development agreement during the meeting; council advanced the matter on first reading and indicated it would return for subsequent readings and final action after the city and developer resolve outstanding exhibits, site-plan details and the precise scope of required public infrastructure.

Quote

"The developer has agreed that all the direct costs, including all public infrastructure, are the developer's responsibility, not responsibility of the city," the city attorney said while summarizing the agreement.

What remains unresolved

Council and staff flagged several items that will be clarified before final approval: the precise list and costs of public-infrastructure improvements (including the water-line extension), any SCDOT-required adjustments to project entrances, and final exhibits that implement the PDD requirements. Staff said bond and insurance requirements in the agreement are intended to protect the city if the developer fails to complete public work.

Provenance (transcript excerpts)

Topic intro: "First thing that's important to note from the development agreement is this. Recently, council passed the plan development district zoning ordinance..." (transcript excerpt beginning at 3397.04).

Topic finish: "So I just wanted to say I I know this is tough for some folks, but I really think this can be a really positive, wonderful opportunity for our city..." (transcript excerpt beginning at 5209.96).

Ending

Council members said they would review the revised site plan and the development agreement exhibits, confirm SCDOT feedback on entrances, and schedule additional readings. No second-reading vote or final approval was recorded during the Oct. 7 meeting.