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