There have been numerous articles recently about the quality of water in the May River and other pristine waterways that are a part of the lowcountry estuary system. (I have posted a few below) They all lead back to one problem. Our county and town governments have dropped the ball on inspecting the way retention ponds are built, where they flow too, and how do they filtrate the pollutants that they hold. Beaufort County has rules and regulations and standards for developers, but they seem to be more interested in natural buffers along the major thoroughfares (I call them trash collectors). A nicely landscaped buffer is much neater, more aesthetic to the eye, and provides better visibility for the commercial operators. It shouldn't be such a big deal, what is a big deal is not taking the time, the money, the knowledgeable inspector to check on the retention ponds, and drainage of a development. Take it one more step and make developments get bi annual water testing of their outflows. Work with marine biologist to plant naturally plants and crustaceans that filter the water, and maintain the appropriate ecosystem in the master drainage system.
We have no one to blame but ourselves for not making sure our elected officials oversee what is taking place with inspections. Write your Town Council, and Beaufort County Council voiceing your anger for their oversight, and get them concentrating on the important things not the cutting down of weeds and dog willows along 278.
Property of Charlie B Fraser 2009
______________________________________________________________
May Day for the May River: How we can save the county's pristine waters Collins Doughtie
cdad@hiltonheadisland.net
843-757-7534
Published Wednesday, January 28, 2009
I have always found it amusing how Blufftonians have defended our oysters. They aren't the biggest oysters in the country, but they sure are the sweetest, and they contain just the right amount of salt. In fact, they're the subject of many a discussion about whether they're the best in the country, which, believe it or not, has been known to stop just a tad shy of fisticuffs.
A perfect "for instance" happened not too long ago when I attended an oyster roast where I met two guests from Apalachicola, Fla. If you are not an oyster aficionado, Apalachicola is known for shipping oysters all over the country -- including to right here in Bluffton -- during the months when the water has not yet cooled and our oyster season is closed. They are big oysters alright, but to me they taste like a giant wad of cotton soaked in Lord-knows-what. For years I have tried to like them but, folks, it just ain't going to happen.
Thus I forgo eating oysters until that magic day around here when the water temperature drops and it's time to pull my boat over to a shell bank, grab my oyster knife and wallow in ecstasy as I sample the first May River oysters of the year. To make this event even better, I carry along saltine crackers and cocktail sauce, so I can shuck several oysters at a time, pile them high a cracker, drip a tad of cocktail sauce on and add another cracker to make an oyster sandwich. I swear this will make you swallow your tongue.
Since the time of the Indians, May River oysters have been a mainstay. I look at the shell middens -- which if you don't know are where the Indians would sit and shuck oysters and other shellfish. Some of these middens are 30 feet high and hundreds of feet long. Being a dreamer as well as a lover of history, I imagine how many generations of Indians -- and how many hundreds of years -- it took to pile up that many oyster shells. It just blows my mind. Since its beginning, the pristine May River has done its part to feed millions upon millions with all that it has to offer.
Not that long ago, I remember how proud we all were when we found that the May River was among only a select few bodies of water on the entire East Coast that could boast an A+ rating. We fought industry and won. We reveled whenever a story in some national publication used the May River as an example of the right way to develop in harmony with nature.
But this past week, the May River was the subject of a new piece of literature that has me terribly saddened. If I were to have named this report, I would called it "May Day For The May River."
What I have feared most has happened: A study done by the Town of Bluffton and DHEC reports that the May River is in big trouble. To illustrate just how much trouble, discussions are in the works about completely shutting down shell fishing from about one mile upstream from the Oyster Factory all the way to the May River's headwaters. Why? Pollution. To say I was stunned is an understatement. I was absolutely floored and frankly, mad as hell.
Where is this pollution coming from? It is coming from many sources, but primarily the many developments that have sprung up almost overnight in the past several years. And if you ask me, a lack of foresight and understanding of how the water run-off works in these areas is the reason our cherished May River oysters, clams and other filter feeders are threatened.
How come I saw it coming and those in power didn't? I am by no means smarter than these folks, but when building permits were being handed out like candy at a parade, I knew there would be consequences. Those consequences are now a terrible reality. To me, greed overpowered common sense.
So what can you do? Yell, scream and make your voices heard. Attend town meetings and write to those you have entrusted with our future. Unless we address this nightmare right here and now, you might just find yourself eating Apalachicola oysters from now on. How's that for a wake-up call?
Collins Doughtie is the outdoors columnist for The Bluffton Packet.
____________________________________________________________________
County yet to arrange promised Okatie River water quality testing
By MICHAEL WELLES SHAPIROmshapiro@islandpacket.com843-706-8142
Published Tuesday, January 27, 2009
Months after the Beaufort County Council approved in October a 1,252-home development near the Okatie River, the county hasn't moved forward with promised water quality testing.
The river water testing was part of an agreement developers of Okatie Village signed in exchange for the right to build the 284-acre project, which has a mix of commercial and residential developments.
The developers, Hilton Head Island's Jim Robinson and La Casa Real Estate Development of Winston-Salem, N.C., agreed not to do any further harm to the Okatie River, most of which is off-limits for shellfish harvesting because of pollution levels.
But the county, which was responsible for getting the initial tests done, hasn't yet hired a contractor.
County stormwater manager Dan Ahern said Beaufort County, which received money from developers for testing, wants to make sure its testing methods are consistent with those used by the state Department of Health and Environmental Control.
"We've gone over the scope of what needs to be done," said Ahern. But, he added, the question of who will do the work and what it will cost have not yet been determined.
The Okatie River is one of 970 impaired waterways in the state that the U.S. Clean Water Act requires DHEC to improve. Officials have said the agency is developing a program specific to shellfish harvesting waters that will define the maximum amount of a specific pollutant a body of water can take in and still meet state standards.
A study of the river, expected to be completed by year's end, will try to identify the pollution sources, which could be animals, failing septic tanks, stormwater drainage systems or all three. The study is a requirement for grants from the U.S. Environmental Protection Agency.
Ahern said county and state testing methods must be the same so officials have a better understanding of the sources of the pollution.
As a result, he said, the county's testing methods must be approved by state regulators.
Tom Jans, a spokesman for the Okatie Village developers, said his clients are surveying the land and performing engineering work before construction starts. The process should take six months.
"But the developers are committed as ever to provide the best protection possible for the Okatie," Jans said.
____________________________________________________________________
Dog wilows and weeds are not a natural buffer, the only small animals that live in them are rats feeding on the trash collected in the weeds. It also is not the character that I have grown up with. As far as neon signs, billboards, high rises, that the most ludicrus thing a reporter could even report. That is one thing Beaufort County got right. We don't have bill boards, neon signs and high rises, and we want. I mentioned how we could work with the runoff at the beginning of this blog, and it still is valid in this disccussion.
Property of Charlie B Fraser 2009
_____________________________________________________________________
Developers, environmentalists clash over buffers
By MICHAEL WELLES SHAPIRO and LIZ MITCHELLmshapiro@islandpacket.comlmitchell@islandpacket.com
Published Sunday, January 25, 2009
Imagine the drive down U.S. 278 toward Hilton Head Island if many of the trees were replaced by high-rise buildings and hotels awash with flashy colors, bright neon signs and tall light fixtures.
It's not unusual for business groups to want their projects seen by the traveling public and tourists visiting Beaufort County.
The business groups, however, have long been at odds with environmentalists over the appropriate pace of development and the standards for building projects.
As the recession lingers, some business and government leaders have started to rethink the strict county rules on natural buffers and aesthetics involved in opening and renovating businesses.
The debate has been ongoing, mostly fought in a series of board meetings rarely attended by the public.
In November, however, the issue came to the forefront when county administrator Gary Kubic overrode the Southern Corridor Review Board, enabling a car dealership on U.S. 278 to rehabilitate its building without having to comply with the review board's requirements.
In the coming months, the county plans to revisit its renovation rules, particularly the requirements for planting trees. Though businesses sometimes view those rules as onerous, the officials charged with enforcing them say they are needed to protect the area's character and environment.
REDEVELOPMENT
Kubic has voiced concerns about a jumbled county permitting process, which in lean times can make it difficult for new stores to get off the ground and for aging businesses to renovate.
Kubic said it is challenging to encourage small- and medium-sized businesses to spruce up older properties.
"They'll say, 'Hey, I can't afford it,'" Kubic said. "How do we get the developer to reinvest in himself, when he's saying, 'It's not worth it. I don't want another mortgage.'"
Kubic has suggested using the fines the county collects from builders who violate environmental standards to help small businesses pay for required buffers.
Steve Wilson, chairman of the review board, said the county should think hard before loosening requirements.
The board enforces zoning rules for tree- and shrub-filled buffers and design standards for lighting, muted colors and architecture that are consistent with the Lowcountry look.
Wilson is particularly adamant about buffer requirements, which he said aren't so cost prohibitive as to prevent developers from renovating.
"I'm a big capitalist," said Wilson, a commercial real estate consultant. "I think the market drives things and businesses aren't going to let their properties turn into blight."
ENVIRONMENTAL SIDE
The county's permitting process takes time, and some businesses have said they lose money waiting to set up shop as the wheels of bureaucracy turn.
Bill Miles, president of the Hilton Head Island-Bluffton Chamber of Commerce, said the county must balance "the needs of business to be unencumbered by undue restriction" with the area's distinctive look.
Judy Nash Timmer, the county's development review planner, said much of the board's oversight deals with maintaining that local character.
When developers approach the board with car dealerships, Timmer said they often push for the franchise building to satisfy corporate headquarters.
But those plans often clash with local standards.
"They should look at what's allowed," Timmer said.
While businesses don't always like the process, Wilson said the county's regulations serve a valuable purpose.
"The wants and needs of the developer really are at odds of the wants and needs of people who want to control growth and protect the environment," Wilson said.
To that end, he said costs to the developer must take a back seat to buffers.
Kim Jones, natural resources manager for the town of Bluffton, said buffers serve as visual barriers to screen highways or neighboring properties, provide habitat for wildlife and help protect water quality.
"We are developing more of our land and taking more habitat off the plate for wildlife to utilize," she said.
Jones said encouraging the use of native vegetation and layers of tall trees and small shrubs in buffers will give birds habitat in the upper canopy while small mammals can inhabit the dense underbrush.
As far as water quality, the more plants to soak up nutrients and pollutants that run off roads and parking lots, the healthier local rivers will be, Jones said.
The board tries to balance development and the environment, Wilson said. If the area were any different, developers might not want to locate in Beaufort County.
"Why are people coming here?" he asked. "It's not for Best Buy or for Home Depot, but for the beauty of this place."
____________________________________________________________________
This is one of the articles that is alarming. Pulte did not build the runoff lagoons properly and they are a problem, how many others are their like this one? Not just in Sun City but all along 278, Buckwalter, and the New River. Beaufort and jasper Counties need to take a good hard and long look at this problem, and get with there programs and start fining people.
Property of Charlie B Fraser
___________________________________________________________________
Sun City developer promises to remedy lagoon problems
By MICHAEL WELLES SHAPIROmshapiro@islandpacket.com843-706-8142
Published Friday, January 23, 2009
Sun City Hilton Head developer Pulte Homes on Thursday promised to fix problems with a number of lagoons in the gated community at no cost to residents. That promise was made to about 550 residents at a meeting organized by the state Department of Health and Environmental Control.
The agency alleged in June that Pulte had built a number of lagoons in several of the community's newer neighborhoods that didn't match their original permits, a violation of state pollution laws.
Lagoons are designed to filter rainwater before it flows into nearby rivers, streams and wetlands.
DHEC officials announced Thursday that Pulte has begun the repairs in the Aster Fields, Basket Walk, Murray Hill and Water Lily Cove neighborhoods.
"We stand ready to do this work, we've started to do this work ... and it's not going to cost you a nickel," Pulte spokesman Jon Cherry told the audience. After the meeting, Cherry said he didn't know how much the work would cost.
A "lagoon action plan" submitted to DHEC shows the repairs include dredging seven lagoons and raising the water level in others by changing the height of drains.
Though residents applauded Cherry's promise, many voiced concerns that Pulte's repairs would not be thorough enough and could saddle homeowners with hefty repair costs in the future.
Several pleaded with DHEC officials to make sure the repairs are adequate.
"Require Pulte to correct all the deficiencies and make sure it's done properly" said Rick McCollough, a Sun City resident who pushed DHEC to look into lagoon issues in 2007.
A presentation by Tim Doyle, a Sun City resident and civil engineer, said lagoon depths should be increased beyond what Pulte has proposed to ensure water quality.
During a lengthy public comment period, many residents described living next to murky, sediment-filled lagoons they felt were too shallow.
Stuart Freeman said he'd gone out in the pond behind his home in a canoe to measure its depths. It was 4 feet at its deepest point, he said.
While many residents came to the meeting to hear about the lagoons, a number also were upset that water is inundating several areas of federally protected wetlands in Sun City.
Rita Niemeyer described wetlands in her neighborhood where hardwood trees have collapsed because of excess water.
"In the past 1 1/2 to 2 years it has spread so fast it's frightening," Niemeyer said. She added the view of dead and dying trees behind many residents' homes adversely affects property values.
"How do you replace all these beautiful trees?" she asked. "It breaks my heart."
"We're still looking at the wetlands," said Blair Williams, a DHEC official. But he said the Army Corps of Engineers, which has oversight of wetlands, is leading that ongoing investigation.
Saturday, January 31, 2009
Tuesday, January 13, 2009
Development and the coastal carolina ecosystem
We are making a difference and our federal government is leading the way. A recent article was in our local paper describing a new environmental study that will be done along the North and South Carolina coast and several other distinctive ecosystems in the USA. These studies will embrace the aspects of an ecosystem, not just a single aspect of the ecosystem, but how it all interacts which includes development. Contrary to popular belief we are part of the ecosystem.
Hopefully, this study will help our local and county government understand and possible get grants to help prove what can be done to develop in an ecofriendly manner. Currently our LMO's are too rigid in stature, and the bureaucrats that run the departments too scarred to allow a change from the standard operating procedure. This forces new creative thinking away from the table. A "good" developer with a good team of engineers, architects and builders are ahead of any planning commission when it comes to innovative design and land planning. Developers are going to create communities for what people want today, and they want ecofriendly communities. They will cost more than the standard traditional development, but in the long run they will go way beyond the cost.
The federal government will be leading the way on bringing ideas that are currently in places, but are not cost effective for consumers that will turn organic waste into fuel, soil additives, and replace bio carbons in the ground instead of the atmosphere, solar energy will power and heat homes and offices, waste water will be recycled into potable water and roof top hydroponics gardens will supply our vegetables. This will especially be critical in large urban areas, but it will also be done in smaller urban areas. Our current zoning is not flexible when it comes to urban living. There have been numerous attempts to rezone parcels that would incorporate the residential and commercial aspects of urban design, but the planning commission and council turned them down. Bluffton currently has a few developments that incorporate the residential and commercial villages, and this trend will only increase in the future. As, each new "village" is developed it will incorporate more ecofriendly components, into their overall planning.
We also need to have a standard rating system that will rate a community on it's overall practices for being labeled a "ecofriendly community". There are rating systems for buildings, and the Audubon Society has a rating system, but it is too narrow in focus. There also are some ratings for "Green Communities" but these go way beyond and incorporate a lifestyle.
It is not that far away. Some people like to call this a "Green" community, but I personally do not like the term. It is an ecofriendly community, because that is what is effected by the development; the ecosystems is the entire picture of the environment. EARTH, WIND, WATER & FIRE
Written by Charlie B Fraser 2009
Coastal Carolina chosen for national environmental study
By LIZ MITCHELLlmitchell@islandpacket.com843-706-8169
Published Saturday, January 10, 2009
The U.S. Environmental Protection Agency has chosen the coastal areas of North Carolina and South Carolina to be part of a national research project that will help communities make good environmental choices.
EPA officials are coming to Bluffton on Monday to present outline of the project and get comments from the public. The meeting will be followed by a daylong workshop in North Charleston of elected officials and leaders in planning, zoning and environmental protection.
"The idea is not to stop development or even slow it," said Dorsey Worthy of the EPA's Office of Research and Development. "We want increasing populations, but we want to do it in a knowledgeable and responsible way."
Worthy is leading the coastal Carolinas study, one of four community research projects in the country focused on understanding ecosystems that provide clean air and water, productive soils and food and fiber. The other studies are being conducted in the Tampa Bay, Fla., area, the Midwest and the Willamette River Basin in Oregon.
The Carolinas project will look at landscapes, waterways and coastal wetlands from counties near Currituck Sound in North Carolina to those near the Savannah River. The area was selected because it faces pressures from population growth and landscape and climate change, Worthy said.
"If we take too much advantage of the system without acknowledging its restorative and human health aspects, we run the danger of creating an environment that won't sustain us," Worthy said. "It's not just about wildlife; it's about protecting human health in the long run."
Worthy said the meeting also will help the EPA shape the agency's research agenda for the next 10 years. About 60 scientists are assigned to the study.
"We want to hear what (leaders and residents) value in their communities and where they want their communities to go in the next few years," Worthy said.
As research progresses, Worthy said, he and other EPA officials can help local communities access grants to protect and restore the environment.
Nancy Schilling, founder of Friends of the Rivers, which is hosting the meeting Monday, said she hopes Beaufort County can earn national recognition for its protection of waterways.
"My goal with Friends of the Rivers is that we never have to get into restoration," she said, but "that we are into preservation of what we've got ... ."
Hopefully, this study will help our local and county government understand and possible get grants to help prove what can be done to develop in an ecofriendly manner. Currently our LMO's are too rigid in stature, and the bureaucrats that run the departments too scarred to allow a change from the standard operating procedure. This forces new creative thinking away from the table. A "good" developer with a good team of engineers, architects and builders are ahead of any planning commission when it comes to innovative design and land planning. Developers are going to create communities for what people want today, and they want ecofriendly communities. They will cost more than the standard traditional development, but in the long run they will go way beyond the cost.
The federal government will be leading the way on bringing ideas that are currently in places, but are not cost effective for consumers that will turn organic waste into fuel, soil additives, and replace bio carbons in the ground instead of the atmosphere, solar energy will power and heat homes and offices, waste water will be recycled into potable water and roof top hydroponics gardens will supply our vegetables. This will especially be critical in large urban areas, but it will also be done in smaller urban areas. Our current zoning is not flexible when it comes to urban living. There have been numerous attempts to rezone parcels that would incorporate the residential and commercial aspects of urban design, but the planning commission and council turned them down. Bluffton currently has a few developments that incorporate the residential and commercial villages, and this trend will only increase in the future. As, each new "village" is developed it will incorporate more ecofriendly components, into their overall planning.
We also need to have a standard rating system that will rate a community on it's overall practices for being labeled a "ecofriendly community". There are rating systems for buildings, and the Audubon Society has a rating system, but it is too narrow in focus. There also are some ratings for "Green Communities" but these go way beyond and incorporate a lifestyle.
It is not that far away. Some people like to call this a "Green" community, but I personally do not like the term. It is an ecofriendly community, because that is what is effected by the development; the ecosystems is the entire picture of the environment. EARTH, WIND, WATER & FIRE
Written by Charlie B Fraser 2009
Coastal Carolina chosen for national environmental study
By LIZ MITCHELLlmitchell@islandpacket.com843-706-8169
Published Saturday, January 10, 2009
The U.S. Environmental Protection Agency has chosen the coastal areas of North Carolina and South Carolina to be part of a national research project that will help communities make good environmental choices.
EPA officials are coming to Bluffton on Monday to present outline of the project and get comments from the public. The meeting will be followed by a daylong workshop in North Charleston of elected officials and leaders in planning, zoning and environmental protection.
"The idea is not to stop development or even slow it," said Dorsey Worthy of the EPA's Office of Research and Development. "We want increasing populations, but we want to do it in a knowledgeable and responsible way."
Worthy is leading the coastal Carolinas study, one of four community research projects in the country focused on understanding ecosystems that provide clean air and water, productive soils and food and fiber. The other studies are being conducted in the Tampa Bay, Fla., area, the Midwest and the Willamette River Basin in Oregon.
The Carolinas project will look at landscapes, waterways and coastal wetlands from counties near Currituck Sound in North Carolina to those near the Savannah River. The area was selected because it faces pressures from population growth and landscape and climate change, Worthy said.
"If we take too much advantage of the system without acknowledging its restorative and human health aspects, we run the danger of creating an environment that won't sustain us," Worthy said. "It's not just about wildlife; it's about protecting human health in the long run."
Worthy said the meeting also will help the EPA shape the agency's research agenda for the next 10 years. About 60 scientists are assigned to the study.
"We want to hear what (leaders and residents) value in their communities and where they want their communities to go in the next few years," Worthy said.
As research progresses, Worthy said, he and other EPA officials can help local communities access grants to protect and restore the environment.
Nancy Schilling, founder of Friends of the Rivers, which is hosting the meeting Monday, said she hopes Beaufort County can earn national recognition for its protection of waterways.
"My goal with Friends of the Rivers is that we never have to get into restoration," she said, but "that we are into preservation of what we've got ... ."
Wednesday, November 12, 2008
Bluffton a "State of Mind" !!
What is the character of Bluffton? That is what the town has been trying to wrestle with over the past few years. A number of years ago we would see bumper stickers proclaiming Bluffton "State of Mind", and I for one was never sure what that state of mind was. The characters that I knew in Bluffton often had altered state's of mind!! I don't think that is what they had in mind when they made the bumper stickers.
These bumper stickers were all over the place in the early 80's. While at USC there was one Irmo "State of Mind" Irmo is a little town near Lake Norman outside of Columbia, very similar to Bluffton.
Both towns had a mix of eclectic characters ranging from the very wealthy to homeless. You might see the two of them having coffee together, it made no difference where you were in life's cycle. That State of Mind is still in Bluffton, but in 2008 almost 30 years later, it is being commercialized and the town is trying to define it.
So, what is the Bluffton Character? Their is no one answer, but I am sure that the Boudreaux Group will be able to help establish the essence of what is needed today in Bluffton. The residents of Bluffton will need to understand that it is going to cost money to transform the town into the new image that they want. It is not the developers responsibility to foot every brick that residents want to see. Obviously, the developers will need to pay their fair and proportionate share of impact fees, but to revitalize the Historic District to a new image is not the developers responsibility.
The town should have implemented a TIFF program a number of years ago to revitalize the down town area, or implemented a hospitality sales tax or other means to pay for the new "State of Mind"
I for one am understanding and look forward to what becomes of the new character for Bluffton.
Draft report on Bluffton's 'character' expected in mid-December
By RENEE DUDLEYrdudley@islandpacket.com843-706-8138
Published Wednesday, November 12, 2008
With two hearings Tuesday, Bluffton residents had their final public opportunity to help define the elusive characteristics that make the town unique.
For several months, the town's planning department has held consultant-led workshops to gather opinions on what development should look like as the town continues to expand.
In the past, officials from the Historic Preservation Commission -- the group that approves new development in old town -- and from the Planning Commission have told builders that their structures must have "Bluffton character." Often, those officials are unable to specifically define the term. It is that lack of clarity that leaves developers frustrated.
Now, the Boudreaux Group, led by consultant Irene Tyson, will compile a report based on all the comments from a series of three meetings about town character. Two of those meetings were held Tuesday, one in the morning and one in the afternoon.
Town officials could use the report to point to examples of acceptable
architecture in new developments.
Some attendees at Tuesday's
afternoon session said they were concerned the town might try to enforce a rigid set of guidelines that would limit the diversity of new construction.
As Tyson showed the group pictures of "acceptable" examples of Bluffton character submitted by staff and
residents, those in attendance, including Wallace Milling of the Historic Preservation Commission, said not every new structure needs to resemble a Calhoun Street cottage.
Others agreed, saying Bluffton's old town character includes a mix of residential and commercial uses, and its architecture includes a variety of styles and materials.
Many in the group, which included several architects, said they wanted to see "timeless" architecture and the addition of high-quality parks.
They said they don't want the town to be "overly-landscaped." They also said they don't want to see architectural elements, such as dormers and false shutters, added to buildings just because they're perceived to be Bluffton's style.
The draft report, which will include photographs, will be presented to the town by mid-December, Tyson said. The final report will be completed by the end of January, she said.
The town is paying Tyson's group about $18,200 to lead the study.
These bumper stickers were all over the place in the early 80's. While at USC there was one Irmo "State of Mind" Irmo is a little town near Lake Norman outside of Columbia, very similar to Bluffton.
Both towns had a mix of eclectic characters ranging from the very wealthy to homeless. You might see the two of them having coffee together, it made no difference where you were in life's cycle. That State of Mind is still in Bluffton, but in 2008 almost 30 years later, it is being commercialized and the town is trying to define it.
So, what is the Bluffton Character? Their is no one answer, but I am sure that the Boudreaux Group will be able to help establish the essence of what is needed today in Bluffton. The residents of Bluffton will need to understand that it is going to cost money to transform the town into the new image that they want. It is not the developers responsibility to foot every brick that residents want to see. Obviously, the developers will need to pay their fair and proportionate share of impact fees, but to revitalize the Historic District to a new image is not the developers responsibility.
The town should have implemented a TIFF program a number of years ago to revitalize the down town area, or implemented a hospitality sales tax or other means to pay for the new "State of Mind"
I for one am understanding and look forward to what becomes of the new character for Bluffton.
Property of Charlie B Fraser 2008
Below is the article from the Island Packet
Draft report on Bluffton's 'character' expected in mid-December
By RENEE DUDLEYrdudley@islandpacket.com843-706-8138
Published Wednesday, November 12, 2008
With two hearings Tuesday, Bluffton residents had their final public opportunity to help define the elusive characteristics that make the town unique.
For several months, the town's planning department has held consultant-led workshops to gather opinions on what development should look like as the town continues to expand.
In the past, officials from the Historic Preservation Commission -- the group that approves new development in old town -- and from the Planning Commission have told builders that their structures must have "Bluffton character." Often, those officials are unable to specifically define the term. It is that lack of clarity that leaves developers frustrated.
Now, the Boudreaux Group, led by consultant Irene Tyson, will compile a report based on all the comments from a series of three meetings about town character. Two of those meetings were held Tuesday, one in the morning and one in the afternoon.
Town officials could use the report to point to examples of acceptable
architecture in new developments.
Some attendees at Tuesday's
afternoon session said they were concerned the town might try to enforce a rigid set of guidelines that would limit the diversity of new construction.
As Tyson showed the group pictures of "acceptable" examples of Bluffton character submitted by staff and
residents, those in attendance, including Wallace Milling of the Historic Preservation Commission, said not every new structure needs to resemble a Calhoun Street cottage.
Others agreed, saying Bluffton's old town character includes a mix of residential and commercial uses, and its architecture includes a variety of styles and materials.
Many in the group, which included several architects, said they wanted to see "timeless" architecture and the addition of high-quality parks.
They said they don't want the town to be "overly-landscaped." They also said they don't want to see architectural elements, such as dormers and false shutters, added to buildings just because they're perceived to be Bluffton's style.
The draft report, which will include photographs, will be presented to the town by mid-December, Tyson said. The final report will be completed by the end of January, she said.
The town is paying Tyson's group about $18,200 to lead the study.
What's with Beaufort County !
I'm not one to believe in conspiracies, but it it is getting ridiculous what Beaufort County has been doing to the Roller family. Today I read that the county had a judge put a cease and hold on paving their parking lot. Hence Sea Trawlers restaurant cannot open, because they cannot get a Certificate of Occupancy until their parking lot is completed.
Apparently Mr. Roller paved a strip of land that has been in dispute with the county over ownership. Mr. Roller contends he owns the land where the Buckingham landing is and the county thinks they own it. The case will be heard in January and the judge has ruled that Mr. Roller cannot do any paving until that suit is settled.
Why keep him from finishing his parking lot? Why is the county fighting tooth and nail every step of the way on this project? The county planners are mad that Mr. Roller was able to build the restaurant, and have done everything they can to make him pay. If this is not a conspiracy then I don't know what is.
The county needs to be held accountable to their actions and conduct. We are the citizens of this county and the county government works for us, they are not supposed to work against us. The project was approved, and all the necessary permits, etc have been paid. So why is the county still charging up the hill to try and block this project?
I for one am looking forward to being able to take my boat over for lunch or diner. I personally think the restaurant will be a plus for the neighborhood. It is not going to undermine the prices of Buckingham Landing. When will people see that commercial and residential zoning mixed together are good for the overall neighborhood.
Call your County Representative and tell them you are opposed to this kind of abuse by county staff.
Apparently Mr. Roller paved a strip of land that has been in dispute with the county over ownership. Mr. Roller contends he owns the land where the Buckingham landing is and the county thinks they own it. The case will be heard in January and the judge has ruled that Mr. Roller cannot do any paving until that suit is settled.
Why keep him from finishing his parking lot? Why is the county fighting tooth and nail every step of the way on this project? The county planners are mad that Mr. Roller was able to build the restaurant, and have done everything they can to make him pay. If this is not a conspiracy then I don't know what is.
The county needs to be held accountable to their actions and conduct. We are the citizens of this county and the county government works for us, they are not supposed to work against us. The project was approved, and all the necessary permits, etc have been paid. So why is the county still charging up the hill to try and block this project?
I for one am looking forward to being able to take my boat over for lunch or diner. I personally think the restaurant will be a plus for the neighborhood. It is not going to undermine the prices of Buckingham Landing. When will people see that commercial and residential zoning mixed together are good for the overall neighborhood.
Call your County Representative and tell them you are opposed to this kind of abuse by county staff.
Property of Charlie B Fraser 2008
Below is the article from the Island Packet
County order halts paving work at Sea Trawler Restaurant
By MICHAEL WELLES SHAPIROmshapiro@islandpacket.com843-706-8142
Published Wednesday, November 12, 2008
By MICHAEL WELLES SHAPIROmshapiro@islandpacket.com843-706-8142
Published Wednesday, November 12, 2008
The chef at the future Sea Trawler Restaurant at Buckingham Landing said he's stopped trying to predict when the seafood restaurant along Mackays Creek will open. A series of delays and legal disputes with Beaufort County have made previous guesses that it would open in July of this year wrong.
"I play tennis on Hilton Head, and everybody's always asking me when's it going to open," Chef Stephen Carmines said Tuesday, standing outside the pagoda-shaped restaurant near the bridges to Hilton Head Island.
But with legal disputes between restaurant owner Wilbert Roller Jr. and Beaufort County still under way,
Carmines is not making any more statements about opening dates.
In the latest legal dustup, the county got a court order Oct. 29 to stop Roller from paving the Buckingham Landing Boat Landing. Roller paved an asphalt strip on the landing, the width of a car, while paving the parking lot.
The county and Roller both claim ownership of the boat landing. County codes enforcement officer Audra Antonacci said a circuit court judge ruled that paving had to stop until the court determines ownership. That hearing is scheduled for January.
Roller and the county also are suing over two other issues:
• Roller alleges he's been treated unfairly by the county's zoning office while trying to get his restaurant off the ground.
• The county is challenging Roller's right to build a 350-foot dock off his property into Mackays Creek.
Meanwhile, Carmines, the brother of Hudson's on the Docks Seafood restaurant owner Brian Carmines, said he's eager to start serving patrons and said the restaurant will be a boon to the area during a tough economy by creating jobs and increasing business for the local seafood industry.
As much as possible, Carmines said, "we're going to serve local shrimp, local oysters and local fish."
That eat-local approach combined with the restaurant's waterfront view could bring success even as many restaurants are struggling, said Anne-Marie Adams-Arrington, executive director of the Hilton Head Area Hospitality Association.
"Their location's going to be a big positive for them," she said.
"I play tennis on Hilton Head, and everybody's always asking me when's it going to open," Chef Stephen Carmines said Tuesday, standing outside the pagoda-shaped restaurant near the bridges to Hilton Head Island.
But with legal disputes between restaurant owner Wilbert Roller Jr. and Beaufort County still under way,
Carmines is not making any more statements about opening dates.
In the latest legal dustup, the county got a court order Oct. 29 to stop Roller from paving the Buckingham Landing Boat Landing. Roller paved an asphalt strip on the landing, the width of a car, while paving the parking lot.
The county and Roller both claim ownership of the boat landing. County codes enforcement officer Audra Antonacci said a circuit court judge ruled that paving had to stop until the court determines ownership. That hearing is scheduled for January.
Roller and the county also are suing over two other issues:
• Roller alleges he's been treated unfairly by the county's zoning office while trying to get his restaurant off the ground.
• The county is challenging Roller's right to build a 350-foot dock off his property into Mackays Creek.
Meanwhile, Carmines, the brother of Hudson's on the Docks Seafood restaurant owner Brian Carmines, said he's eager to start serving patrons and said the restaurant will be a boon to the area during a tough economy by creating jobs and increasing business for the local seafood industry.
As much as possible, Carmines said, "we're going to serve local shrimp, local oysters and local fish."
That eat-local approach combined with the restaurant's waterfront view could bring success even as many restaurants are struggling, said Anne-Marie Adams-Arrington, executive director of the Hilton Head Area Hospitality Association.
"Their location's going to be a big positive for them," she said.
Thursday, October 30, 2008
Here's a Classic Case of the TIME LINE !!
The process for a new development n Beaufort County can takes years to get a project form concept to starting on the actual development. Below are a few articles from the Island Packet reporting the news of just one recent project. Okatie Village. However it does not go into the time and money it took the developers to just get to this stag. The developer had to hire land planners, engineers, environmental consultants to assess wetlands, consult with the Core of Engineers, DHEC, Beaufort County, OCREM, Fire Department, School District and many other government agencies. They would come up with a conceptual idea review it with numerous agencies and then change it based on comments, review again, change based on comments, and change the concept again. The government agencies will not say exactly what they would approve but only what they would like to see. A lot times what they want to see and what the market would buy are not always the same. It is true with the developers, what they think is happening with the market and what is happening by the time they start building could have changed in two years. We are certainly in such a situation now. Our market has slowed down because of a lot of reason, harder to finance, less people moving to the area because their home is not selling, how much they can spend on a new home today has gone down, fortunately for them so have our prices.
So what does this mean for you and me. We as citizens of Beaufort County need to make sure that our local government is looking out for us. We cannot buy up all of the undeveloped land in Beaufort County so we need to make sure what is developed is done in an environmentally sensitive way with the least amount impact on the environment. Less density, more runoff retention, natural filtration in the runoff ponds IE: hire biologist to recommend what kind of natural fish, plant vegetation, and other means will filtrate the water best before it goes into our swamps and rivers. Do not allow clear cutting, require that lots keep the trees that are currently on the property and do your best to build to lot. The constituents of Beaufort County need to make sure our local governments are doing the over site work necessary to make sure the developments are being built correctly. Be a good neighbor and keep your eyes on what is going on.
A better Beaufort County only means a better place for us to all live and the "Lifestyle" is what we have to sell. So lets keep it that way.
Charlie Fraser
Property of and all rights belong to Charlie B. Fraser
County requires developer to make sure all workers are legal
By MICHAEL WELLES SHAPIRO
mshapiro@islandpacket.com843-706-8142
Published Tuesday, September 9, 2008
For the first time, Beaufort County is requiring developers to verify that all workers on a job site are legal as a condition of getting the go-ahead on a project.
County Council on Monday injected the issue of workers' immigration status into agreements with the two developers of the proposed 1,252-home Okatie Village community on S.C. 170. The developers, Hilton Head Island's Jim Robinson and La Casa Real Estate Development, agreed to the requirement.
Several immigration attorneys in the state, county officials and a spokeswoman for the state Chamber of Commerce said the provision is a first in South Carolina.
However, a local attorney said the agreement could be vulnerable to legal challenges.
Council members insisted on the language during negotiations regarding Okatie Village as one of the concessions the developers had to make in exchange for getting permission to build more homes and retail space than is allowable under county zoning rules. Three separate agreements with the same language on worker verification were approved Thursday by the council's Land Management Committee. Those three agreements were approved by the council Monday on the first of three required readings.
"Verification of status may be demanded on the site at any time" by the developers of the property, as well as the county, the agreements states.
The agreements also require "contractors and subcontractors to sign sworn affidavits that all workers in their employ have been verified as to legal status ... "
County administrator Gary Kubic explained the reasoning behind the requirement, saying, "A lot of the situations involving illegal workers are in the residential housing industry. That's why the provision is in there."
Traditionally, verifying the status of workers has been left to employers and federal immigration authorities. Hilton Head immigration attorney Melissa Azallion of Nexsen Pruet Adams Kleemeier said allowing a developer to check the status of workers employed by a construction company is "legally problematic" and raises privacy and discrimination issues.
Kubic said the county's legal representative, McNair Law Firm is still reviewing the development agreements and will weigh in on the legality of the provision by the council's next vote on Okatie Village, which is scheduled for Sept. 22.
Kubic said he has no problem with the county being on the front line of the immigration debate going on in the state. The county has also made waves with a program that audits businesses for federally-required immigration documents.
"We like to consider ourselves in Beaufort County as being on the cutting edge."
Okatie Village developers agree to pay county $10.7 million
By MICHAEL WELLES SHAPIRO
mshapiro@islandpacket.com843-706-8142
Published Friday, September 5, 2008
BLUFFTON -- Developers of a 1,252-home community on S.C. 170 have agreed to pay $10.7 million in fees to Beaufort County.
On Thursday, the County Council's Land Management Committee voted 6-1 to recommend the full council approve the development agreements for Okatie Village.
Basically, a development agreement is a concession from both sides. In this case, the two developers -- Hilton Head Island's Jim Robinson and LaCasa
Real Estate Development -- wanted to build more homes and
commercial property than were allowed under county rules.
To do that, they agreed to give the county $6.7 million for public school construction and an additional $4 million to be used by the county for other costs.
Committee chairman Skeet Von Harten said at least
$1.85 million of the $4 million will go toward road improvements along S.C. 170, since Okatie Village residents would contribute to the increased traffic and
deterioration of the highway.
The developers also agreed to set aside 32 homes and 34 apartments at affordable housing rates, which are set by the federal government. The cheapest of those homes would go for $185,000.
The developers also will allow Hilton Head Regional Habitat for Humanity to build homes on three lots and provide an acre to the county for what will be a public safety building and possibly a fire station at Okatie Village, and a right-of-way that would allow for the widening of S.C. 170
Von Harten, who also sat on a three-person county subcommittee which negotiated the agreements, spoke out strongly in favor of the planned
community.
He called the deal a good one, saying the county had gotten serious concessions from the developer.
"If I were on the side of the (developer) I would have tried to get away with doing less."
He also cited the fast pace of growth of nearby Hardeeville, which has been annexing land at a steady clip in recent months, some of it in Beaufort County.
Okatie Village would include shopping and a grocery store. Robinson has promoted the village as a new type of development that takes cars off the road, promotes walking and biking and is eco-friendly.
In that vein, the developers agreed to extend water and sewer lines to neighbors along nearby Cherry Point Road, a number of whom oppose the Okatie Village plans.
Councilwoman Laura Von Harten, who is not a committee member but attended the meeting, said, "I know this is going to be difficult for some of the local residents to stomach. But we're going to have to make room for folks coming to Beaufort County, and the best way to do that is through orderly planning."
Steve Baer, the lone vote against the agreements, said he took exception to the increased density. The properties, currently zoned to allow for one home per 3 acres, would have 4.4 homes to the acre under the developers' proposals.
"What we're really doing is creating Okatie City along S.C. 170 ... or Bluffton 2, or whatever you want to call it."
Okatie Village wins initial approval
By MICHAEL WELLES SHAPIRO
mshapiro@islandpacket.com843-706-8142
Published Thursday, June 26, 2008
Reversing a stance it took in March, the Beaufort County Planning Commission on Wednesday gave the thumbs up to a proposed Okatie development that would add 1,252 homes to the area.
The commission's 4-to-2 vote means plans for Okatie Village, a mixed-use project along S.C. 170, will come to the Beaufort County Council with a positive recommendation. A firm date for council consideration hasn't been set.
Because of the strain the development could place on the highway and on local public schools, the commission also recommended County Council require the developer to pay fees to cover those costs before giving the project a final go-ahead.
"I need to be made comfortable on the schools. I need to be made comfortable on the road," said commission chairman Jim Hicks, who voted for the proposal.
For one member of the council, location was a sticking point.
"Rural land south of the Broad (River) is kind of like lips on a chicken; it's very hard to find," said Chechessee commissioner Parker Sutler.
Sutler voted against the proposal, pointing out that the vast majority of southern Beaufort County already is developed.
The other vote against the project came from commissioner Brian Flewelling, who on Tuesday won the GOP's nomination for the council seat held by Skeet Von Harten. Flewelling said the county is still catching up to several years of explosive growth that have boosted county infrastructure costs.
The commission normally would vote only once on a development proposal. After the March vote, County Council wanted the panel to review a study presented by the developers that showed it would have a more positive financial impact than county projections suggested.
Developers have promoted the project as a new approach to growth in the county. Neighbors, they say, could shop at a new grocery store, children could walk to nearby Okatie Elementary School and some residents could work at the businesses that would rise in the community.
Several residents from nearby Cherry Point Road, who have persistently trekked to Beaufort for meetings on Okatie Village, did so again Wednesday to ask that the land remain rural.
After the vote, resident Cathy Scott said she'd continue to lobby against the project when it moves to the
County Council's land management committee.
"We don't give up that lightly," Scott said.
More talks set on proposed Okatie development
By JIM FABER
jfaber@islandpacket.com843-706-8137
Published Friday, July 25, 2008
After a two-hour discussion Thursday about a 1,252-home development along S.C. 170 at Okatie, it became clear that more discussion was needed.
Developers of Okatie Village met with a Beaufort County Council subcommittee to hammer out details on issues ranging from school impact fees to how much should be shelled out for widening S.C. 170.
At the end of the meeting of the Development Agreement Subcommittee, all that was certain was that an agreement would be drafted for each of the three parcels in the development -- Okatie Marsh, Osprey Point and River Oaks -- and that the developers and their attorneys would submit draft agreements within 10 days, if possible, to county staff.
One issue was what fees will be paid to the Beaufort County School District. The county is asking for $6,000 per home and $2.50 per square foot of commercial development. The developers' attorneys, Lewis Hammet for River Oaks and Osprey Point and Roberts Vaux for Okatie Marsh, said that fee is too high.
Hammet said the $6,000 figure was reached by the school district at the height of its growth in 2005 and 2006, growth that has fallen off in recent years.
Committee members Skeet Von Harten, Paul Sommerville and Jerry Stewart didn't give their opinions on the fees. Instead, Von Harten told the developers to
include their preferred number in the draft agreements.
The county also has said the developments should pay about $2.3 million to help offset the costs of widening part of S.C. 170. The developers' attorneys said their share of that project should be $1.8 million.
"There's only so many dollars to go around," Vaux said.
Such fees could make some of the homes designated as affordable housing too expensive because the costs would be passed on to property owners, the developers said.
None of the negotiations on Thursday was an endorsement of the project, committee members said. Developer agreements need to be reached so the council can have full information when voting on whether to rezone the area to a planned unit development.
While developers have promoted the project as a place where people can live, work and shop, several nearby residents have lobbied against it, stressing the need to keep the land rural.
The controversial development was rejected at Beaufort County Planning Commission in March before earning a thumbs-up in a new vote in June.
The process for a new development n Beaufort County can takes years to get a project form concept to starting on the actual development. Below are a few articles from the Island Packet reporting the news of just one recent project. Okatie Village. However it does not go into the time and money it took the developers to just get to this stag. The developer had to hire land planners, engineers, environmental consultants to assess wetlands, consult with the Core of Engineers, DHEC, Beaufort County, OCREM, Fire Department, School District and many other government agencies. They would come up with a conceptual idea review it with numerous agencies and then change it based on comments, review again, change based on comments, and change the concept again. The government agencies will not say exactly what they would approve but only what they would like to see. A lot times what they want to see and what the market would buy are not always the same. It is true with the developers, what they think is happening with the market and what is happening by the time they start building could have changed in two years. We are certainly in such a situation now. Our market has slowed down because of a lot of reason, harder to finance, less people moving to the area because their home is not selling, how much they can spend on a new home today has gone down, fortunately for them so have our prices.
So what does this mean for you and me. We as citizens of Beaufort County need to make sure that our local government is looking out for us. We cannot buy up all of the undeveloped land in Beaufort County so we need to make sure what is developed is done in an environmentally sensitive way with the least amount impact on the environment. Less density, more runoff retention, natural filtration in the runoff ponds IE: hire biologist to recommend what kind of natural fish, plant vegetation, and other means will filtrate the water best before it goes into our swamps and rivers. Do not allow clear cutting, require that lots keep the trees that are currently on the property and do your best to build to lot. The constituents of Beaufort County need to make sure our local governments are doing the over site work necessary to make sure the developments are being built correctly. Be a good neighbor and keep your eyes on what is going on.
A better Beaufort County only means a better place for us to all live and the "Lifestyle" is what we have to sell. So lets keep it that way.
Charlie Fraser
Property of and all rights belong to Charlie B. Fraser
County requires developer to make sure all workers are legal
By MICHAEL WELLES SHAPIRO
mshapiro@islandpacket.com843-706-8142
Published Tuesday, September 9, 2008
For the first time, Beaufort County is requiring developers to verify that all workers on a job site are legal as a condition of getting the go-ahead on a project.
County Council on Monday injected the issue of workers' immigration status into agreements with the two developers of the proposed 1,252-home Okatie Village community on S.C. 170. The developers, Hilton Head Island's Jim Robinson and La Casa Real Estate Development, agreed to the requirement.
Several immigration attorneys in the state, county officials and a spokeswoman for the state Chamber of Commerce said the provision is a first in South Carolina.
However, a local attorney said the agreement could be vulnerable to legal challenges.
Council members insisted on the language during negotiations regarding Okatie Village as one of the concessions the developers had to make in exchange for getting permission to build more homes and retail space than is allowable under county zoning rules. Three separate agreements with the same language on worker verification were approved Thursday by the council's Land Management Committee. Those three agreements were approved by the council Monday on the first of three required readings.
"Verification of status may be demanded on the site at any time" by the developers of the property, as well as the county, the agreements states.
The agreements also require "contractors and subcontractors to sign sworn affidavits that all workers in their employ have been verified as to legal status ... "
County administrator Gary Kubic explained the reasoning behind the requirement, saying, "A lot of the situations involving illegal workers are in the residential housing industry. That's why the provision is in there."
Traditionally, verifying the status of workers has been left to employers and federal immigration authorities. Hilton Head immigration attorney Melissa Azallion of Nexsen Pruet Adams Kleemeier said allowing a developer to check the status of workers employed by a construction company is "legally problematic" and raises privacy and discrimination issues.
Kubic said the county's legal representative, McNair Law Firm is still reviewing the development agreements and will weigh in on the legality of the provision by the council's next vote on Okatie Village, which is scheduled for Sept. 22.
Kubic said he has no problem with the county being on the front line of the immigration debate going on in the state. The county has also made waves with a program that audits businesses for federally-required immigration documents.
"We like to consider ourselves in Beaufort County as being on the cutting edge."
Okatie Village developers agree to pay county $10.7 million
By MICHAEL WELLES SHAPIRO
mshapiro@islandpacket.com843-706-8142
Published Friday, September 5, 2008
BLUFFTON -- Developers of a 1,252-home community on S.C. 170 have agreed to pay $10.7 million in fees to Beaufort County.
On Thursday, the County Council's Land Management Committee voted 6-1 to recommend the full council approve the development agreements for Okatie Village.
Basically, a development agreement is a concession from both sides. In this case, the two developers -- Hilton Head Island's Jim Robinson and LaCasa
Real Estate Development -- wanted to build more homes and
commercial property than were allowed under county rules.
To do that, they agreed to give the county $6.7 million for public school construction and an additional $4 million to be used by the county for other costs.
Committee chairman Skeet Von Harten said at least
$1.85 million of the $4 million will go toward road improvements along S.C. 170, since Okatie Village residents would contribute to the increased traffic and
deterioration of the highway.
The developers also agreed to set aside 32 homes and 34 apartments at affordable housing rates, which are set by the federal government. The cheapest of those homes would go for $185,000.
The developers also will allow Hilton Head Regional Habitat for Humanity to build homes on three lots and provide an acre to the county for what will be a public safety building and possibly a fire station at Okatie Village, and a right-of-way that would allow for the widening of S.C. 170
Von Harten, who also sat on a three-person county subcommittee which negotiated the agreements, spoke out strongly in favor of the planned
community.
He called the deal a good one, saying the county had gotten serious concessions from the developer.
"If I were on the side of the (developer) I would have tried to get away with doing less."
He also cited the fast pace of growth of nearby Hardeeville, which has been annexing land at a steady clip in recent months, some of it in Beaufort County.
Okatie Village would include shopping and a grocery store. Robinson has promoted the village as a new type of development that takes cars off the road, promotes walking and biking and is eco-friendly.
In that vein, the developers agreed to extend water and sewer lines to neighbors along nearby Cherry Point Road, a number of whom oppose the Okatie Village plans.
Councilwoman Laura Von Harten, who is not a committee member but attended the meeting, said, "I know this is going to be difficult for some of the local residents to stomach. But we're going to have to make room for folks coming to Beaufort County, and the best way to do that is through orderly planning."
Steve Baer, the lone vote against the agreements, said he took exception to the increased density. The properties, currently zoned to allow for one home per 3 acres, would have 4.4 homes to the acre under the developers' proposals.
"What we're really doing is creating Okatie City along S.C. 170 ... or Bluffton 2, or whatever you want to call it."
Okatie Village wins initial approval
By MICHAEL WELLES SHAPIRO
mshapiro@islandpacket.com843-706-8142
Published Thursday, June 26, 2008
Reversing a stance it took in March, the Beaufort County Planning Commission on Wednesday gave the thumbs up to a proposed Okatie development that would add 1,252 homes to the area.
The commission's 4-to-2 vote means plans for Okatie Village, a mixed-use project along S.C. 170, will come to the Beaufort County Council with a positive recommendation. A firm date for council consideration hasn't been set.
Because of the strain the development could place on the highway and on local public schools, the commission also recommended County Council require the developer to pay fees to cover those costs before giving the project a final go-ahead.
"I need to be made comfortable on the schools. I need to be made comfortable on the road," said commission chairman Jim Hicks, who voted for the proposal.
For one member of the council, location was a sticking point.
"Rural land south of the Broad (River) is kind of like lips on a chicken; it's very hard to find," said Chechessee commissioner Parker Sutler.
Sutler voted against the proposal, pointing out that the vast majority of southern Beaufort County already is developed.
The other vote against the project came from commissioner Brian Flewelling, who on Tuesday won the GOP's nomination for the council seat held by Skeet Von Harten. Flewelling said the county is still catching up to several years of explosive growth that have boosted county infrastructure costs.
The commission normally would vote only once on a development proposal. After the March vote, County Council wanted the panel to review a study presented by the developers that showed it would have a more positive financial impact than county projections suggested.
Developers have promoted the project as a new approach to growth in the county. Neighbors, they say, could shop at a new grocery store, children could walk to nearby Okatie Elementary School and some residents could work at the businesses that would rise in the community.
Several residents from nearby Cherry Point Road, who have persistently trekked to Beaufort for meetings on Okatie Village, did so again Wednesday to ask that the land remain rural.
After the vote, resident Cathy Scott said she'd continue to lobby against the project when it moves to the
County Council's land management committee.
"We don't give up that lightly," Scott said.
More talks set on proposed Okatie development
By JIM FABER
jfaber@islandpacket.com843-706-8137
Published Friday, July 25, 2008
After a two-hour discussion Thursday about a 1,252-home development along S.C. 170 at Okatie, it became clear that more discussion was needed.
Developers of Okatie Village met with a Beaufort County Council subcommittee to hammer out details on issues ranging from school impact fees to how much should be shelled out for widening S.C. 170.
At the end of the meeting of the Development Agreement Subcommittee, all that was certain was that an agreement would be drafted for each of the three parcels in the development -- Okatie Marsh, Osprey Point and River Oaks -- and that the developers and their attorneys would submit draft agreements within 10 days, if possible, to county staff.
One issue was what fees will be paid to the Beaufort County School District. The county is asking for $6,000 per home and $2.50 per square foot of commercial development. The developers' attorneys, Lewis Hammet for River Oaks and Osprey Point and Roberts Vaux for Okatie Marsh, said that fee is too high.
Hammet said the $6,000 figure was reached by the school district at the height of its growth in 2005 and 2006, growth that has fallen off in recent years.
Committee members Skeet Von Harten, Paul Sommerville and Jerry Stewart didn't give their opinions on the fees. Instead, Von Harten told the developers to
include their preferred number in the draft agreements.
The county also has said the developments should pay about $2.3 million to help offset the costs of widening part of S.C. 170. The developers' attorneys said their share of that project should be $1.8 million.
"There's only so many dollars to go around," Vaux said.
Such fees could make some of the homes designated as affordable housing too expensive because the costs would be passed on to property owners, the developers said.
None of the negotiations on Thursday was an endorsement of the project, committee members said. Developer agreements need to be reached so the council can have full information when voting on whether to rezone the area to a planned unit development.
While developers have promoted the project as a place where people can live, work and shop, several nearby residents have lobbied against it, stressing the need to keep the land rural.
The controversial development was rejected at Beaufort County Planning Commission in March before earning a thumbs-up in a new vote in June.
Bluffton sees future in proposed "green" community
By RENEE DUDLEY
rdudley@islandpacket.com843-706-8138
Published Monday, September 8, 2008
When Hilton Head Island was first being developed more than 40 years ago, planners in communities like Sea Pines paid close attention to the impact construction had on the environment.
Planners wanted to maintain a natural setting by building around stately trees and fragile wetlands. Homes were designed to blend into the natural setting.
But as more developers came to the island -- and later, to Bluffton -- that philosophy started to fade, some planners have said.
Now, with a certified "green" community likely coming to Bluffton, those original guiding principles may be making a comeback.
Developers of Garvey Preserve, which has received Bluffton Planning Commission approval and a preliminary OK from the Town Council, plan to build 68 homes on 98 acres using closely monitored, environmental standards.
The council will likely give its
final approval later this month to
annex and zone those 98 acres, west of S.C. 46 and S.C. 170 along the New River.
If that approval is granted, Garvey Preserve would become the first community of its kind in South Carolina -- a community former planning commission chairman Don Blair hopes will become a model for the county and the state.
"You can say, 'it's farmland, it's already green,' " said Blair, who still serves on the commission. "But development is going to happen in response to demand. People want to move here. We can't shut the door, obviously. We can try to make the quality of development as high as we possibly can in response to those people's needs."
WHAT GREEN MEANS
The project would require third-party certification that each step of the development process is completed according to standards for protecting the environment in a coastal
setting.
Each criterion earns points for the project from the EarthCraft Communities Program. The project must earn a minimum number of points to be certified as green.
For example, the site is graded on its proximity to public transportation and bike paths. It would receive points for being connected to public sewers rather than septic systems, for adhering to strict stormwater guidelines and for availability to parks. Points are also earned for preserving trees, minimizing street width and public parking, and maximizing open space, among other things.
Truitt Rabun Jr., a landscape architect involved in the project, said Garvey Preserve already meets the numbers required for certification.
REDESIGNED PLANS
Current Beaufort County zoning of the site allows 39 homes to be built on the land; plans for Garvey Preserve call for 68.
The developer, Quinnco Companies, originally asked Bluffton in December to annex the land and zone it to allow
92 residential lots.
Since that December request, Quinnco has overhauled plans for the site -- designs that members of planning staffs from Hilton Head Island and Beaufort County have approved of in letters sent to Bluffton staff. Both the island and the county were notified of Quinnco's plans as a courtesy. Jasper County
officials were also notified of the plans, but it is unclear if officials there have responded.
Plans now call for the homes to be built in clusters to allow more open space, Rabun said. Quinnco still would be allowed to build more houses in Bluffton than it would have as a part of the county. Blair said after a recent planning commission meeting that the increase in density is justified because of the green building approach.
He also said Bluffton's planning staff would accompany third-party inspectors to periodically review the development process.
Certified green homes cost an average of 5 to 7 percent more to build, according to national estimates. It is not clear how much homes in Garvey Preserve will cost. Its development plan allows it to be a gated community, but it is also unclear if it will be.
Comments property of Charlie Fraser
The above article was in the Island Packet in September. I want to applaud the developers for wanting to use good land planning practices for new developments in the Bluffton area.
I just hope they do not fall in the same category as the large "Track Builders" and come in and clear entire areas to build and then plant a few trees and grow some grass.
The City of Bluffton needs to make sure they are doing all that they can to control and supervise the new developments coming along in Bluffton to make sure they are environmentally sensitive. The better job they do in approval and over site the nicer Bluffton will be for us all.
Citizens of Bluffton need to get and be diligent in making sure the developers do what they say they intended to do.
The City of Bluffton has benefited from the good developers who have the foresight to hire the best land planners, engineers and builders. John Reed and his team have done an excellent job in the communities they have developed.
So make your voice heard and make sure the City follows through with the over site.
Charlie Fraser BIC
CHARLES FRASER REALTY GROUP
cell . 843.290.0807
office . 843.671.3312
By RENEE DUDLEY
rdudley@islandpacket.com843-706-8138
Published Monday, September 8, 2008
When Hilton Head Island was first being developed more than 40 years ago, planners in communities like Sea Pines paid close attention to the impact construction had on the environment.
Planners wanted to maintain a natural setting by building around stately trees and fragile wetlands. Homes were designed to blend into the natural setting.
But as more developers came to the island -- and later, to Bluffton -- that philosophy started to fade, some planners have said.
Now, with a certified "green" community likely coming to Bluffton, those original guiding principles may be making a comeback.
Developers of Garvey Preserve, which has received Bluffton Planning Commission approval and a preliminary OK from the Town Council, plan to build 68 homes on 98 acres using closely monitored, environmental standards.
The council will likely give its
final approval later this month to
annex and zone those 98 acres, west of S.C. 46 and S.C. 170 along the New River.
If that approval is granted, Garvey Preserve would become the first community of its kind in South Carolina -- a community former planning commission chairman Don Blair hopes will become a model for the county and the state.
"You can say, 'it's farmland, it's already green,' " said Blair, who still serves on the commission. "But development is going to happen in response to demand. People want to move here. We can't shut the door, obviously. We can try to make the quality of development as high as we possibly can in response to those people's needs."
WHAT GREEN MEANS
The project would require third-party certification that each step of the development process is completed according to standards for protecting the environment in a coastal
setting.
Each criterion earns points for the project from the EarthCraft Communities Program. The project must earn a minimum number of points to be certified as green.
For example, the site is graded on its proximity to public transportation and bike paths. It would receive points for being connected to public sewers rather than septic systems, for adhering to strict stormwater guidelines and for availability to parks. Points are also earned for preserving trees, minimizing street width and public parking, and maximizing open space, among other things.
Truitt Rabun Jr., a landscape architect involved in the project, said Garvey Preserve already meets the numbers required for certification.
REDESIGNED PLANS
Current Beaufort County zoning of the site allows 39 homes to be built on the land; plans for Garvey Preserve call for 68.
The developer, Quinnco Companies, originally asked Bluffton in December to annex the land and zone it to allow
92 residential lots.
Since that December request, Quinnco has overhauled plans for the site -- designs that members of planning staffs from Hilton Head Island and Beaufort County have approved of in letters sent to Bluffton staff. Both the island and the county were notified of Quinnco's plans as a courtesy. Jasper County
officials were also notified of the plans, but it is unclear if officials there have responded.
Plans now call for the homes to be built in clusters to allow more open space, Rabun said. Quinnco still would be allowed to build more houses in Bluffton than it would have as a part of the county. Blair said after a recent planning commission meeting that the increase in density is justified because of the green building approach.
He also said Bluffton's planning staff would accompany third-party inspectors to periodically review the development process.
Certified green homes cost an average of 5 to 7 percent more to build, according to national estimates. It is not clear how much homes in Garvey Preserve will cost. Its development plan allows it to be a gated community, but it is also unclear if it will be.
Comments property of Charlie Fraser
The above article was in the Island Packet in September. I want to applaud the developers for wanting to use good land planning practices for new developments in the Bluffton area.
I just hope they do not fall in the same category as the large "Track Builders" and come in and clear entire areas to build and then plant a few trees and grow some grass.
The City of Bluffton needs to make sure they are doing all that they can to control and supervise the new developments coming along in Bluffton to make sure they are environmentally sensitive. The better job they do in approval and over site the nicer Bluffton will be for us all.
Citizens of Bluffton need to get and be diligent in making sure the developers do what they say they intended to do.
The City of Bluffton has benefited from the good developers who have the foresight to hire the best land planners, engineers and builders. John Reed and his team have done an excellent job in the communities they have developed.
So make your voice heard and make sure the City follows through with the over site.
Charlie Fraser BIC
CHARLES FRASER REALTY GROUP
cell . 843.290.0807
office . 843.671.3312
Saturday, August 30, 2008
Coastal Insurance Markets Improving, State Insurance Chief Says
HILTON HEAD ISLAND HOME OWNERS GET GOOD NEWS
Living along the coast we are constantly concerned about Hurricanes, heavy rains, afternoon thunder squalls with 60 mph winds, lighting, and many other disasters that nature throws at us. The last few years we have had some very severe hurricanes make landfall in heavily populated areas, most notably, Hurricane Katrina that nearly destroyed New Orleans and surrounding communities. Some of the smaller communities still have not rebuilt. Florida felt the wrath of three different hurricanes in one season. Some people are still fighting with their insurance companies, or were sadly made aware that the insurance they had was not satisfactory to rebuilding their home or business. We all pay insurance and expect that one day when we need it the insurance company will be there to help us. Unfortunately we forget that insurance companies are in the business of making money and they don’t like to pay out, and will fight tooth and nail to payout. It’s like the TV commercial that depicts a guy checking his insurance policy and finding out the insurance only covers if a ficus tree were to fall on his car.
We have been very lucky living on Hilton Head. The last hurricane to come through here was Hurricane David in 1979 and it was barely a Category 1 storm. However the insurance companies have penalized us because of their losses in other areas. Our insurance rates have tripled over the past few years. We have to carry flood insurance and wind and hail. The wind and hail insurance is what has gone up dramatically.
As a local Realtor selling resort & residential properties it has not been a good thing. Regime fees for condominiums has risen dramatically primarily due to insurance rates. Insurance companies realized that the condominium market was not a good market. There are numerous companies that will not even issue insurance. The state of South Carolina has tried to improve this situation and passed some laws two years ago to address the problems.
It was good news to see that we may have a chance to see our rates come down, as indicated in the article from the island Packet below. copyright@ charlie b fraser
by Charlie B Fraser
President
OR EMAIL ME
By JIM FABERjfaber@islandpacket.com843-706-8137
Published Friday, August 29, 2008The coastal insurance market has loosened up in the past two years as more companies write policies here and prices on some coverage has fallen, insurance experts told a crowd of homebuilders and real estate professionals on Hilton Head Island on Thursday night. State Insurance Commissioner Scott Richardson, a former state senator from the island, said 12 new insurance companies have entered the state since he took over as commissioner in 2007. Another three are expected to enter in the next 90 days, he said.
Insurance prices for condominium buildings have fallen as much as 50 to 60 percent along the coast in that time, Richardson said. But that trend could come to a crashing halt if a powerful storm makes landfall this year -- a storm like Tropical Storm Gustav might become.
"We are rated (for cost) based on our (state) experience," Richardson said, "but don't think the big picture isn't part of it."
That means a significant strike anywhere would bring higher rates here, especially through increases in the cost of reinsurance -- insurance for insurance companies. "If Gustav gets all whipped up and hits Louisiana for another $40 billion, don't think your condo premiums aren't going up, because they are," Richardson said. But, barring Gustav or Hanna, which formed in the Atlantic on Thursday, storming ashore, things are getting better for coastal homeowners, although prices aren't likely to return to pre-Katrina levels.
For one thing, insurance companies have modernized in the past decade so they know exactly what and where they are insuring. In the 1990s, Peter Sparks, one of the panelists and a professor emeritus of civil engineering at Clemson University, worked with an insurance company that thought it was grossly overexposed in a single Miami zip code. It turned out that zip code was a bank of post office boxes. The insurance company didn't even know where all the insured property was, Sparks said. Today, that lack of basic knowledge is long gone, he said.
When asked the best way to hurricane-proof a home, Sparks offered some pragmatic advice.
"The best thing I can tell you in terms of mitigation is move inland," Sparks said to the crowd at the Country Club of Hilton Head. For those unwilling to forego ocean views, Sparks urged sealing up the exterior of the home with improved windows, doors, shutters, shingles and the like. Those improvements are among the most affordable and effective, he said. They also can earn savings on insurance premiums.
In terms of new insurers doing business in South Carolina, they're needed because some of the biggest insurers in the state still aren't writing policies in coastal areas, said Bill Fuge, property and casualty manager of Kinghorn Insurance Services' Hilton Head office. " Allstate has not written a new piece of business in two years (in Bluffton)," Fuge said. "They feel it's too close to the coast." Allstate isn't alone in that decision. Many of the brand-name insurance carriers have stopped writing wind and hail coverage in Bluffton, something that used to be automatic, Fuge said. But, some of the newer companies like Universal Insurance Holdings are writing coverage for wind and hail damage at "phenomenal rates," Fuge said.
Although insurance costs can surprise some potential real estate buyers here, it isn't stopping individual sales. "I can't specifically say I've seen the cost of insurance kill a deal," said Gerry Prud'homme, a broker with Carolina Realty Group and a panelist.
Subscribe to:
Posts (Atom)
Posts
