Family Law Attorney in Hardeeville, SC

Hardeeville continues to grow, decisions become more complex. That was clearly evident as two major developments came to Council for approval. First, LK Builders are asking for a revised Planned Development District (PDD) agreement in what is known as West Argent. This PDD will run northwest from Hilton Head Lakes with plans for 4,000 homes.

The second district is known as the Morgan Tract; a 2600-acre parcel that spans from 278 to 46 and runs parallel to Margaritaville. 6,200 homes will be zoned along with designated commercial areas.

Both projects were tabled at the Feb. 20 council meeting until further discussion and questioning could be conducted in a March 3 workshop. Workshops are a useful way for the council to hear from the landowners and the public about details without the pressure of having to vote.

West Argent needs a new road out of the district leading to the major roads. Currently there is only one way out on Lakeside Blvd. After many months of planning, “Road A” is proposed adjacent to the Hardeeville school complex and will enter Red Dam Rd. via a new roundabout. As part of this agreement, needed improvements will be made to Red Dam Rd. from the school to 278.

The Morgan Tract is much bigger and touches many major arteries, including 278, John Smith Rd., Plantation Dr, and SC 46. A spine road is planned through the district from 278 to 46. Additional roads will connect to John Smith Road, and a frontage road will run parallel to 278 and join Margaritaville’s planned commercial district. Eventually there will be a gated connector road into Margaritaville where a new fire station is planned. All these roads are intended to give multiple choices to residents and visitors and minimize the use of the busy exterior roadways.

The city negotiated an agreement with the Morgan Tract owners to provide $8M for road improvements at the intersection of 278 and John Smith Road. These will include a new light and expanded turning lanes at 278 and John Smith Rd.

Roads are not the only issues that need careful consideration. The council is now asking for sidewalks along the spine roads and throughout the neighborhoods. We want walkways from West Argent to the school complex. Council is asking for “active open spaces” to be left throughout each section and the intent is to have space reserved for local parks and playgrounds. We will have impact fees set aside for playground equipment. We hope to create neighborhoods where kids can walk, play and ride their bikes safely.

Stormwater has been another concern. As we continue to build near the Great Swamp, council is looking closely at the impact on the flow of water for two very important reasons: 1. The prevention of flooding and 2. The prevention of contaminates into our natural environment. The council is pressing our engineers for details and assurances.

Tree preservation is a concern we all share. As we unfortunately know, clear cutting of vast areas is a necessary evil to install infrastructure such as water, sewer, electrical, gas and cable lines. What we can preserve are designated wetlands and undisturbed tree lines to “buffer” the borders of these new developments. 10 feet were written into these agreements 20 years ago. We are now requiring a minimum of 50 feet. The preservation of mature live oaks is a must. And we continue to require tree replacement of 15 hardwood trees per acre cleared.

The Hoyer Investment Company purchased the Morgan Tract last year and they will partner with DR Horton to build the first phases. In addition to the roads mentioned above, they have agreed to reduce the density from 6700 homes to 6200, devote $4.5M and 2.7 acres to a new fire station, and set aside $1.5M toward an affordable housing plan that is being formulated with the city.

This is just a short summary to give you a sense of the complexities of the issues and the months of planning. These agreements still have to pass two votes and public hearings. If passed, these developments will begin the process of submitting Master Plans for each phase, obtaining approvals from the council and then begin the state permitting process. These steps will take at least two years and depending on market conditions, these 10,000 homes will easily take 25 years or more to complete.

One last note about these revised developments. They are geared to families and not retirement communities. As these build up, we can expect Hardeeville’s average age to lower from the current 59.7 and provide a greatly needed workforce. These things are complicated, and they will take a long time to complete, but Hardeeville is showing her commitment to a well-thought-out future.