City Council

Epic Center Planned Unit Development Charleston, SC Epic Center Planned Unit Development Charleston, South Carolina Applicant: TMP EPIC CENTER, LLC 2070 Sam Rittenberg Blvd. Suite B276 Charleston, SC 29407 (843) 762-0110 Owners: TMP SRE I, LLC TMP SRE II, LLC TMP SRE III, LLC Submittal: October 1, 2019 City Project ID#: TRC-SUB2019-000130 Epic Center Planned Unit Development Charleston, SC Epic Center Planned Unit Development Executive Summary Citadel Mall Ownership has spent the last 2.5 years working with the Mayor, the City Planning Department, the West Ashley Revitalization Commission, and the Community to collaborate and take part in the West Ashley Revitalization Plan. Existing Conditions: • The Citadel Mall is strictly bound by a REA agreement that includes approximately 100 acres of property and a variety of stakeholders. These agreements are complex and it is imperative, as the City has learned from other case studies around the country, that flexible zoning is created to provide a successful redevelopment. The applicant controls the developer rights for the REA agreement and 53.029 acres of the development. • Currently the property is zoned GB and all existing improvements are retail use. • The interior mall property tax has decreased by over $600,000 since the property first went into default in 2008. Neighboring properties have decreased as well following this pattern, making the redevelopment of this property into a vibrant mixed-use development critical to increasing the tax base in the area and populating the TIF that was passed in 2017. West Ashley Revitalization Plan The West Ashley Revitalization Plan has shaped the PUD document. Below is a summary of the guiding principles that have been developed based on the West Ashley Revitalization Plan. • Create Dense Mixed-Use Environment so that the property is diversified and one asset class in a down cycle does not affect the entire community. Density is presented with a metric that will allow the uses to be converted. As an example, if there is a larger demand for housing and a lower demand for office, a conversion matrix exists that would allow the developer to swap uses. This flexibility is important to the long-term nature of this plan. • Create an environment for jobs. 84% of the people living in West Ashley work outside of West Ashley. Office and Employment Opportunities are important to the execution of the Plan. MUSC has made a large commitment to the Revitalization Plan by investing in the adaptive re-use of the former JC Penny building. This building will not only provide new jobs to the area, but will also provide easy access to health care. MUSC expects to see about 1200 patients per day in this location and will offer an incredible variety of medical services. • Improve access to different modes of transportation. Transportation is a major problem in the West Ashley area, partially because so many leave West Ashley for work. The property has the most used park and ride site in the area. The PUD creates the opportunity to develop an intermodal transportation facility with transportation stakeholders like LCRT in the area. The opportunity to create new streets, sidewalks, and bikeways will allow more connectivity to the project as well as the opportunity to promote health and wellbeing. Page 2 Epic Center Planned Unit Development Charleston, SC • Pursue a facility to support regional and national athletic tournaments in the area. Sports Facility will bring entertainment activities as well as tourism to the West Ashley area, which historically has the lowest ADR in Charleston. This PUD provides the opportunity to attract tourism specifically to West Ashley to improve the accommodations business in this market. • Housing district with convenient multimodal access. A variety of housing opportunities is an important aspect of a Live Work Play environment. A variety of housing opportunities will exist with a focus on providing housing opportunities for all employees working within this project. There is no housing being eliminated by the redevelopment plan and therefore any housing developed will be adding to the available residential stock in West Ashley. • Structured Parking. Parking is a valuable asset in Charleston, however the large parking fields surrounding the mall in its current condition are not ideal. Structured parking will be a crucial component in redeveloping this property as a dense, mixed-use development, and the TIF document recognizes this. • Open Space. The property currently meets the redevelopment criteria of 20% open space. In addition, new open spaces will be created throughout the final land plan that are more accessible and usable by the surrounding community, patrons, and stakeholders. • Traffic Patterns. A series of improvements have been recommended after certain milestones are reached in development. It is imperative that the changes take into account the connectivity to surrounding neighborhoods and the developers will be working in collaboration with the Hazelwood planning effort to ensure the connectivity is improved. The enclosed draft addresses most of the comments received from the Technical Review Committee (TRC) on August 8, 2019. We continue to work closely with the TRC Staff to address provisions regarding Workforce Housing, Mass Transit (CARTA) and Stormwater. These revised sections will be included in an updated submittal that will be reviewed by the TRC on September 12, 2019. Page 3 Epic Center Planned Unit Development Charleston, SC Epic Center Planned Unit Development Table of Contents SECTION 1: RELATIONSHIP TO ZONING ORDINANCE ............................................................................ 5 SECTION 2: INTRODUCTION AND BACKGROUND INFORMATION ......................................................... 5 SECTION 3: LAND USE ................................................................................................................................ 7 SECTION 4: ZONING CRITERIA .................................................................................................................. 8 SECTION 5: OPEN SPACE ........................................................................................................................ 11 SECTION 6: BUFFERS ............................................................................................................................... 12 SECTION 7: TREE SUMMARY ................................................................................................................... 12 SECTION 8: RIGHT-OF WAY ..................................................................................................................... 12 SECTION 9: DRAINAGE BASIN ANALYSIS ............................................................................................... 13 SECTION 10: TRAFFIC IMPACT STUDY ................................................................................................... 13 SECTION 11: CULTURAL RESOURCES ................................................................................................... 14 SECTION 12: LETTERS OF COORDINATION ........................................................................................... 14 SECTION 13: ADDITIONAL INFORMATION .............................................................................................. 14 List of Appendices APPENDIX A LOCATION MAP APPENDIX B PROPERTY SURVEY APPENDIX C EXISTING ZONING MAP APPENDIX D LAND USE INTENSITY CONVERSION MATRIX APPENDIX E LAND USE AND OPEN SPACE PLAN APPENDIX F HEIGHT DISTRICTS APPENDIX G TREE SURVEY APPENDIX H TYPICAL ROAD CROSS SECTIONS APPENDIX I ACCESS PLAN AND PHOTOGRAPHS APPENDIX J TRAFFIC IMPACT STUDY APPENDIX K CULTURAL RESOURCES ASSESSMENT APPENDIX L LETTERS OF COORDINATION Page 4 Epic Center Planned Unit Development Charleston, SC SECTION 1: RELATIONSHIP TO ZONING ORDINANCE The Development Guidelines and Land Use Plan for the Epic Center Planned Unit Development (PUD), attached hereto and made a part hereof, are part of the PUD conditional Master Plan application submitted in accordance with the Zoning Ordinance of the City of Charleston, Article 2, Part 7 Sections 54-250, et seq. Excepted as amended herein, the then-current Zoning Ordinance of the City of Charleston shall govern and is incorporated herein by reference. No person shall erect or alter any building, structure, or sign on any tract of land or use any tract of land within the Epic Center PUD except in conformance with these guidelines and regulations. Unless modified herein, definitions of terms used in the Epic Center PUD Development Guidelines shall follow definitions listed in the Zoning Ordinance of the City of Charleston, as amended from time to time. Administration and enforcement of the adopted Epic Center PUD Master Plan shall follow Article 9 of the Zoning Ordinance of the City of Charleston. The Epic Center PUD Master Plan was approved by Charleston City Council on date _________________, ordinance number ___________________________. SECTION 2: INTRODUCTION AND BACKGROUND INFORMATION 2.1 Background and Ownership Citadel Mall was originally opened in July 1981 and was developed by Jacobs, Visconsi and Jacobs of Cleveland, Ohio. Citadel Mall is located in West Ashley adjacent to Interstate 526, Sam Rittenberg Boulevard and Orleans Road. A location map showing Citadel Mall and the immediate area is provided in Appendix A. Citadel Mall is a regional mall of over 88 acres and houses over 1,100,000 square feet of retail uses, including Belk, Dillard’s, and Target. The Citadel Mall has been in a period of decline for over 10 years, and redevelopment of the site has been an item of concern for the City and Community during this decline. The Citadel Mall is a major stakeholder in the West Ashley Tax Increment Financing District, and a major focus of Plan West Ashley, a City of Charleston initiative. In 2017, several parcels of the mall were acquired by TMP SRE 1, LLC. Shortly thereafter, the JC Penney parcel was acquired by TMP SRE II, LLC after closing their Citadel Mall location. In early 2018, the Sears parcel was sold to TMP SRE III, LLC, and Sears ceased operations at the Citadel Mall Location in August of 2018. The Medical University of South Carolina is currently converting the former JC Penney building into their west campus medical facility. HBO is currently occupying the former Sears building for a film production studio. During this time applicant has worked closely with the West Ashley Planning Commission and hosted a series of charrettes and public forums on the property. The existing development and mall operation are governed by a Real Estate Agreement (REA) of which multiple additional property owners are bound. Future development will be developed in accordance with the REA and any subsequent revisions or restatements, but also in accordance with this document and with design oversight of the Epic Center Architectural Review Board whose guidance will be directed based on developed Design Guidelines with urban mixed-use character in mind. Additional information concerning the REA can be found in Section 13. A current property survey is provided in Appendix B – Property Survey. Page 5 Epic Center Planned Unit Development Charleston, SC The table below is a list of all parcels contained within the Epic Center PUD boundaries showing ownership, TMS number, and acreage of each parcel. Overall acreage for the Epic Center PUD includes the roads that are currently privately owned and operated. Area Owner TMS No. (acres) TMP SRE III, LLC 310-04-00-009 14.249 TMP SRE I, LLC 351-04-00-015 19.613 TMP SRE II, LLC 351-04-00-053 10.651 TMP SRE I, LLC 351-04-00-043 0.309 TMP SRE I, LLC 351-04-00-044 8.207 Total PUD Area: 53.029 Area Stakeholders Parcels* TMS No. (acres) Dillard’s Department Store, Inc. 351-04-00-062 12.392 Belk, Inc. 351-04-00-063 10.941 Target Corporation 351-04-00-054 11.725 *It is anticipated the stakeholder parcels will be added to the PUD and developed as Phase 2 of the project. 2.2 Current Zoning All properties are currently zoned GB-General Business as depicted in Appendix C – Existing Zoning Map. 2.3 Development Goals Epic Center is the next phase of Citadel Mall and will be developed as an urban, mixed-use project and in accordance with the concept of live, work, and play, with health and wellness as a core principle of the development. The single use of retail has contributed to the declining property value as the sector has struggled, which has affected the local community. The Epic Center site will accommodate a mix of uses that work together and bring a new center of economic opportunity not only to the site but also to West Ashley and other areas of the City of Charleston. The design character will be a dense urban district with new opportunities for gathering spaces and better walkability to the surrounding communities. The architectural character will be modern, and a new network of streets and walking paths will be developed over time. The Epic Center PUD is based on the following development principles: • Creating diverse employment opportunities and industry centers that are not tied to a singular industry; • Creating a mix of housing product for a diverse range of income levels with a specific focus on workforce housing; • Providing access to sport and entertainment facilities that will be economic drivers to the area; • Encouraging sustainable development through a long-term strategy; • Enhancing walkability and access to the public realm; • Creating a transportation hub more integrated into the PUD; and • Using the principles of wellness to promote a community of spaces for healthy, balanced lifestyle. Page 6 Epic Center Planned Unit Development Charleston, SC SECTION 3: LAND USE 3.1 Area Breakdown The table below is a breakdown of the Epic Center PUD’s current project acreage, uses, and open space. Total Area 53.029 acres Total Highland 52.93 acres Total Wetlands 0.0 acres Total Critical Area 0.099 acres Total Open Space 8.207 acres 3.2 Net Density The Epic Center PUD is a mixed-use property incorporating flexibility to accommodate appropriate development over time. The Epic Center PUD is based on the Mixed-Use zoning of the City’s zoning ordinance and incorporates a base density intensity for proposed development. The table below summarizes the overall net density for the Epic Center PUD: Area Zoning Land Use Units (sq. ft.) Mixed-Use Retail 600,000 Mixed-Use Office 1,400,000 Mixed-Use Medical 275,000 Mixed-Use Sports 200,000 Mixed-Use Hotel 500 rooms Mixed-Use Residential 1025 dwelling units Mixed-Use Senior 200 dwelling units Mixed-Use Civic 15,000 These densities/intensities represent the anticipated square footages or unit counts anticipated in the Epic Center PUD. Should the land use densities/intensities need to increase over time, a corresponding reduction in densities/intensities for other uses shall be required pursuant to the Land Intensity Conversion Matrix provided in Appendix D. In addition, to enable flexibility over the duration of development, the net densities/intensities of a specific Land Use may be converted to a different specific Land Use utilizing the Institute of Traffic Engineer’s Handbook, 10th edition (the “ITE”) equivalence. Development density/intensity may occur only after written notice to the City’s Traffic and Transportation department and the receipt of written notification from the City that the transfer complies with ITE standards. As an example of the flexibility of using the ITE equivalence, suppose a use change is proposed from 50,000 SF of retail to a hotel use. Based on the ITE equivalence, 214 hotel rooms could be added in place of the 50,000 SF of retail space. The calculations based on the ITE Conversion Matrix are shown below: 50,000 SF / 1,000 SF = 50; 50 * 4.281 = 214 room substitution for 50,000 sf of retail space As parcels are conveyed, the City shall be notified of the specific land use density/intensity assigned under each conveyance and whether such density/intensity may be converted using the ITE Conversion Matrix. Page 7 Epic Center Planned Unit Development Charleston, SC 3.3 Development Zones Epic Center will be comprised of a mixture of uses working to complement each other through economic collaboration. Land planning will consist of zones for retail and entertainment, healthcare and sports performance, commercial, and residential. A variety of uses within each zone will be planned around new roadways and common spaces creating a work, live, play environment that creates an opportunity for new transportation solutions to support the urban landscape. A land use plan is provided in Appendix E – Land Use and Open Space Plan. 3.4 Attainable Housing Epic Center is designed to provide housing opportunities that are attainable for those working in the Epic Center so that a true Live Work Play environment may be realized. As a result, instead of paying a fee in lieu of constructing attainable housing within the Epic Center, fifteen percent (15%) of the initial 1,225 residential units (to include senior housing) constructed within the Epic Center PUD will be developed and utilized as attainable housing. If the number of residential units developed exceeds 1,225 (including senior housing), twenty percent (20%) of the units in excess of 1,225 units shall be developed and utilized as attainable housing in accordance with the following: (1) Thirty-three (33%) percent of the units shall be made available to households having a household income of up to sixty percent (60%) of the Average Median Income (“AMI”), as determined by the U.S. Department of Housing and Urban Development or its successor, and as adjusted for the City; and (2) Sixty-seven (67%) percent of the units shall be made available to households having a household income of up to one hundred twenty (120%) of the AMI, as determined by the U.S. Department of Housing and Urban Development or its successor, and as adjusted for the City. Prior to the issuance of a certificate of occupancy for an attainable housing unit, Developer shall execute or cause to be executed covenants restricting such unit to occupancy and, if applicable, ownership by qualified persons for a period of twenty-five (25) years. For the owner occupied units, the covenants shall identify the maximum allowable sales prices, as defined in City of Charleston Zoning Code Section 54-299.1.B., and provide that the initial maximum allowable sales price may be adjusted annually for inflation based on the increase in the AMI or the Consumer Price Index, whichever is greater. The covenants shall include a provision granting the City the right to enforce the covenants. SECTION 4: ZONING CRITERIA The development of the property must maintain flexibility to accommodate its existing conditions and stakeholders who collectively share the existing infrastructure. The locations and sizes of land uses will be developed in a comprehensive land plan that considers the life cycle of the existing assets and phases development in accordance with market conditions and design parameters that work collaboratively with the existing retail stakeholders. As such, the conceptual land plan does not include boundaries or preliminary planning concepts that will continue to evolve through the land planning process. Any zoning criteria that is not addressed herein will be governed by the City of Charleston Zoning Ordinance as it may be amended from time to time. Page 8 Epic Center Planned Unit Development Charleston, SC 4.1 Development Standards The table below is a breakdown of development standards in Epic Center. All structures, amenity areas, facilities, and public streets shall comply with then current American Disability Act and Fair Housing Act design standards. Additional details of design will be provided in the Design Principles as approved by the process outlined in Section 13. Lot Requirements Minimum Lot Size No Minimum Minimum Lot Frontage 30 feet Lot Occupancy No Maximum Minimum Setbacks Front 0 feet Rear 0 feet Sides 0 feet Maximum Building Height Buildings within 500 feet of the Orleans Road right-of-way shall not exceed nine stories. Buildings outside of this area have a maximum height of 25 stories; provided, however, that no more than 40% of the property shall have buildings that exceed 20 stories. Where heights are specified in stories, the measurement shall be taken from finished floor to finished floor. Refer to Figure below. Page 9 Epic Center Planned Unit Development Charleston, SC Any area under a structure in excess of six feet shall be counted as a story. Additional height for ornamental appurtenances and utilitarian appurtenances related to mechanical equipment or structural systems (such as elevator and stair towers, exhaust fans, HVAC and communications equipment) that exceed the maximum allowable height may be permitted by the Epic Center Design Review Board (ECDRB) based on architectural merit and context. Appurtenances shall not exceed nine feet in height and shall be placed to the rear or side of the building where possible in order to minimize visibility from the public right of way. Mechanical equipment on a roof shall be visually screened from the street with parapets or other types of visual screens of the minimum height necessary to conceal the same. Density of screening should be adequate to sufficiently screen mechanical equipment. Parking garages shall not exceed the height of the principal building on the site. Parking garages shall not be constrained by floor to floor height requirements, but stand-alone parking garages shall appear from the street to conform to the number of stories permitted in the height district in which is located. Floors shall be measured in the following manner: Residential: • The maximum height of a residential floor shall be 14 feet. Any dimension above this shall constitute two stories. • The minimum height of any residential floor shall not be less than 10 feet; however, there is no minimum height for floors in a one family dwelling, two-family dwelling or one-family attached dwelling. Non-Residential: • The maximum height of any nonresidential story shall be 25 feet. • The ECDRB may grant a waiver up to 40 feet on any floor based on architectural merit and context. Any dimension above this height shall constitute two stories. • The minimum height of any nonresidential floor shall not be less than 12 feet. 4.2 Permitted Uses Permitted uses in the Epic Center PUD shall be in accordance with the GB-General Business zoning classification as set forth in the City of Charleston Zoning Ordinance Article 2, Part 3 as amended through this document approval date with the following exceptions: Additional allowed uses include the following: • 701 ----- Hotels, motels and inns (Accommodations) • 7042 --- Dormitories • 781 ----- Motion Picture/Multimedia Production • 801 ----- Offices and clinics of health practitioners • 805 ----- Nursing and personal care facilities • 806 ----- Hospitals • 807 ----- Medical and Dental Laboratories • 884.1--- Multi-Family dwelling for the elderly • 5122 --- Drugs, Drug Proprietaries, and Druggist Sundries Page 10 Epic Center Planned Unit Development Charleston, SC 4.3 Excluded Uses Notwithstanding Section 4.2 above, the following uses are not permitted within the Epic Center PUD: • 14 ------- Mining • 66 ------- Short Term Lenders • 091 ----- Commercial Fishing • 516 ----- Chemical and Allied Products • 527 ----- Mobile Home dealers • 556 ----- Recreational and Utility Trailer Dealers • 703 ----- Camps and Trailering Parks • 726.2--- Crematories • 784 ----- Video Tape Rental • 4788 --- Stables • 7299 --- Massage Parlors • 7998 --- Riding Stables • Adult Uses (as defined in the City of Charleston Zoning Ordinance latest edition) 4.4 Parking and Loading Requirements The property is currently bound by the REA agreement parking standards. There will be no minimum or maximum parking standards at Epic Center. Parking standards and loading dock requirements shall be addressed in the Design Principles. 4.5 Communications Towers Communication towers are allowed in the Epic Center PUD subject to the current City of Charleston Zoning Ordinance and as it may be amended from time to time. SECTION 5: OPEN SPACE Open space will consist of the existing open space parcels along with urban plazas and parks located throughout the Epic Center PUD. Opportunities for these spaces will be developed for specific properties during their design development and will be overseen by the REA and Epic Center Architectural Review Board. In addition to the network of urban open spaces, a civic use is proposed for the PUD. The exact character of this use is to be determined as development advances. The open space will be maintained by the Property Owner Association and/or applicable government entity. Requirements for open space are per the table below: Open Space Requirements Gross PUD Area 53.029 acres Existing Open Space 8.207 acres Useable Open Space 2.65 acres Gross Open Space Required 10.85 acres (20% gross project area) Refer to the conceptual open space locations and tabulation in Appendix E - Land Use and Open Space Plan. Page 11 Epic Center Planned Unit Development Charleston, SC SECTION 6: BUFFERS Other than OCRM designated critical line buffers required by the current Zoning Ordinance, buffers are not required within or around the Epic Center PUD. SECTION 7: TREE SUMMARY The existing site has numerous trees along open space edges and planted trees in scattered islands, along roadways, and in restricted planting areas around buildings. Tree protection is a very important aspect of Epic Center and shall be governed per the City of Charleston Zoning Ordinance, latest edition, with the exception of trees required to be maintained shall be 12 trees per acre. In addition to the zoning requirements, tree removal requires the approval of the Epic Center Architectural Review Board and shall not be removed until permits are issued by the City of Charleston. The table below shows a summary of existing trees. Refer to Appendix G for the tree survey. Existing Tree Summary Overall Site Existing Trees on Site 1,505 Existing Grand Trees on Site 24 1,076 Existing Protected Trees on Site (12.2 trees/acre) SECTION 8: RIGHT-OF WAY A mix of roadways is proposed for Epic Center. Public roads will be limited in number and their character and location will be determined as development proceeds. All public roads will be built to City Standards and to the Citywide Transportation Plan Street Design Guidelines. Public roads shall be accepted by the City in accordance with the then current regulations. All at grade roadways will have asphalt lanes and concrete curb and gutter. Sidewalks will be present on both sides of the road where sensible to allow pedestrian circulation throughout the PUD. The Epic Center vision is to have walkable urban streets throughout the PUD in order to fulfill the requirements of live, work and play. The higher density urban character with structured parking will make streetscapes a high priority for creating shade and landscape character. Any deviation from standard materials within rights-of-way will require City of Charleston Director of Public Service approval. All rights-of-way shall be designed and implemented to accommodate emergency and public service vehicles. All accessible routes shall connect the right-of-way, the parking, public transportation, the amenities, and the entrances. At least one accessible route shall be provided within the site to accessible facility entrances from these site arrival points, where provided: accessible parking and passenger loading zones, public streets and sidewalks, each public transportation stop. Road cross-sections shall be those typically allowed by ordinance, as well as those cross-sections illustrated in Appendix H – Typical Road Cross Sections. Page 12 Epic Center Planned Unit Development Charleston, SC Proposed vehicular access points shall be as noted in Figure I-1 of Appendix I – Access Plan and Photographs and in the corresponding photographs (Figures I-2 through I-5). SECTION 9: DRAINAGE BASIN ANALYSIS The PUD is located within the Dupont Wappoo (DuWap) drainage study area. The extent of this basin compares closely to five basins within the 1984 Davis and Floyd drainage study designated as Citadel Mall Channel, Dupont North, Sherwood West, and Skylark Drive. The overall basin is a mix of high-density commercial development and residential areas. The central outfall for the area is the large drainage channel that is south of and adjacent to the Citadel Mall. The mall properties are predominantly asphalt, concrete and building. There are significant landscape areas around the exterior of the mall and large retail tenant spaces (i.e. Belk, Dillard, Target and former Sears). But, the amount of landscape within the surface parking lots and along the internal circulation roads is minimal. This results in high Curve Numbers (CNs) and low Times of Concentration (TCs). The CNs range from 94 – 96 for the developed basins. The City of Charleston and Charleston County have jointly initiated a drainage study to evaluate the existing drainage capacities in the area and to recommend improvements. The DuWap Watershed Master Plan is on-going and is currently at the Draft Final stage. The stormwater modeling is nearing completion and recommended improvements are expected to be made later this year (est. fall/winter of 2019). To improve drainage and reduce flooding potential, the Property Owner and the City will engage in a collaborative and creative design effort that will result in improvements to drainage within the basin. The Property Owner agrees that it will be subject to the stormwater requirements of the City that are current at the time of project submission, absent a separate agreement between the Property Owner and City specifying the required improvements for development of the Property. SECTION 10: TRAFFIC IMPACT STUDY The proposed Epic Center Mixed-Use Development is located at the Citadel Mall in the City of Charleston, South Carolina. The current plan envisions the redevelopment of the area to include a total of roughly 4,000,000 square feet of residential, hotel, retail, office, and arena uses. Development would take place over the next 20+ years. Access would be provided on Orleans Road and Sam Rittenberg Boulevard. A Traffic Impact Study was conducted to determine the amount of new traffic anticipated, its impact on surrounding roadways, and potential mitigation strategies. Trip generation and distribution was estimated using Institute of Transportation Engineers (ITE) procedures in coordination with the Berkeley-Charleston-Dorchester Council of Governments (BCDCOG) Charleston Area Transportation Study (CHATS) model. New traffic was assigned to the study area intersections and impact quantified. With the buildout of the Epic Center, some improvements to the site accesses and to area roadways will be necessary. Recommendations include: • Construction and signalization of a new main entrance to Epic Center on Orleans Road south of Hazelwood Road; • Removal of the signal at Orleans Road and Hazelwood Road and redesign of the intersection; Page 13 Epic Center Planned Unit Development Charleston, SC • Lane additions to Orleans Road northbound approaching Paul Cantrell Boulevard to include dual left-turn lanes and a through/right-turn lane; • Turn lane addition to the southbound Orleans Road approach to Sam Rittenberg Boulevard; and • Signal timing adjustments to include SB overlap phase at the Sam Rittenberg Boulevard and S. Park Square/Skylark (Epic Center Access #3) Drive intersection. Since the development is planned to occur over the next 20+ years, not all the recommendations need to be implemented immediately. Market conditions and numerous other factors will determine the pace of development and when roadway improvements are needed. As recommended in the traffic study, the vehicular access points may change with the development of the property. As density increases, an additional access and the modification of existing access points along Orleans Road may need to occur. The location of future alternative access points is shown in Appendix I – Access Plan and Photographs. Development direction will determine the most appropriate of the two alternative locations. Epic Center is committed to the Plan West Ashley recommendations of improving transit access and connectivity by being the location of a community mobility hub. The integration of the proposed mixed-use development with enhanced transit access will improve opportunities for Epic Center, as well as the neighboring communities. Bicycle and pedestrian connectivity to transportation facilities shall also be implemented and prioritized. The complete Traffic Impact Study is provided in Appendix J. SECTION 11: CULTURAL RESOURCES A cultural resources assessment was conducted and is presented in Appendix K. Review of the South Carolina State Historic Preservation Office (SHPO) GIS data indicates there are no eligible historic structures within or immediately adjacent to the PUD. Refer to the SHPO map depicted as Figure K-1 in Appendix K. SECTION 12: LETTERS OF COORDINATION Refer to Appendix L – Letters of Coordination for received correspondence. SECTION 13: ADDITIONAL INFORMATION 13.1 Design Review and Modifications The Epic Center development shall be governed by design guidelines developed to insure current, progressive design in the development of high-density, urban mixed-use properties. The Epic Center Design Guidelines shall be developed by a committee of professionals and approved by the Epic Center Property Owners Association (POA) and the City of Charleston Design Review Board (DRB). The Epic Center Design Guidelines shall include direction for the following elements of design: • Building Location and Orientation; • Architectural Character; Page 14 Epic Center Planned Unit Development Charleston, SC • Signage Design and Character; • Site and Landscape Plan and Character; • Streetscape and Circulation Design; • Exterior Lighting Design and Character; and • Parking Layout and Character. Design review will be performed by the Epic Center Architectural Review Board with recommendations passed to City Staff for incorporation of the project technical review. Development within the Epic Center PUD will not be subject to any design review other than by the Epic Center Architectural Review Board. Page 15 Epic Center Planned Unit Development Charleston, SC 13.2 Existing Real Estate Agreements The original Citadel Mall development is governed by a recorded multi-party agreement also referred to as the REA and a series of other unrecorded operating agreements. The original Real Estate Agreement includes the following additional parcels, whose owners are referred to as stakeholders throughout this document: Parcel (Area) TMS Acres Dillard’s 351-04-00-062 12.392 Target 351-04-00-054 11.737 Belk 351-04-00-063 10.941 351-05-00-035 Dick’s Sporting Goods 6.07 351-05-00-042 310-04-00-010 PetSmart 3.93 310-04-00-017 S&N Properties, LLC 351-05-00-052 4.98 The REA will be amended and re-stated from time to time and may also expire or be abandoned at some point. The EPIC CENTER POA will manage the compliance of this agreement and will work with existing stakeholders to implement a design plan that compliments and protects the uses of the existing real estate and operations. Page 16 Epic Center Planned Unit Development Appendices Charleston, SC Epic Center Planned Unit Development List of Appendices Appendix A Location Map Appendix B Property Survey Appendix C Existing Zoning Map Appendix D Land Use Intensity Conversion Matrix Appendix E Land Use and Open Space Plan Appendix F Height District Plan Appendix G Tree Survey Appendix H Typical Road Cross Sections Appendix I Access Plan and Photographs Appendix J Traffic Impact Study Appendix K Cultural Resources Assessment Appendix L Letters of Coordination Epic Center Planned Unit Development Appendices Charleston, SC APPENDIX A – LOCATION MAP Epic Center Planned Unit Development Appendices Charleston, SC APPENDIX B – PROPERTY SURVEY Epic Center Planned Unit Development Appendices Charleston, SC APPENDIX C – EXISTING ZONING MAP  PROJECT AREA PROJECT SITE IS IN ZONE: GB -GENERAL BUSINESS 500 1 inch =500 ft. 0 250 500 1226 YEAMANS HALL ROAD ZONING MAP HANAHAN, SC 29410 843-566-0161 ADCENGINEERING.COM PROJECT EPIC PD-6 ENGINEERING DATE: 08/20/18 CHARLESTON, SOUTH CAROLINA REF: ADC PROJECT#: 18221.00 Epic Center Planned Unit Development Appendices Charleston, SC APPENDIX D – LAND USE INTENSITY CONVERSION MATRIX  ITE 10th Edition Conversion Matrix Average Rate 220 221 222 252 254 310 460 610 630 710 720 820 Land Use Multifamily Housing Multifamily Housing Multifamily Housing Senior Adult Housing - General Office Shopping Assisted Living Hotel Arena Hospital Clinic Medical Dental Office (Low Rise) (Mid Rise) (High Rise) Attached Building Center/Retail Convert From DU DU DU DU Bed Rooms KSF Bed KSF KSF KSF KSF Multifamily Housing (Low 220 1 DU 1.000 1.273 1.556 2.154 0.215 0.629 1.191 0.025 0.171 0.487 0.162 0.147 Rise) Multifamily Housing (Mid 221 1 DU 0.786 1.000 1.222 1.692 0.169 0.494 0.936 0.020 0.134 0.383 0.127 0.115 Rise) Multifamily Housing (High 222 1 DU 0.643 0.818 1.000 1.385 0.138 0.404 0.766 0.016 0.110 0.313 0.104 0.094 Rise) Senior Adult Housing - 252 1 DU 0.464 0.591 0.722 1.000 0.100 0.292 0.553 0.012 0.079 0.226 0.075 0.068 Attached 254 Assisted Living 1 Bed 4.643 5.909 7.222 10.000 1.000 2.921 5.532 0.116 0.793 2.261 0.751 0.682 310 Hotel 1 Room 1.589 2.023 2.472 3.423 0.342 1.000 1.894 0.040 0.271 0.774 0.257 0.234 460 Arena 1 KSF 0.839 1.068 1.306 1.808 0.181 0.528 1.000 0.021 0.143 0.409 0.136 0.123 610 Hospital 1 Bed 39.857 50.727 62.000 85.846 8.585 25.079 47.489 1.000 6.805 19.409 6.451 5.858 630 Clinic 1 KSF 5.857 7.455 9.111 12.615 1.262 3.685 6.979 0.147 1.000 2.852 0.948 0.861 710 General Office Building 1 KSF 2.054 2.614 3.194 4.423 0.442 1.292 2.447 0.052 0.351 1.000 0.332 0.302 720 Medical Dental Office 1 KSF 6.179 7.864 9.611 13.308 1.331 3.888 7.362 0.155 1.055 3.009 1.000 0.908 820 Shopping Center/Retail 1 KSF 6.804 8.659 10.583 14.654 1.465 4.281 8.106 0.171 1.162 3.313 1.101 1.000 ITE 10th Edition PM Peak Hour Rates Multifamily Housing (Low 220 0.56 Rise) Multifamily Housing (Mid 221 0.44 Rise) Multifamily Housing (High 222 0.36 Rise) Senior Adult Housing - 252 0.26 Attached 254 Assisted Living 2.60 310 Hotel 0.89 460 Arena 0.47 610 Hospital 22.32 620 Nursing Home 0.59 630 Clinic 3.28 710 General Office Building 1.15 720 Medical Dental Office 3.46 820 Shopping Center/Retail 3.81 Epic Center Planned Unit Development Appendices Charleston, SC APPENDIX E – LAND USE AND OPEN SPACE PLAN Epic Center Planned Unit Development Appendices Charleston, SC APPENDIX F – HEIGHT DISTRICT PLAN Epic Center Planned Unit Development Appendices Charleston, SC APPENDIX G – TREE SURVEY Epic Center Planned Unit Development Appendices Charleston, SC APPENDIX H – TYPICAL ROAD CROSS SECTIONS Figure H-1: Epic Center PUD main entrance road and internal collector with two lanes and 10' planted center median. Figure H-2: Epic Center PUD perimeter collector road with integrated mass transit and hiker/biker trails. Roadway has two lanes with 16' center median which can accommodate a center turn lane. Epic Center Planned Unit Development Appendices Charleston, SC Figure H-3: Epic center PUD connector street with on-street parking. Street design to allow closed parking during events to enable quick entry and exit of property. Figure H-4: Epic Center PUD internal connector street with sidewalks and tree plantings. Epic Center Planned Unit Development Appendices Charleston, SC Figure H-5: Epic Center PUD commercial adjacency street with fire lane. this street may have parking on opposite side of fire lane. Epic Center Planned Unit Development Appendices Charleston, SC APPENDIX I – ACCESS PLAN AND PHOTOGRAPHS Epic Center Planned Unit Development Appendices Charleston, SC Figure I-2: Existing access to Sam Rittenberg Boulevard. Figure I-3: Existing south entrance at Orleans Road. Epic Center Planned Unit Development Appendices Charleston, SC Figure I-4: Existing north entrance at Orleans Road. Figure I-5: Proposed future alternate entrance locations at Orleans Road. Epic Center Planned Unit Development Appendices Charleston, SC APPENDIX J – TRAFFIC IMPACT STUDY -- NOT INCLUDED – A copy of the Traffic Impact Study is available upon request. Epic Center Planned Unit Development Appendices Charleston, SC APPENDIX K - CULTURAL RESOURCES Cultural Resources Assessment Report Cultural Resources Assessment Project: Citadel Mall Redevelopment County: Charleston Authors: Ralph Bailey (RPA, Principal Investigator) and Charles F. Philips (Historian) 1. ArchSite Database Search (see attached map) Date: April 24, 2019 Buffer: Half Mile Resource Number Description NRHP Status 6341 Oakland Elementary School Not Eligible 2570372 Simons House Not Eligible 4267 Wallace Elementary and High Schools Eligible 6734 1971 Survey- 1423 Hazel Road Not Eligible 6735 1974 Survey- 1956 Savage Road Not Eligible 6736 1971 Survey- 1952 Carrie Street Not Eligible 6737 1973 Survey- 1975 Carrie Street Not Eligible 6738 1430 Amber Lane Not Eligible 6745 1963 Survey- 1889 Richmond Road Not Eligible 38CH0109 The Kinloch Site Destroyed by I526 There is one recorded historic property that is outside the project tract but within the half mile buffer (see Figure 1). The Wallace School (Resource 4267) is one of several Equalizations Schools in South Carolina that is considered eligible for the NRHP. The school is well to the east of the project and will not be impacted. Previous investigations in the immediate vicinity of the project tract consist of several DOT- sponsored projects related to the Mark Clark Expressway and various road and intersection improvement projects from the late 1970s through the early 2000s (see Figure 1). One archaeological site, 38CH0109, was recorded. This site, known and the Kinloch site was researched and subsequently destroyed by the expressway. In 2016, Charleston County completed a survey update of above ground historic resources in the county (Reed et al. 2016). Several mid-20th century houses were identified within the half-mile buffer of the project tract. None are eligible for the NRHP. 2. Archival Map Research Historic Maps, Plats, and Aerial Photographs Showing the Study Area. Document Date Description USGS Johns Island quadrangle 1958 Shows local roads on highland. Charleston Co. Highway Map 1938 Shows two buildings on the highland. Johns Island quadrangle 1919 Shows a road and 10 houses. Kollock map of Charleston Co. 1902 Shows no structures. McCrady Plat # 897 c.1900 Shows Grant lands and residence of Thomas Grant. Confederate Defenses of 1863 Shows nothing in the project area. Charleston Mills map of Charleston District 1825 Shows nothing in the project area. McFadden Map of SC 1780 Shows nothing in the project area. Early 20th century topographic maps show a narrow ridge running northwest to the southeast across the northern section of the project tract and wetlands throughout the western and southern portions of the tract (see Figure 2). The wetlands were channelized and drained and the roads realigned at some point in the mid twentieth century. Houses line Savage Road along the eastern boundary of the project tract until the area was commercially developed in the 1980s. Citadel Mall opened in 1981. 3. Field Reconnaissance The principal investigator conducted a field reconnaissance on May 2, 2019. The project tract and surrounding area is heavily developed with big box stores, chain restaurants, office parks, and apartment buildings. The former Wallace School (Resource 4267) have been replaced or altered significantly since it operated as an Equalization School. It is likely no longer eligible for the NRHP. There is a small, concrete block store and several small one-story brick and wood frame homes along Orleans Road near the northeast corner of the project tract. These buildings are much less than 50 years old and do not meet the minimum requirement to be surveyed and assessed for NRHP eligibility. 4. Project Summary and Recommendations The Citadel Mall redevelopment tract was developed in the 1980s. The western and southern portions of the tract consist of filled wetlands. The north and eastern portions of the tract lie on a terrace that was developed with several houses in the mid-1900s. None of these houses remain today. The potential for significant archaeological sites to be present on the project tract is very low. The area immediately surrounding the project tract consists of modern commercial development. The former Wallace Equalization School is recorded within the half mile buffer of the project tract; however, it has been significantly altered and is likely no longer eligible for the NRHP. There are no significant archaeological sites or historic architectural resources within the half mile buffer of the project tract. Redevelopment of the Citadel Mall tract will have No Effect on historic properties. Additional work is not warranted. References Cited Caballero, Olga 1990 Archaeological Survey of the S-1168/S-1373 Intersection Improvements Project, Charleston County, South Carolina. South Carolina Department of Transportation, Columbia Davis, Summer Ciomek, Cox 2014 Phase I Cultural Resources Survey of Selected Portions of the Mark Clark Expressway, Alternative G (Preferred Alignment), Charleston County, South Carolina. Prepared for the South Carolina Department of Transportation, Columbia. Hendrix, M. Patrick 2002 Cultural Resources Survey of the Proposed Henry Tecklenburg Boulevard Extension Project, Charleston County, South Carolina. Prepared for Thomas & Hutton Engineering, Mt. Pleasant. Reed, Mary Beth, Summer Ciomek, and Patrick Sullivan 2016 Charleston County Historic Resources Survey Update, Charleston County, South Carolina. New South Associates, Stone Mountain, Georgia. Roberts, Wayne D. 2004 Archaeological Survey of the Orleans Road Improvements Project, Charleston County, South Carolina. South Carolina Department of Transportation, Columbia. Trinkley, Michael 1980 Archaeological Survey of Skylark Drive Relocation and Access Road, Charleston County, South Carolina. South Carolina Department of Transportation, Columbia. Wheaton, Tom 1995 Architectural, Underwater Reconnaissance, and terrestrial Archaeological Survey of the Mark Clark Expressway. Prepared for the South Carolina Department of Transportation, Columbia. Figure 1. Location of the Project Tract and Previously Recorded Cultural Resources within 1/2 mile. Figure 2. 1918 quadrangle showing residential development in the northeast portion of the tract. Epic Center Planned Unit Development Appendices Charleston, SC APPENDIX K - CULTURAL RESOURCES Figure K-1: State Historic Preservation Office (SHPO) Locations – Map PD-09.  PROJECT SITE 1000 1 inch =1000 ft. 0 500 1000 1226 YEAMANS HALL ROAD STATE HISTORIC PRESERVATION OFFICE HANAHAN, SC 29410 843-566-0161 ADCENGINEERING.COM PROJECT EPIC PD-9 ENGINEERING DATE: 08/20/18 CHARLESTON, SOUTH CAROLINA REF: ADC PROJECT#: 18221.00 Epic Center Planned Unit Development Appendices Charleston, SC APPENDIX L – LETTERS OF COORDINATION  Board of Commissioners Thomas B. Pritchard, Chairman David E. Rivers, Vice Chairman William E. Koopman, Jr., Commissioner Mayor John J. Tecklenburg (Ex-Officio) PO Box B Councilmember Perry K. Waring (Ex-Officio) Charleston, SC 29402 Officers 103 St. Philip Street (29403) Kin Hill, P.E., Chief Executive Officer Mark Cline, P.E., Assistant Chief Executive Officer (843) 727-6800 Dorothy Harrison, Chief Administrative Officer www.charlestonwater.com Wesley Ropp, CMA, Chief Financial Officer Russell Huggins, P.E., Capital Projects Officer February 19, 2019 Chris Cook, P.E ADC Engineering Via email chrisc@adcengineering.com Water & Sewer Availability TMS:351-09-00-015, -053, -062, -063, 054 and 310-04-00-009 and 351-05-00-044 Re: Redevelopment of existing retail/commercial site – Epic Center This letter is to certify our willingness and ability to provide water service and wastewater collection to the above referenced site in Charleston County, South Carolina. Charleston Water System (CWS) currently has an existing water and wastewater systems located within easements on the site. The CWS own a 10” Ductile Iron Pipe (DIP) water main loop which ties into existing 24” DIP water mains in the rights of way of Orleans Road and Sam Rittenberg Blvd. CWS also owns 10” and 8” gravity wastewater collection mains throughout the site which travel to our existing 12” gravity wastewater main in the right of way of Orleans Road. As the property develops, it may be necessary to upsize or re-route existing water and wastewater mains depending on the scope of development. This review does not supplant any other review as required by governing authorities and municipalities. It will of course be a developer responsibility to ensure there are adequate pressures and quantities on the existing mains to serve this site with domestic water/fire flow and not negatively impact the existing developments. Additional proposed wastewater flow which exceeds current use must also not negatively affect downstream infrastructure. Please be advised any extensions or modification to the infrastructure will be a developer expense. All fees and costs associated with providing service to this site will be a developer expense. This letter does not reserve capacity in the Charleston Water System infrastructure and it is incumbent upon the developer or his agent to confirm the availability herein granted past 12 months of this correspondence. The Charleston Water System certifies the availability of service only insofar as its rights allow. Should access to our existing main/mains be denied by appropriate governing authorities, the Charleston Water System will have no other option than to deny service. This letter is not to be construed as a letter of acceptance for operation and maintenance from the Department of Health and Environmental Control. If there are any questions pertaining to this letter, please do not hesitate to call on me at (843) 727-6869. Sincerely, Lydia H. Owens Charleston Water System Supporting public health and protecting the environment.