RZ16-03-06 2012 APPROVED PLANmapsonline.columbiacountyga.gov/WebsiteDocuments/Planning... · Streets will be designed to allow for interconnectivity between neighborhoods, where feasible

RZ16-03-06 2012 APPROVED PLAN

RZ16-03-06 PROPOSED PLAN REVISIONS

Change in Use Change in Acreage Removed from PUD

RIVERWOOD PLANTATION WEST

PLANNED UNIT DEVELOPMENT

NARRATIVE

Prepared for General Woods Parkway Land Company

5863 Washington Road

Appling, Georgia 30802

Date Prepared: November 18, 2005

Revised 2/1/2016

Table of Contents

1. Introduction

2. The Planning Principles

3. The Street System Guidelines

4. The Open Space Guidelines

5. The Residential Guidelines

6. The Village @ Riverwood Plantation West - A Traditional Neighborhood

Development

7. Riverwood West Retail and Commercial Guidelines

8. The Architectural Guidelines

9. The Planned Unit Development (PUD) Plan

10. Construction Phasing

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1. INTRODUCTION

Riverwood Plantation West is a 1,500 acre site located in Columbia County, Georgia owned by

General Woods Parkway Land Company. The tract is accessible via Washington Road, Clanton

Road, Old Washington Road and William Few Parkway. The tract “A” consists of 500± acres on

the south side of Washington Road, adjoining the Lake Cumberland west sub-division and the

current Riverwood Plantation, and the remaining 1000± acres, tract “B” on the north side of

Washington Road, wrapping Windmill Plantation. The site is served by public sewer and water.

A plan rezoning the both Tract “A” and “B” from R-A to a Planned Unit Development (PUD)

has been prepared as part of the rezoning application and submitted to the Columbia County

Board of Commissioners for approval. The plan is consistent with Columbia County's Growth

Management Plan, 1994 Revision, and the Special Area Land Use Study for the William Few

Parkway and Washington Road intersection prepared by the Columbia County Planning and

Development Department.

This narrative contains those elements deemed a necessary part of the proposed PUD replacing

all prior approvals.

In preparing the PUD development guidelines, components from the Columbia County Growth

Management Plan and the current Riverwood Plantation master planned community have been

incorporated. It is the intent of this document to provide a responsible development framework

guideline which can serve Riverwood Plantation West through its development cycle - expected

to last anywhere from 15 to 25 years. This PUD will also provide the Columbia County Planning

and Engineering departments with guidelines for the assurance of the quality of the development

within predetermined parameters.

2. THE PLANNING PRINCIPLES

Several planning principles have guided the preparation of the PUD, including

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Establishing a Master Plan which is reasonably flexible and responsive to the changing

marketplace, while maintaining the framework of major streets and open spaces.

Developing land use types with the greatest densities proximate to the Washington Road,

Old Washington Road, William Few Parkway and Clanton Road intersections, transitioning

to lower densities as the property is developed away from these intersections.

Creating walkable communities – particularly in the areas around higher density residential

and commercial.

Developing a system of streets that connect neighborhoods to each other, the Riverwood

Plantation West Village Center, the Greenbrier schools and other commercial areas; that are

supportive of the neighborhoods; and that discourage high speed traffic.

Creating a system of connected open spaces that include greenways, Little Kiokee Creek

environmental corridors, neighborhood parks, pedestrian and bicycle trails, and active and

passive recreation areas. These corridors will connect with the existing Riverwood Plantation

development.

Supporting the existing and proposed Greenbrier schools, as key community assets, by

connecting them to the development via a combination of roads, sidewalks, pedestrian and

bicycle trails.

3. THE STREET SYSTEM GUIDELINES

The street system will include both public streets, dedicated to Columbia County, and private

streets owned and maintained by the individual neighborhood owner associations. The streets

will all reflect similar landscaping and lighting within each neighborhood, but may vary in

design from neighborhood to neighborhood. Public streets will conform to Columbia County

construction specifications while they may not conform to current geometric design

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specifications they will conform to the designs presented in Table 1 – Street Width Design

Requirements. Private streets will conform to Columbia County construction specifications,

while they may not conform to the Columbia County geometric design specifications in every

instance. Landscaping in both public and private street rights-of-way will be maintained by

Riverwood Plantation owner associations.

The guidelines are based upon the following objectives:

Traffic within Riverwood Plantation West should be slow rather than fast-moving, with

speeds of 35 miles per hour or slower desirable. A variety of traffic calming devices may

be designed into the road system - these may include narrow streets, speed humps,

roundabouts, traffic circles, chokers, on-street parking, and other appropriate measures.

Streets will be designed to allow for interconnectivity between neighborhoods, where

feasible.

Pedestrian and bicycle trails will be accommodated throughout the development.

On-street parking will be encouraged in certain higher density neighborhoods.

Consistent streetscaping will be planned to provide landscape unity.

Streets should be no wider than two lanes unless absolutely required. Where necessary,

left turn lanes will be added to avoid traffic congestion. Acceleration and deceleration

lanes will be installed at major intersections only where warranted by high traffic counts

and/or limited site distance.

Street lighting, where desirable and required, will be consistent in design.

A. Public Street Designs

(1) Major Collectors. General Woods Parkway will be a two lane thoroughfare 28 feet wide with

roadside swales, walking trails, street trees, lighting, landscaping, and irrigation permitted, but

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not required within the rights-of-way. This road will provide vehicular access to the development

and the Greenbrier schools via Washington Road. Planted medians, which may be irrigated,

would also be permitted, however, maintenance of median islands will be the responsibility of

the Riverwood Planation West property owners associations.

Figure I Typical Section For Major Collector

(2) Neighborhood Roads. Neighborhood roads will vary from 24 to 31 feet with curb and gutter

and with landscaping within a 50 foot right-of-way. The wider streets would include on-street

parking. Street trees, lighting, landscaping, and irrigation are permitted, but not required within

the right-of-way. The minimum width determination for the roads shall be based on the number

of lots which will have access via the road and whether or not a service lane is provided for at the

rear of the lot. Table I shows the breakdown of street sizes using the above criteria.

Table 1. Street Width Design Requirements

Number of Lots Service Lane Provided Minimum Street Width

20 No 26

30 No 28

>30 No 31

20 Yes 24

30 Yes 26

>no Yes 28

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Figure 2 Typical Section for Public Street without Sidewalk

Sidewalks will be provided for within street rights-of-way in the more dense neighborhoods (those

designated TND), and may be provided in other neighborhoods. All street sections shall have a 5’

planter and then a 5’ sidewalk along all public rights of ways.

(3) Commercial Streets. Commercial streets, including those in traditional neighborhood

development areas, will vary from 24 to 31 feet wide with curb and gutter, street lighting and

landscaping within a 40 to 50 foot right-of-way. On-street parking will be permitted and provided for

by increasing the width of the roadways or providing parallel parking in the TND and neighborhood

business areas.

(4) Service lanes. Service lanes may be built within any of the neighborhoods and may be designated

public streets. Simple in design, they would allow service vehicle access and provide access for the

homeowners to the rear entry garages. A minimum 20 foot right-of-way with a minimum 18 foot

wide roadway, built to Columbia County construction thickness specifications, would be provided.

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Figure 5 Typical Service Lane with Curb and Gutter

B. Private Street Design

(1) Neighborhood Roads. Curb radii at intersections would not necessarily conform to all County

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geometric standards, with a shorter turning radii of 10 feet to 15 feet minimum allowable. Curb and

gutter may be omitted where conditions warrant.

Figure 6 Private Road

(2) Service Lanes. These may be built within any of the neighborhoods and may be designated as

private streets. Simple in design they would allow service vehicle access. A minimum 20 foot right-

of-way with a minimum 18 foot wide roadway built to Columbia County Construction specifications

would be provided.

(3) Landscaping. Street landscaping will be permitted within the right-of way with trees set back 2.5

feet from the curb edge or set back to meet the clearance requirements stated in AASHTO's Policy on

Geometric Design of Highways and Streets.

(4) Street Lighting. Painted poles with consistent design motif are deemed desirable within

neighborhoods - residential, retail and commercial.

C. Traditional Neighborhood Development (TND) Streets

The purpose of Traditional Neighborhood Development is to restore urban development to a

pedestrian scale rather than the automobile scale that has characterized most suburban development

in this generation. The street networks will be designed to provide multiple travel routes.

The design of public and private streets in areas designated as TND will generally conform to the

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recommendation of Traditional Neighborhood Development Street Design Guidelines published by

the Institute of Transportation Engineers. Pavement design and construction specifications generally

conform to Columbia County standards for both public and private streets.

4. THE OPEN SPACE GUIDELINES

Open spaces, for both passive and active recreational uses, have been deemed appropriate throughout

the Riverwood Plantation West project. Components to the open space program may include Little

Kiokee Creek environmental corridors, numerous small neighborhood greenways, and open spaces.

Some of these open spaces may be improved for use as parks, while others may be natural wildlife

habitat areas with connections via wildlife corridors within this development and connecting to the

corridors in the existing Riverwood Plantation development. It is intended that these open spaces be

connected though a combination of greenways, sidewalks, pedestrian and cycling paths and nature

trails. Preservation, wherever possible, of existing vegetation, along with introduced plant material,

will give Riverwood Plantation West an uninterrupted landscape presence. Riverwood Plantation

West is committed to setting aside at least 20% of its total area as open space.

A. Buffering. A 50 foot natural buffer will be provided between Riverwood Plantation West

and Lake Cumberland West subdivision. A 40 foot natural buffer will be provided between

Riverwood Plantation West and Windmill Plantation

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B. An important feature to the open space plan anticipates neighborhood parks. While not

each and every neighborhood will be developed with a park, it is intended that all mid to high density

residential neighborhoods be no more than a 7 minute walk from a park. Each park will differ in

design and use, but will represent a gathering place for families and their children. The general

layouts and access to parks will be similar to those established in Riverwood Plantation.

5. THE RESIDENTIAL GUIDELINES

Riverwood Plantation West will offer a combination of residential housing types satisfying the broad

base of housing needs within the Columbia County and Augusta markets. Densities will average 2.5

to 3 units per acre across the site, with low density areas averaging 1 to 2 units per acre, while higher

density areas will include up to 12 units per acre (TND). A variety of densities and product types is

proposed to encourage a mix of housing options.

Riverwood Plantation West proposes to continue to use planned residential classifications as

established in the existing Riverwood Plantation community. Proposed single family detached

housing is designated as P-R2 and P-R3 and shall follow the same guidelines as Riverwood

Plantation and described in detail below. Active Adult (P-AA) communities are proposed near the

neighborhood business areas, as modeled in the Riverwood Plantation neighborhood Amberly.

Townhouse units are proposed near the neighborhood business areas and where topography allows.

The intent of this PUD guideline for a project of this scale is to offer the development sufficient

flexibility to respond to inevitable changes in the Columbia County housing market. Site plans will

be submitted for each neighborhood as it is developed and subjected to the review of the Columbia

County Planning and Engineering Departments. All neighborhoods will be serviced by public sewer

and water.

Higher density, development parcels (Townhouse and multi-family) are to be developed in

accordance with the present Columbia County Zoning Ordinance. The PUD Plan identifies these

parcels. Most of these higher density parcels are within walking distance of the neighborhood

business areas.

A. Site Development - P-R2

Lot size The P-R2 lot can range in size from 5,000 sq. ft. and greater.

Minimum frontage 50 feet

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Maximum density 2.5 units per acre

Minimum Setbacks

Side Yard 15 feet total, no less than 5 feet on a side, leaving 10 feet for

the other side.

Rear Yard 10 feet

Front Yard 25 feet

Building Separation 15 feet

Figure 8 P-R2 Lot Setbacks

B. Site Development - P-R3

Lot size The P-R3 lot is a lot which can range in size from 4,000 sq. ft

and greater.

Minimum frontage None

Maximum density 3.25 units per acre

Minimum Setbacks

Side yard 5 feet

Rear yard 5 feet

Front yard 25 feet (Measured from the Right of Way

Building separation 10 feet

Ancillary Unit. One detached garage apartment, cottage, or "granny" flat unit, maintained by the

principal owner is permitted on each lot within the P-R3 neighborhood.

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Garage Placement and Orientation. Detached garages at the rear of the site, accessible via service

lanes are permissible. This will enable the front of the house to be unencumbered by garage doors

and driveways. On street parking can accommodate visitors while residents may rely on the service

streets for garage access.

C. Townhouse Developments (P-TR)

The Townhouse designated sites are proposed for development densities of no more than 8 units per

acre. The site will accommodate attached or detached single family or multi-family units. The land

use will conform to Columbia County Zoning Ordinance for the TR classification. Detached garages

may be developed as a part of the site plan with optional access to such units provided via service

streets.

D. Multi-family Developments (P-MF)

The multi-family designated site is proposed for development density of no more than 14 units per

acre. The land use will conform to Columbia County Zoning Ordinance for the AR classification.

Detached garages may be developed as a part of the site plan with optional access to such units

provided via service streets.

E. Active Adult Developments (P-AA)

The Active Adult designated sites are proposed for development densities of no more than 4 units per

acre. The site will accommodate attached or detached single family. Up to 20% of the units may be

made available for rent. Detached garages may be developed as a part of the site plan with optional

access to such units provided via service streets.

6. THE VILLAGE @ RIVERWOOD PLANTATION WEST - A TRADITIONAL

NEIGHBORHOOD DEVELOPMENT (TND)

Traditional neighborhood developments are characterized by:

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• Streets for both cars and people

• Generally geometric ",grid" patterns of streets arranged to provide multiple routes of travel.

• A variety of public spaces

• Civic buildings

• Many separate and human-scaled buildings

• Mixed uses and densities

The basic unit of neo-traditional neighborhood development is the five minute walk, or

approximately a one-quarter mile radius (1,320 feet). Within this basic village unit, there is a town

center or park with a central focal point producing a signature public space. The public space is

enhanced by on-street parking, adjoining sidewalks, street trees, small front yards, front porches, etc.

By contrast, the private spaces of the development are located in the rear yards.

Street blocks are generally small, consistent with the pedestrian scale. Automobile parking and utility

services are often provided via service lanes or alleys in the rear of properties. Streets are typically

narrow and virtually all are interconnected with minimal use of cul-de-sacs or turnarounds.

Essential neighborhood services are provided either within or on the edge of the neighborhood.

Besides the central focal point, the area might include a meeting place, a public building, a

neighborhood store and one or more churches. Parking is provided on the street, with the majority of

spaces located to the side or rear of a building. Front building setbacks are purposely set at shallow

depths and buildings are designed to be tall in order to frame the streetscape. The overall

neighborhood area contains a mix of housing types and price ranges, with integrated housing areas

ranging from starter, to intermediate, to high end homes, retirement houses, and detached "granny"

flats. Thus, the traditional neighborhood development is characterized by its diversity, compactness,

and friendly atmosphere.

A. Riverwood Village Guidelines

The Village @ Riverwood Plantation West, a site of approximately 127 acres, is proposed as a

combination of mixed residential and non-residential uses in a variety of densities consistent with

Traditional Neighborhood Design principles.

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(1) Riverwood West Village Residential

Two residential classifications are proposed:

a. Residential uses on or above the ground level of mixed use retail/ commercial ("live-

work units"). A minimum of 60 such units is expected in the Village.

b. Residential dwelling units at a density of no greater than 12 units per acre. These

dwellings may be attached or detached, and for rent or sale.

One detached garage apartment, cottage, or "granny" flat unit, maintained by the principal owner is

permitted on each lot.

(2) Riverwood West –Private School

A private school may be accommodated within the TND designated areas.

(3) Housing/Congregate Care (Assisted Living)

A Senior Housing Development Site of no, greater than 10 acres is proposed for no more than 25

units per acre. The SH development will also include services typical to a SH complex. This site as

with the others will be integrated into the Village.

(4) The Village West at Riverwood - Commercial and Retail

The Village is designed for a maximum acreage of 127 acres of non- residential uses including

commercial and retail, medical offices, offices, food services, etc.

(5) The Village West at Riverwood - Civic Buildings Guidelines

Several proposed public buildings are anticipated as a part of the Village. The Greenbrier high,

middle, and elementary schools already exist on nearby property, but other public buildings which

could be built might include:

• Community Center/Town Hall

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• Library

• Sheriffs Office/Fire Department/Post Office

• Churches/ Religious assembly

B. The Village West Building Guidelines:

Minimum Lot Size 1000 sq. ft.

Minimum Frontage 16.5 feet

Minimum building setbacks

Front 0 feet

Rear 0 feet

Side 0 feet

Building height 5.5 feet

Parking 1.0 spaces per 500 sq. ft.

Figure 10 Building Height Restrictions

C. The Village at Riverwood - Parking and Guidelines

The overall Village West parking capacity will be considered in reviewing the parking requirements

for any of the components to the Village West. The planning goal is to eliminate large and

unattractive parking expanses. Patrons would park around the Village West and walk to their

destination. Parking requirements for each establishment will be evaluated on an overall, case by

case basis. In general, the minimum parking required shall be 2 spaces per 1,000 square feet,

including on-street and off-street parking. Parking lots are encouraged to be located in the rear of the

buildings, away from the Riverwood West primary streets. On-street parking may be provided as

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necessary or desirable. While the parking requirements for each building will be met, the parking

may not necessarily be contiguous to the site.

Street widths 26 feet, back to back of curb

Right-of-way Public street - 50 feet

Private Street - 40 - 50 feet

Sidewalks 5 feet minimum

Street lighting In the right-of-way

Street landscaping In the right-of-way

D. Village West Building Densities

Village building coverage - 90% - impervious; 10% pervious.

To encourage diversity, ground floor shops and offices and second and/or third floor residences are

proposed, but not required.

Figure 11 Riverwood West Village Typical Street Detail with Street Parking

7. RIVERWOOD WEST PROFESSIONAL OFFICE GUIDELINES

There are several commercial sites (P-1) identified as a part of the PUD. The uses for each site will

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be consistent to those described in the Columbia County Zoning Ordinance. The professional office

district is envisioned as a cluster of villages containing professional and/or medical office uses.

Individual sites should be interconnected with off-thoroughfare driveways and lanes and sidewalks to

emphasize a pedestrian scale and to lessen traffic congestion on the adjacent arterial routes.

Pedestrian walkways should connect all business sites and should follow both sides of the road. The

urban design approach should concentrate on creating villages with an attractive character including

landscaped street yards, parking areas with shade trees, and subdued signage. Adjacent wetlands and

flood plains will be preserved as greenways. The professional areas should blend smoothly with the

residential aspects of Riverwood Plantation West.

Riverwood Plantation West Signage

A uniform signage plan for the entire development is proposed indicating consistency in quality and

materials, consistent with the current Riverwood Plantation signage standards.

All signage in any right-of-way is subject to the review of the Riverwood Plantation West

Architectural Review Board with the exception of traffic control signage.

8. THE ARCHITECTURAL GUIDELINES

The architectural guidelines proposed for Riverwood Plantation West anticipate favoring southern

traditional architectural statements - Colonial, Victorian and Federal. Strict architectural guidelines as

previously established in Riverwood Plantation will be imposed throughout the development to assure

diversity yet consistency, while avoiding monotony in building appearances throughout the site. These

guidelines will be implemented and enforced by an Architectural Review Board.

9. THE PLANNED UNIT DEVELOPMENT (PUD) PLAN

In response to the above stated planning principles the Riverwood Plantation West PUD includes the

following elements:

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• Street System Network of public streets and private ways.

• Residential Neighborhoods of two major density classifications and of varying configurations.

• Professional Office Centers well-landscaped and interconnected with off thoroughfare lanes and

sidewalks.

• The Village West @ Riverwood Plantation West- a traditional neighborhood development area

• Public and Civic Buildings - such as library, post office, churches, sheriff’s office, schools, etc.

• Open Space Areas, connected together.

• Pedestrian and Bicycle Trail System.

The planned unit development concept for Riverwood Plantation West is such that more intense land uses

are arranged within approximately one-half mile of the intersection of Old Washington Road and

Washington Road. The focus of business activities in such a cluster district is consistent with the

Columbia County Growth Management Plan and the Special Area Land Use Study of the

neighborhood adopted by the Planning Commission. A focus of Tract “A” of Riverwood Plantation West

is a mixed-use town center, which is part of a Traditional Neighborhood Development area forming the

heart of this part of the community.

Land uses then step down in intensity from the principal commercial nodes, through a more residential

part of the traditional neighborhood development toward the residential areas to the west, north, and

south. Consistent with the Growth Management Plan, the areas closest to the business center are

envisioned as a higher density residential fringe consistent with a pedestrian scale. Sidewalks should

follow at least one side of each street within these areas.

The following paragraphs give a detailed description of the proposed use of each parcel, including

densities and utility connections.

Parcel 1

Zoning: PTR

Acreage: 10+/-

Parcel 1 is a proposed Residential District of townhome attached/detached units with a maximum density

of 8 units per acre. A 40’ buffer is provided along the proposed collector road (General Woods Parkways

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Road) to the Greenbrier schools. The parcel will be served by public water from a proposed 8 inch water

main along the General Woods Parkway extended from the end of Pond View Drive and sewer service

with gravity lines to a proposed lift station near Little Kiokee Creek and the Georgia Power Easement.

The individual units may require small E/One lift stations, pumping to a private force main to gravity

lines, due to the isolated topography of part of this parcel. This lift station will pump to the gravity line

system within Riverwood Plantation and to the 24 inch truck line on the east side of Euchee Creek. No

detention is required by Columbia County due to the proximity to the flood plains and Savannah River.

Stormwater runoff will be conveyed through the development and released to the flood plain of Little

Kiokee Creek. Sediment basins will be used for all parcels as part of a proper best management practice

(BMP). Access will be provided by the General Woods Parkway near the Greenbrier High School.

Parcel 2

Zoning: PR-3

Acreage: 6+/-

Parcel 2 is a proposed Single Family Residential District (SFRD) wherein the land uses will conform to

the P-R3 requirements as described previously in Section 5 of this narrative. The density of this parcel

shall not exceed 5 units per acre. Public water will be provided via the new proposed 8 inch water line

extension from Pond View Drive. Sanitary sewer service will be provided by means of gravity lines

which will flow to the proposed lift station near Little Kiokee Creek and the Georgia Power Easement.

Detention will not be provided for this parcel as storm water will be released directly into the 100 year

flood plain of Little Kiokee Creek. Access to this parcel will be off of General Woods Parkway.

Parcel 3

Zoning: PR-2

Acreage: 70+/-

Parcel 3 is a proposed Single Family Residential District wherein land uses will conform to the P-R2

requirement as described in Section 5 of this narrative. The density shall not exceed 2.5 units per acre.

The parcel will be served by public water by extending an 8 inch water line from Pond View Drive.

Sanitary sewer service for this parcel will be provided by a new lift station near Little Kiokee Creek and

the Georgia Power Easement. Stormwater will be treated through the use of temporary sediment basins

and discharged into flood plain of Little Kiokee Creek. This parcel will be accessed via General Woods

Parkway opposite of Pond View Drive.

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Parcel 4

Zoning: P-TR

Acreage: 10+/-

Parcel 4 was designated P-TR for its close proximity to the new Washington Road/General Woods

Parkway’s intersection and the proposed commercial parcels at this intersection. The parcel will be served

via a proposed 12 inch water line extension from Washington Road along General Woods Parkway.

Sanitary sewer service will be provided by gravity lines to a trunk line along the east side of Little Kiokee

Creek which will flow to the new lift station at Little Kiokee Creek and the Georgia Power Easement.

Stormwater from this parcel will be treated via a temporary sediment basins prior to release to the natural

drainage way tributary flowing to the floodplain of Little Kiokee Creek. Access to this parcel will be via

General Woods Parkway.

Parcel 5

Zoning: P-R3

Acreage: 9+/-



shall not exceed 5 units per acre. This parcel lies along the southern 570’ of the western boundary of

Lake Cumberland. A 50’ natural buffer will be provided along the boundaries of the property between

proposed tracts and Lake Cumberland. Property will be served by public water provided via the proposed

12 inch line along General Woods Parkway and public sewer with gravity lines. Stormwater from this

parcel will be treated with temporary sediment basins and discharged to the small tributary flowing

through Lake Cumberland to Riverwood Plantation. Access to this parcel will be via General Woods

Parkway

Parcel 5A

Zoning: P-R3

Acreage: 20+/-



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shall not exceed 5 units per acre. This parcel lies along the southern 570’ of the western boundary of

Lake Cumberland. A 50’ natural buffer will be provided along the boundaries of the property between

proposed tracts and Lake Cumberland. Property will be served by public water provided via the proposed

12 inch line along General Woods Parkway and public sewer with gravity lines. Stormwater from this

parcel will be treated with temporary sediment basins and discharged to the small tributary flowing

through Lake Cumberland to Riverwood Plantation. Access to this parcel will be via Franklin Ridge

Parkway

Parcel 6 & 7A

Zoning: P-R2

Acreage: 51+/-

The proposed maximum density of Parcel 6 is not to exceed 2.5 units per acre. This parcel will be served

by public water from the proposed 12 inch water line extension from Washington Road along General

Woods Parkway. Sanitary sewer service will be via gravity lines to the proposed sewer trunk line along

the east side of Little Kiokee Creek to the proposed lift station at Little Kiokee Creek and the Georgia

Power Easement. Stormwater from this parcel will be treated with temporary sediment basins and

discharged directly to natural drainage ways leading to the flood plains of Little Kiokee Creek. Access to

this parcel will be from secondary roads off of General Woods Parkway. This parcel will be connected

via small roads, bike/walking paths to the TND in Parcel 4 and the residential areas of Parcel 7. Natural

green spaces will surround this parcel and buffer it from the TND area and higher density residential area

of Parcel 7.

Parcel 7

Zoning: P-R3

Acreage: 45 +/-

Parcels 7 is a proposed Single Family Residential District wherein land uses will confer to P-R3

requirement as described in Section 5 of this narrative. The density of these parcels shall not exceed 3.25

units per acre. These parcels are separated by a steep drainage way. The parcels will be served by public

water through an interconnected pipe system via the proposed 12 inch water main along General Woods

Parkway. Sanitary sewer service for parcel 7 will be via gravity lines connecting to the proposed trunk

line along the east side of Little Kiokee Creek to the proposed lift station at Little Kiokee Creek and the

Georgia Power Easement. Stormwater will be treated with temporary sediment basins and will be

discharged to the floodplain of Little Kiokee Creek. Access will be off of General Woods Parkway

through Parcel 4 and interconnected road systems between Single Family Residential Districts. An

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additional right in/out access will be provided on Washington Road as previously approved by Georgia

Department of Transportation. If the improvements to Washington Road have occurred prior to the

development of this parcel, a two-way drive may be permissible if sight distances are improved.

Parcel 8

Zoning: P-MF

Acreage: 36.5+/-

Parcel 8 is a proposed Multi-family site complying with the P-MF designation. The density of this parcel

will not exceed 10 units per acre. The parcels will be served by public water through an interconnected

pipe system via the proposed 12 inch water main along General Woods Parkway. Sanitary sewer service

for parcel 7 will be via gravity lines connecting to the proposed trunk line along the east side of Little

Kiokee Creek to the proposed lift station at Little Kiokee Creek and the Georgia Power Easement.

Stormwater will be treated with temporary sediment basins and will be discharged to the floodplain of

Little Kiokee Creek. Access will be off of General Woods Parkway through Parcel 4. If the

improvements to Washington Road have occurred prior to the development of this parcel, a two-way

drive may be permissible if sight distances are improved

Parcel 9A, 9B, 9C, & 9D

Zoning: TND

Acreage: 71+/-

Parcels 9A, 9B, 9C & 9D are proposed TND land uses which will conform to the TND designation as

described in Section 6 of this narrative. These parcels surround the intersections of Washington Road

with General Woods Parkway and Old Washington Road and the intersection of Old Washington Road

and Clanton Road. Old Washington Road is planned to be realigned to match the new intersection of

Washington Road and General Woods Parkway. Detention will not be required for the areas discharging

directly to the 100 year flood plain of Little Kiokee Creek. At a minimum, all TND areas will have

sediment basins installed to treat the water and prevent sediment from entering the natural drainage

system of Long Branch, as it eventually flows to the pond in Windmill Plantation. Where necessary

detention basins will be constructed. The property will be served by public water from a county

proposed 20 inch water line extended from Washington Road along Old Washington Road to the

intersection of Clanton Road. Sanitary sewer service will be via gravity lines. Access will be via

Washington Road, the realignment of Old Washington Road, Clanton Road, and General Woods

Parkway. The access locations along Washington Road have been granted by the Georgia Department of

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Transportation through a previously approved subdivision of access plan. Setbacks for the residential

portion will be established at the concept stage submittal for approval by Columbia County Planning

Department based on layout needs

Parcel 10A and 10b

Zoning: P-1

Acreage: 39+/-

Parcel 10 is proposed for use as a Professional Office District. Land use will conform to the P-1 zoning

description described in the Columbia County Zoning Ordinance dated June 01, 1996. Approximately 6

acres will be green space and natural areas. The wetland and stream area running through the center of

the tract will be protected with buffers and natural greens spaces and used as an amenity with walking

trails. The parcel will be served by public water via the existing 10 inch line along Washington Road and

the proposed 12 inch line along General Woods Parkway. Sanitary Sewer Service will be provided by

internal gravity lines which may connect to a proposed lift station or possibly by a proposed gravity line

through Lake Cumberland if the easement can be obtained and then connect to the existing sanitary sewer

lines in Riverwood Plantation which flow to an existing lift station near William Few Parkway and

Riverwood Parkway. The stormwater will be treated via temporary sediment basins and discharged to the

small tributary which flows through Lake Cumberland to Riverwood Plantation and eventually Euchee

Creek. Access will be via Washington Road, the driveway access locations have been previously

approved by the Georgia Department of Transportation and access may also be provided by a drive off of

General Woods Parkway.

Parcel 10C

Zoning: P-TR

Acreage: 13+/-

Parcel 10C is a proposed for use as a Townhouse District with a density not to exceed 8 units per acre.

Public water will be provided to the parcel will by an existing water line along Washington Road. Public

sanitary sewer service will be provided by extending the existing gravity sewer from Windmill Plantation.

The stormwater from this parcel will be detained and released at an undeveloped rate. Access will be off

of Old Washington Road. This parcel is a relocation of P-TR from previous parcels numbered 5, 9E, 5B

and a portion of 23.

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Parcel 11

Zoning: P-R2

Acreage: 11+/-

Parcel 11 is a proposed Single Family Residential District wherein land use will conform to the P-R2

requirements described in Section 5 of this narrative. The density of Parcel 11 will be no more than 2.5

units per acre. A 40’ natural buffer is proposed for the area of this parcel abutting Windmill Plantation.

Public water will be supplied by extending a new county proposed 20 inch water line from Washington

Road along Old Washington Road to a county proposed 16 inch line along Clanton Road. Sanitary sewer

service is planned to flow via gravity lines to the public gravity sewer lines in Windmill Plantation, if

easements can be obtained otherwise, a new proposed lift station will be required to pump to gravity lines

and then to the proposed sewer trunk line along the ease side of Little Kiokee Creek. Stormwater will be

treated with temporary sediment basins prior to discharging to the natural drainage ways flowing to the

tributary creek leading to the pond in Windmill Plantation. Access for this site will be off of Clanton

Road through the proposed Parcel 12.

Parcel 12

Zoning: P-R2

Acreage: 30+/-


requirements described in Section 5 of this narrative. Public water will be extended from Washington

Road via a county proposed 20 inch water line to a county proposed 16 inch water line along Clanton

Road. Sanitary sewer service will be provided as described in Parcel 11. Temporary sediment basins will

be required as this area drains to small drainage ways which flow to the pond in Windmill Plantation.

Access will be off of Clanton Road. Parcel 12 will act as an entryway to set the tone for the residential

Parcels 11, 13, and 18 and prepare drivers on Clanton Road for the General Commercial District at Old

Washington Road and Clanton Road.

Parcel 13

Zoning: P-R2

Acreage: 22+/-

This parcel is proposed as a Single Family Residential District wherein land uses will conform to the P-

R2 requirement described in Section 5 of this narrative. Parcel 13 will have a proposed density not to

exceed 2.5 units per acre. A 40’ natural buffer is proposed for the area of this parcel abutting Windmill

Plantation. Public water will be supplied by extending a new county proposed 20 inch water line from

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Washington Road along Old Washington Road to a county proposed 16 inch line along Clanton Road.

Sanitary sewer service is planned to flow via gravity lines to the public gravity sewer lines in Windmill

Plantation, if easements can be obtained otherwise, a new proposed lift station will be required to pump to

gravity lines and then to the proposed sewer trunk line along the ease side of Little Kiokee Creek.

Stormwater will be treated with temporary sediment basins prior to discharging to the natural drainage

ways flowing to the tributary creek leading to the pond in Windmill Plantation. The parcel will be

accessed from Clanton Road. This parcel will be connected to the TND of Parcel 12 via internal roads,

bike and walking paths.

Parcel 14

Zoning: P-R3

Acreage: 45+/-

Parcel 14 is a proposed Single Family Residential area. Parcel 13 will have a proposed density not to

exceed 3.25 units per acre. Public water will be extended from Washington Road via a county proposed

20 inch water line to a county proposed 16 inch water line along Old Washington Road at its intersection

with Clanton Road. Public sanitary sewer service will be provided using gravity lines to convey the

wastewater to the proposed gravity sanitary trunk line along the east side of Little Kiokee Creek. This

trunk line will eventually flow to the proposed lift station at Little Kiokee Creek and Georgia Power

Easement. Temporary sediment basins will be used to prevent sediment from entering the Little Kiokee

Creek tributary. The stormwater will be discharged directly to the Little Kiokee Creek flood plain.

Access will be off of Old Washington Road. Parcel 14 will act as an entryway to set the tone for the

residential Parcel 15 and prepare drivers on Old Washington Road for the General Commercial District at

Old Washington Road and Clanton Road.

Parcel 15

Zoning: P-R3

Acreage: 30+/-


requirement described in Section 5 of this narrative. This parcel has a proposed density not to exceed

3.25 units per acre. This parcel will be served by public water via the county proposed 16 inch water line

extension from the county proposed 20 inch water line from Washington Road. Sanitary sewer service

will be via gravity lines to the proposed trunk line along the east side of Little Kiokee Creek. Temporary

Page 25

sediment basins will be used to control sedimentation of the natural drainage ways and Little Kiokee

Creek. No detention will be used as the stormwater will be discharged directly to the Little Kiokee Creek

flood plain. Access to this site will be via Washington Road as previously approved by the Georgia

Department of Transportation and the internal road network through Parcel 9B and 14. Green spaces and

natural buffer areas will be used throughout the parcel and along the Little Kiokee Creek corridor and

between this parcel and the more dense commercial areas of Parcel 14 and 9B.

Parcel 16

Zoning: P-R2

Acreage: 12+/-

Parcel 16 is a Single Family Residential District with a proposed density not to exceed 2.5 units per acre.

This parcel will be surrounded by natural green spaces and buffers. Public water will be provided by the

water line extension along Old Washington Road while sanitary sewer service will be provided by the

proposed trunk line along the east side of Little Kiokee Creek. Temporary sediment basins will be used

to control sedimentation of the natural drainage ways and Little Kiokee Creek. No detention will be used

as the stormwater will be discharged directly to the Little Kiokee Creek flood plain. Access to this parcel

will be off of Old Washington Road.

Parcel 17

Zoning: P-R2

Acreage: 31+/-


requirements described in Section 5 of this narrative. The density of Parcel 17 will not exceed 2.5 units

per acre. This parcel will be served by public water via the county proposed 16 inch water line extension

from the county proposed 20 inch water line from Washington Road. Public sanitary sewer service will

be provided by a proposed gravity trunk line along the east side of Little Kiokee Creek. Temporary

sediment basins will be used to control sedimentation of the natural drainage ways and Little Kiokee

Creek. No detention will be used as the stormwater will be discharged directly to the Little Kiokee Creek

flood plain. Access to this parcel will be off of Old Washington Road.

Parcel 18

Zoning: P-R2

Acreage: 35+/-

Page 26


requirements described in Section 5 of this narrative. The density of this parcel shall not exceed 2.5 units

per acre and will be surrounded by natural green spaces and buffers. The property will be served by

public water by a county proposed 20 inch water line from Washington Road along Old Washington

Road to a county proposed 16 inch line along Clanton Road. Sanitary sewer service will be provided by

gravity lines extending to a proposed sanitary sewer trunk line along the east side of Little Kiokee Creek.

Temporary sediment basins will be used to control sedimentation of the natural drainage ways and

tributary leading to Little Kiokee Creek. No detention will be used as the stormwater will be discharged

to existing tributary draining to Little Kiokee Creek flood plain. Access to this parcel will be off of

Clanton Road.

Parcel 19

Zoning: P-R2

Acreage: 181+/-


requirements described in Section 5 of this narrative. This parcel will have a proposed density not to

exceed 2.5 units per acre. Public water will be supplied by a county proposed 20 inch water line from

Washington Road along Old Washington Road to a county proposed 16 inch line along Clanton Road.

Public sanitary sewer service will be via gravity lines along the tributary leading to the proposed sewer

trunk line along the east side of Little Kiokee Creek. Temporary sediment basins will be used to control

sedimentation of the natural drainage ways and tributary leading to Little Kiokee Creek. No detention

will be used as the stormwater will be discharged to existing tributary draining to Little Kiokee Creek

flood plain. Access will be off of Old Washington Road and Clanton Road.

Parcel 20

Zoning: P-R3

Acreage: 35+/-

Parcel 20 is a proposed Single Family Residential area. Parcel 20 will have a proposed density not to

exceed 3.25 units per acre. .Public water will be provided to the parcel will by an extension of the existing

water line from Whispering Pines Way and a connection to the new waterline on Clanton Road. Public

sanitary sewer service will be provided by extending the existing gravity sewer from behind Whispering

Pines Phase I. The stormwater from this parcel will be treated by temporary sediment basin and detention

Page 27

prior to releasing it to the upper end of Long Branch Creek tributary. Access to this parcel will be off of

Whispering Pines Way, Clanton Road and William Few Parkway. This parcel has the following side

setbacks based on lot frontages:

50’ – 5’ Side setbacks

55’ – 5’ Side setbacks

60’ – 5’ Side Setbacks

65’ – 7.5’ Side Setbacks

70’ – 7.5’ Side Setbacks

Parcel 21

Removed

Parcel 22

Zoning: P-R2

Acreage: 212+/-


requirements described in Section 5 of this narrative. A proposed density not to exceed 2.5 units per acre

and the parcel will be surrounded by natural green spaces and buffers. A minimum 40’ buffer will be

provided along the boundary of Windmill Plantation and privacy fences between the two properties may

installed. Public water will be provided to the parcel will by an existing 12 inch water line along William

Few Parkway. Public sanitary sewer service will be provided by extending the existing gravity sewer

from William Few Parkway near Windmill Plantation along the Long Branch drainage basin. The

stormwater from this parcel will be treated by temporary sediment basin. Access will be off of William

Few Parkway, south and east, and possibly Clanton Road.

Parcel 23

Removed

Parcel 24

Zoning: P-R3

Acreage: 39+/-

Parcel 24 is a proposed Residential District with a proposed density not to exceed 4 units per acre. Single

family attached/detached dwellings similar to the Amberly development in Riverwood Plantation. This

parcel will be surrounded by large natural green spaces and buffers along the rear portion of the parcel

(Long Branch) and smaller buffer areas between the other parcels. Internal green spaces will also be used

Page 28

to connect the perimeter natural areas and provide wildlife corridors. Public water will be provided to the

parcel will by an existing 12 inch water line along William Few Parkway. Public sanitary sewer service

will be provided by extending the existing gravity sewer from William Few Parkway near Windmill

Plantation along the Long Branch drainage basin. The storm water from this parcel will be treated by

temporary sediment basins. Access will be off of William Few Parkway.

Parcel 25

Zoning: P-R1

Acreage: 22+/-

Parcel 25 is a proposed Single Family Residential District wherein land use will conform to the R-1

zoning description described in the Columbia County Zoning Ordinance dated June 01, 1996. This parcel

is proposed with to have a density of 2 units per acre or less. The topography of Parcel 25 consists of

extremely steep slopes (25+ percent) requiring larger lots and more of a frontage road for access. Internal

green spaces Public water will be provided to the parcel will by an existing 12 inch water line along

William Few Parkway. Public sanitary sewer service will be provided by extending the existing gravity

sewer from William Few Parkway near Windmill Plantation along the Long Branch drainage basin. The

stormwater from this parcel will be treated by temporary sediment basins. Access will be off of William

Few Parkway.

UC

Parcel UC is an 8+ acre tract acquired by Georgia Power for use as a substation facility. This parcel is

located at the Georgia Power Easement near the Greenbrier High school. Access to this parcel will be off

of General Woods Parkway near the Greenbrier High School.

903 EAST AVENUENORTH AUGUSTA, SC 29841

(803) [email protected]

PREPARED BY:

5863 WASHINGTON ROADAPPLING, GA 30802

(706) 541-1343

PREPARED FOR:

NOTES:1. THE MASTER PLAN WAS PREPARED FROM COUNTY GIS DATA.2. ALL FUTURE LAND USE PARCELS ARE SHOWN WITH CONCEPTUAL BOUNDARIES. FINAL

CONFIGURATION WILL BE DETERMINED AT THE TIME OF REVIEW OF THE INDIVIDUAL DEVELOPMENTSPLANS.

3. OPEN SPACE (RECREATION/CONSERVATION) CORRIDORS ARE SUBJECT TO RECONFIGURATIONPERCENTAGE OF OPEN SPACE WILL NOT BE LESS THAN 25% OF GROSS LAND AREA.

4. ROADS ARE SHOWN AS CONCEPTUAL AND ACTUAL ALIGNMENT OF RIGHT OF WAYS WILL BEDETERMINED AS THE PLAN IS DEVELOPED.

5. WETLAND AREAS HAVE BEEN DELINEATED BUT NOT VERIFIED BY THE US ARMY CORPS OF ENGINEERS.VERIFICATION OF WETLAND LIMITS WILL BE SUBMITTED FOR CERTIFICATION BY THE US ARMY CORPSOF ENGINEERS PRIOR TO PREPARING EACH INDIVIDUAL DEVELOPMENT PLAN.

6. TOTAL AREA IS 1,500 ± ACRES IN THREE SEPARATE TRACTS.