• The proposed project is a single-family detached community with a maximum of 750 homes, or a density per upland acre of 2.2 (well below the industry norm for new projects and considered a low density subdivision by The Urban Land Institute, NAHB “Typical American subdivisions” and published land planning guides).

• We are pursuing Kingsland annexation to provide municipal sewer which allows design efficiency that results in the following:

• An additional common and preserved open space of ±22.5% is proposed, resulting in a total ±37.5% common and preserved open space on the upland acreage. This includes of a voluntary additional marshland buffer of 25-ft which provides a total 50-ft marshland buffer. This is double the state mandated buffer requirement. In comparison, the septic development common and preserved open space is ±15% and the marshland buffer is 25 ft.

• The incorporation of significant community amenities, where otherwise would not be feasible or supported by the new community.

• Camden County’s Unified Development Ordinance allows for 3 dwelling units per acre when municipal utility services are available. In trying to be sensitive to the surrounding area and the specific project site, the proposed density avoids an additional 259 dwellings for the project which is a 25% reduction in density.

• The proposed conceptual site plan is provided in the download section below, and will be continually updated based on community feedback.

• The project will have a range of lots sizes to provide a variety of home styles and architecture. The smallest lot size will be a 40-ft alley loaded lot (intended to be amenity adjacent a small portion of the project), and the largest will be 80-ft and larger. The maximum number of lots for each lot size is detailed in the table below, submitted as part of the Planned Unit Development proposal.

• The anticipated project start date is 2027.

• The resort style amenity package includes a dock, pool & clubhouse, walking trails, pocket parks and active lawns for neighborhood gatherings.

Environmental & Stormwater

• Terracon has provided a summary of the archaeological survey for the property and is provided in the download section below. An intensive Cultural Resource Survey has been completed on the property in accordance with federal and state regulations. A total of 719 shovel tests were excavated on the parcel.

• Four archaeological sites were identified within the project area and consist of low-density (less than 12 artifacts per site) prehistoric scatters of materials. No human remains or evidence of prehistoric structures or burials have been identified within the project area. Two of these sites produced only two artifacts each, and by the current standards would not be considered an archaeological site but would be isolated finds. The remaining two sites produced a low amount (fewer than 12) of artifacts each and were recommended by the surveyors as not eligible for the NRHP (define). All the sites are small in size and considered not eligible for the NRHP.

• U.S. Army Corps of Engineers (USACE) has completed a Delineation Concurrence and Approved Jurisdictional Determination on parcels 119 002 and 119 003. There are defined waters of the United States on the parcel, and are regulated by the jurisdiction of Section 404 of the Clean Water Act. The Approved Jurisdictional Determination is provided in the download section below.

• The FEMA flood map for the property is #13039C0405G, effective on12/21/2017. The majority of the property is in an Area of Minimal Flood Hazard - Zone X.  The flood map is provided in the download section below.

• The approximate site upland acreage is ±337.5 ac

• Approximate area outside of any flood hazard is 225 ac

• Flood Zone X unshaded is 51 ac, Flood Hazard AE8 Zone X is 30 acres, Flood Hazard AE9 Zone X is 31.

• By law, the project must follow the Georgia Stormwater Management Manual, ensuring that post-development stormwater discharge rates do not exceed pre-development flows. The Stormwater manual can be downloaded here.

Utility Investigations

• Detailed utility studies were prepared by Carter & Sloope, conducted by a licensed professional engineer, to evaluate the existing water and sewer infrastructure and outline the necessary improvements to support a 750-home residential community. The full technical reports are available for download below.

• The anticipated cost for water and sewer infrastructure is approximately $3.4 million. All costs associated with engineering and installation of the improvements will be provided by the developer. Once construction is complete and the improvements are accepted by the City of Kingsland, the infrastructure would be formally dedicated to the City for its use.

Traffic & Road Capacity

• A Preliminary roadway corridor study completed by Thomas and Hutton confirmed that Harrietts Bluff Rd and Sheffield Island Rd have sufficient capacity today to account for the proposed community. The preliminary study is provided in the download section below.

• Thomas and Hutton is completing a detailed Traffic Impact Study to make certain these roadways and impacted intersections can support the increased traffic from the proposed community. The TIS report is provided in the download section below.

• Required traffic improvements will be completed during project delivery in coordination with the City of Kingsland and Camden County.

Sheffield Island Road - Box Culvert

• We share the concern of the community regarding the current state of the Box Culvert on Sheffield Island Road. We are actively working with licensed registered professional engineers who have experience with other bridge replacement in this region to assist in identifying the path to improve and/or repair the crossing.  

• After we complete the required engineering work and research to identify a) if there is an engineering problem with the crossing, and b) what the appropriate solution would be if required, then we are committed to working with the County on installing the identified solution during project construction.

Fire & Life Safety

• Ingress & Egress: Georgia law (GAC – Subject 120-3-3-.04(e)) requires two separate entrances to the proposed subdivision. At full build-out, we propose at least five (5) entrances to the community in our current land plan.

• As identified during our utility assessment studies, the current water line in Sheffield Island Road has inadequate pressure, with a calculated flow at 20 psi of 660 GPM. The state fire flow requirement is 1,000 GPM. We have identified a solution to resolve this issue and will undertake this improvement as part of the community development. The full technical reports are available for download below.