Daycare, townhouses planned at this Beaufort intersection. Why neighbors are worried
A major mixed-use subdivision with townhouses and a daycare center, planned along one of Beaufort’s busiest roads, is being described as “great” by the developer. But neighbors aren’t sold.
A five-story, 300-unit apartment project was originally proposed, said developer Sam Levin of Whitehall Point Holding, but he couldn’t make that work. So instead he’s moving forward with plans for 39 upper-end townhouses and slightly less expensive duplexes, mostly for older people. The housing would front Oak Haven Road, which may be extended to Ribaut Road.
“We believe this is a great use,” said Levin, noting that the townhouses were patterned after townhouses on Daniel Island.
The project, which is in its early stages, will be located at Ribaut and Allison roads across from Beaufort Memorial Hospital. The effects of its multiple parts on the surrounding properties, Levin says, will be “benign.”
Levin has agreed with Beaufort Memorial Hospital to move its employee parking on Ribaut Road next to a new 4,800 square-foot commercial daycare center on Allison Road that would serve hospital employees and their children. The daycare, he said, would be subsidized by the hospital.
Moving the hospital’s parking would open up space for new retail on Ribaut, Levin said.
Three two-story buildings, which would include retail, restaurants, business and medical offices, would front both Allison and Ribaut roads.
Those who live nearby are worried the “infill” project will increase traffic and water run-off. They’re urging city officials to gather more details before approving it, and they’re proposing some changes to make it better.
Tim Wood, who lives nearby, said the project would add “a lot of water to the area,” which sits in a low spot. He said the Metropolitan Planning Commission, which considered the project Dec. 20, should wait until a traffic analysis is completed before moving ahead because he views the sketch plan as “digging the footings for the foundation.”
“Get it as close as you can to the sketch pad so we don’t have to go through a lot of rigmarole as it’s being developed,” Wood said.
Levin, the developer, said the low-lying property drains 16 acres around it, but a new drainage pond will drain into a new stormwater line that’s planned on Allison Road.
“We are solving a problem,” Levin said.
John Warley, who lives on Oak Haven Street, says he anticipates increased traffic on newly extended Oak Haven and Battery Creek, because motorists will want to avoid long lines at the Ribaut and Allison roads junction. “Oak Haven, he said, will be “a whole different order of hassle once that road goes in.” Instead of extending Oak Haven, Warley suggested, put in a cul-de-sac.
“Traffic calming features,” which are measures such as raised roadbeds to reduce or slow traffic, are planned, Levin said.
Concerns also were raised about trees being removed. “Landmark” live oaks along Ribaut would be preserved within a planned park, Levin says, and care will be taken to preserve as many trees as possible throughout the property.
The MPC approved a sketch plan 6-0. Levin can now proceed with more specific design plans. The project still needs approval by the Design Review Board and the city’s Technical Review Committee.
MPC also is asking to see the plans again once they contain more specifics. And members want the developer to consider not extending Oak Haven through the entire property. A traffic analysis also is required before the project moves ahead.
