Wednesday, June 25, 2014
Trip generation summary
Heitman, the new owner of The Boulevard in Mount Pleasant, has submitted a development impact assessment for The Boulevard Phase II.
The Chicago company recently made an investment on behalf of their client by means of the purchase of the 5.95-acre mixed-use development fronting on Coleman Boulevard from the original developer, Beach Development.
According to the impact assessment, which will be presented to the planning commission, in less than one year since the grand opening of this mixed-use project, The Boulevard boasts 84-percent tenant occupancy to date and they continue to sign leases at a very impressive pace of approximately 35 per month.
Heitman intends to expand The Boulevard by developing the 1.993-acre adjacent parcel at the intersection of Pherigo Street and King Street as The Boulevard Phase II.
The property is currently zoned Areawide Business and lies within the boundary of the Urban Corridor Overlay District and is designated Urban Corridor on the Town of Mount Pleasant Comprehensive Plan Land Use Map.
Heitman intends to develop a multi-family residential expansion to consist of a maximum of 105 apartment units, six surface parking spaces and 311 structured garage parking spaces on the 1.993-acre parcel as part of the overall cohesive development plan for The Boulevard project.
The additional parking garage will serve to provide parking for residents of The Boulevard Phase I and their guests as well.
All amenities in Phase I and Phase II of The Boulevard are shared and only one leasing and management office will serve the overall Boulevard project
The proposed residential buildings will front primarily on Pherigo Street and King Street. The buildings will comprise 80 percent of the overall frontage on Pherigo Street and King Street and will envelop the proposed structured parking garage located in the center of the site to comply with the structure parking requirements.
The proposed structured parking garage for Phase II not only provides more than adequate parking for the proposed 105 residential units, but also it provides an opportunity to enhance the onsite parking for the overall Boulevard development by offering a surplus 159 parking spaces.
The main vehicular access to the project will be from Pherigo Street via a private internal access street incorporating 45-degree angled parking, 8-foot sidewalks and street trees.
Strong pedestrian connection points are planned to provide ample access to The Boulevard Phase I, Coleman Boulevard, and the adjacent residential streets from The Boulevard Phase II expansion to maintain cohesion of the overall Boulevard development.
The Boulevard Phase II expansion is intended to continue the cohesive development plan of The Boulevard Phase I; the residential density limitations are not applicable to this project since it is part of a larger mixed-use development plan that complies with the following requirements;
– The project size is in excess of 4 acres
– The project contains workforce housing units in the amount of 15 percent of the maximum base density.
– A dedicated, contiguous public gathering space, open space or improved park area with a minimum area of 4,000 square feet will be provided.
– No new curb cuts off Coleman Boulevard will be constructed
Construction on The Boulevard Phase II expansion will begin in early 2015 and will require approximately 12 months to complete.
The project will be subject to review through the Town of Mount Pleasant’s Design Review Process. As such, modifications to the site plan are expected as the design evolves through the Design Review Process and to ensure compliance.
The subject property is a 1.993-acre parcel that was previously used as a South Carolina State Highway maintenance facility with maintenance sheds, storage areas and parking areas. These facilities still remain on the subject property. The site does not contain any fresh water wetlands.
The property contains one historic 33-foot live oak tree located on the western portion of the site and six other significant trees. According to the assessment, the developer plans to use its best efforts to save as many trees as possible. Due to the urban nature of the proposed multi-family project, approximately two of these trees are proposed to be removed.
Approximately 75 percent of the apartment units are planned to be one bedroom and efficiency loft apartments and the remaining 25 percent are planned to be two-bedroom, two-bath units. Solid wastes generated by the development will be collected at the existing refuse compactor on The Boulevard Phase I portion of the site (at the Fairmont Avenue entrance) by private collection services.
A dedicated, contiguous public gathering space, open-space or improved park area with a minimum area of 4,000 square feet was provided as part of The Boulevard Phase I development.
This contiguous open-space area is 4,200 square feet and is located at the intersection of Jabbers Drive and King Street on The Boulevard Phase 1 portion of the project.
In addition, The Boulevard Phase II site plan shares three pedestrian connections with The Boulevard Phase I to promote cohesion to the mix of uses and amenities between the two phases. These access points include a pedestrian connection to Jabbers Drive to the west, a pedestrian connection to Coleman Boulevard via the paver fire access alley to the north, and a potential pedestrian bridge between the parking garages on the north portion of the subject property. Pedestrian access to Pherigo Street and King Street will be provided as well. The Boulevard Phase II expansion will also include a swimming pool and fitness center. Based on a recent demographic report of The Boulevard Phase I, there are currently only nine minor children on the property.
It is expected at this time that the rental fees for the one-bedroom units, two-bedroom units and efficiency loft units will range from approximately $825 to $2,600 per month and may vary depending upon market forces.