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6 TOWN CENTRE ON MAIN Planned Development District A written description of the proposed Town Centre on Main Planned Development District 600 Main Street North Myrtle Beach, South Carolina June 6, 2016 March 3, 2017

7 TOWN CENTRE ON MAIN Planned Development District TABLE OF CONTENTS SECTION 1: INTRODUCTORY STATEMENT SECTION 2: PROJECT DEVELOPER AND TITLE SECTION 3: MASTER SITE PLAN SECTION 4: DEVELOPMENT DESCRIPTION SECTION 5: ACHIEVEMENT OF DESIGN IDEALS SECTION 6: PUBLIC BENEFIT SECTION 7: RESIDENTIAL REGULATIONS SECTION 8: COMMERCIAL REGULATIONS SECTION 9: MAINTENANCE AND CONTROL SECTION 10: AMMENDMENTS AND ENFORCEMENT APPENDICES Appendix A: Legal Description of Property Appendix B: Master Site Plan Appendix C: Phasing Plan Appendix D: Project Data Appendix E: Mixed-use building elevations Appendix F: Townhome elevations Appendix G: Public spaces pattern book Appendix H: Signage and lighting pattern book Appendix J: Traffic Study Appendix K: Storm water calculations

8 TOWN CENTRE ON MAIN Planned Development District SECTION 1: INTRODUCTORY STATEMENT The Town Centre on Main PDD is envisioned as an urban neighborhood which combines commercial and residential uses on a single 6.35 acre tract of lake-front property conveniently located on Main Street in North Myrtle Beach, South Carolina. The property is currently zoned Highway Commercial. as a PDD. It is the intent of this PDD to create an accessible interconnected pedestrian-driven mix of residential and commercial development which includes single family, multi-family, and neighborhood commercial venues with attractively landscaped spaces and common areas. The development will be phased over a period of several years, as illustrated on the attached Phasing Plan. SECTION 2: PROJECT DEVELOPER AND TITLE The title of this development is "Town Centre on Main". The developer is JM Main Street Development LLC. The term "Developer" throughout this Document will include all subsidiaries and affiliates of JM Main Street Development LLC, and the term will also include any of its successors in interest or successors in title and/or assigns by virtue of assignment or other instrument. The builder(s) for the homes, and the owners and operators of the neighborhood commercial elements within the Project have not yet been identified. Appendix A shows the current survey of the property tract. As shown on the map, there is an existing right of way within the property which will be eliminated, and the revision recorded at the County courthouse. SECTION 3: MASTER SITE PLAN Appendix B shows the Master Site Plan, which depicts all proposed site development and related off-site improvements. The Master Site Plan shall be binding on the Property, and any major departure shall be authorized by amendment only. The controlling Master Site Plan shall negate any contradiction between itself and any other plan, including this PDD narrative. This Project will include various development phases, any one of which may be further developed in sub-phases and which may be developed in any order deemed expedient by the Developer, except that Phases 4, 5, 6 and 7 shall not be built before Phases 3 and 3. The projected build-out schedule for the entire project is seven years. Appendix C illustrates the conceptual Phasing Plan illustrating and likely progression of phases. Actual phasing will be determined by the Developer and is subject to revision throughout the duration of construction. The schedule for implementation of the various phases is dependent upon the pace of sales of each particular phase, with the goal of completion as quickly as allowed by such a process. Appendix D shows a variety of statistical data for the project at each development phase.

9 TOWN CENTRE ON MAIN Planned Development District SECTION 4: DEVELOPMENT DESCRIPTION INTRODUCTION Town Centre on Main is envisioned as an extension of the ongoing transformation of Main Street North Myrtle Beach. Its prime location will encourage increased commercial and recreational activities along the Main Street corridor. Town Centre on Main architecture features regional influences of the South Carolina Lowcountry, and provides an attractive close-to-the-street urban feel while maintaining a friendly, casual resort ambiance. Convenient access to shopping, offices, parks, churches, and the beach will encourage pedestrian traffic. The concept provides extensive pedestrian-friendly walkways within the development and many connections to existing City sidewalks. Town Centre on Main s central plaza adjoins the sidewalk along Main Street and engages the passerby with over 400 linear feet of highly visible and attractive frontage and access. COMMERCIAL SPACE The commercial lease space in the Mixed-Use buildings is located at the ground floor street level, most of which face Main Street, with some facing the adjoining public plaza. Space will be available in a variety of square footages, and will offer desirable settings for a mixture of retail, office, and dining venues. There will be 14,800 19,008 square feet of lease space available. Commercial space is also set aside on the lakefront for a free-standing 3,400 square foot restaurant, which will provide a focal point for the development and a venue for enjoyment of this natural amenity. The restaurant concept includes an open-air lakefront deck for dining, but live music or loud recorded music on the deck will not be permitted. If live music is being performed inside the restaurant, the doors and windows will be required to be closed in order to maintain a peaceful outdoor atmosphere for nearby residences. Trash originating with the restaurant will be placed in a dedicated on-site air-tight trash compactor installed in a screened service area adjacent to the restaurant. Appendix E shows exterior elevations of the Mixed-use buildings. RESIDENCES Town Centre on Main includes a mix of commercial and residential land uses. Residences are offered in both single-family and multi-family format. The single-family residences are 3-story attached townhomes and provide the development with a high-density unit count while still providing private home ownership. There are a total of twenty-six (26) twenty-nine (29) three bedroom 2,553 square foot single-family residences for a total of 66,378 74,037 square feet of interior living space. The multi-family residences are two-story condominium residential units located above ground-floor commercial lease space, and are accessible by elevator and stairs from the plaza level. These threebedroom units are located in the heart of the Town Centre on Main s commercial zone for those who enjoy daily life with a more urban vibe. There are a total of twenty (20) (22) 1,728 square foot condominium residential units, for a total of 34,560 30,816 square feet of interior living space. These twenty twenty-two homes overlook either Main Street or the public plaza adjoining the Main Street corridor, and the buildings containing them conform to the City s Mixed-Use building requirements. Appendix F shows exterior elevations of the townhomes.

10 TOWN CENTRE ON MAIN Planned Development District INFRASTRUCTURE AND COMMON AREAS The various elements of Town Centre on Main are connected by paved roadways and sidewalks which are to remain private and be maintained by the property developer. Parking areas are located strategically throughout the development to serve homeowners and the general public. To help solve an existing storm water challenge, a major storm water overflow line 36 in diameter will replace an existing 24 diameter pipe will be installed connecting the lake to existing storm water lines on Main Street. In addition, the developer will connect Town Centre on Main to the adjacent residential neighborhood by extending the pavement of Pine Avenue from Cedar Avenue to the property line of the development. This connector will include sidewalks on both sides of the street for convenient pedestrian access, and a landscape buffer along the both sides of the street. Service and delivery vehicles will not be permitted to use this connector to the property, but will enter and exit Town Centre on Main via the two Main Street access points. The existing electrical lines in this right-of-way will be relocated underground. The developer will maintain his portion of the lakefront and any existing or future bulkheads within his property boundaries, and will do his part to ensure that the lake remains a healthy and attractive natural amenity for the enjoyment of all. On Main Street, the developer will provide new parallel parking spaces matching those that have been installed in front of commercial properties farther down Main Street. All water and sewer systems within the development will be dedicated to the City of North Myrtle Beach when completed. Appendix G is a pattern book of architectural ideas for common areas. GENERAL BUILDING PARAMETERS The buildings within Town Centre on Main will comply with existing Highway Commercial zoning ordinances with regard to building heights, setbacks, densities and open space requirements. BUILDING MATERIALS The palette of building materials for Town Centre on Main has been carefully assembled to evoke a classic Lowcountry regional aesthetic, while providing a durable and low-maintenance exterior that will stand up to the occasional extreme weather events of the South Carolina coast. The exterior materials include standing seam metal roofing; lapped, shingle, or board-and-batten cement board siding; PVC and cement board trim; brick; pre-finished aluminum awnings; fiberglass doors; impactrated aluminum storefront window systems at commercial spaces; impact-rated windows and glazing at residences; and PVC and/or aluminum railings. All other materials are prohibited from use. The color palette for the development is illustrated on the concept drawings within this package. It consists of white and light pastel colors accented with silver-colored roofing metal and a mixture of black and white accents on light fixtures, hardware, and benches.

11 TOWN CENTRE ON MAIN Planned Development District Appendices E and F show conceptual exterior elevations of the buildings with finish materials labeled. LANDSCAPING The landscape design will be compliant with the City s landscape and zoning ordinances, and will include a mix of regionally sensitive and hardy plant materials arranged to provide buffers to adjoining properties, and to add color and texture throughout the development, contributing to the desired tropical ambiance. The hardscape of the commercial plaza will consist of decorative concrete paving with a variety of textures, and have openings for in-ground trees and other plant materials. The plaza will also feature abundant container plantings with colorful annual plant materials. All plantings will be fully irrigated by an automatic irrigation system. All ground surfaces within the property boundaries will be planted with either plant materials or sod, and be mulched for a completely manicured year-round appearance. The grounds will be regularly maintained by professional groundskeepers. Six-foot high stucco-finish masonry walls will be installed along property lines of the adjoining residential neighborhoods. At the rear property line, the developer shall invite comment from abutting property owners as to whether the existing natural vegetation is agreed to be an adequate and preferable alternative to the wall. Along the specific shared property lines where such consensus is achieved, the wall may be modified and/or omitted, according to the individual agreement struck. Such agreements shall be written and signed by both the developer and abutting property owner, and recorded with the project covenants, and provided to planning staff during sitespecific development plan review. Appendix G illustrates architectural treatment of various exterior plazas and public spaces which are in keeping with Town Centre on Main s aesthetic. The Developer commits to maintaining the decorative water fountain in the plaza fully operational at all times. SIGNAGE Signage will consist of a variety of tasteful graphics for the branding and identification of the development and its contents, aimed at both pedestrian and automobile traffic within and outside the development. The various signage concepts are illustrated on the pattern book pages of this package. The main development sign adopts a low-slung neighborhood entrance format while using materials that also invoke the desired urban aesthetic, including masonry, metal, and tasteful internal LED graphics in a contemporary style. Individual lease space tenant signage consists of both building face-mounted and bracket-mounted signs for visibility of pedestrians and automobile traffic. The graphics will be unified with a single contemporary font that contributes to a modern urban aesthetic. Street identification signage will further the custom graphic theme, and traffic signage will be DOT compliant. Appendix H illustrates various signage and lighting treatments applicable to Town Centre on Main.

12 TOWN CENTRE ON MAIN Planned Development District SECTION 5: ACHIEVEMENT OF DESIGN IDEALS It is the goal of the designers of Town Centre on Main to incorporate the highest ideals of urban design, rewarding the public with a rich living and working experience. Below are our thoughts on how Town Centre on Main has achieved those ideals. The land uses within the development are highly compatible with adjoining properties. Most of Town Centre on Main s single-family residences are located along the banks of the lake, adjacent to the existing single family neighborhood on Cedar Avenue and opposite a street of single-family residences on First Avenue South. The commercial areas of Town Centre on Main are concentrated along the Main Street frontage, which is a well-established and heavily traveled commercial artery. The siting of buildings does not block views from existing buildings or create negative environmental effects on surrounding uses. Connections to the existing adjoining neighborhood is made using an existing right-of-way extending Pine Avenue onto the Town Centre on Main site. Use of this route minimizes disruption of the older established neighborhood and seamlessly transitions from existing to new development. While traffic will undoubtedly increase on Cedar Avenue, the Pine Avenue extension is close enough to Main Street to keep most of the traffic from penetrating very far into the existing neighborhood. Architectural design elements in Town Centre on Main are an assembly of regional influences such as large roof overhangs, low-sloped metal roofing, lapped and shingled siding, brick, and regional plan materials. These materials are of the highest quality and are carefully placed to extend the local historic design traditions of the Carolinas. Access to and through Town Centre on Main is made with abundant pedestrian-friendly sidewalks and promenades, as well as a simple and intuitive street layout that allows for effective motorized and bicycle traffic. Sidewalks and streets connect in many locations to existing arteries and walkways, offering a variety of pedestrian and wheeled access, and extending the Main Street experience in new and interesting ways. Town Centre on Main is conceived as an example of new urbanism, which emphasizes mixed-use planning principles intended to recreate the stimulating juxtaposition of activities and experiences found in urban settings. To that end, Town Centre on Main includes individual buildings that mix uses vertically, while placing single-family residences in close proximity to commercial and multifamily residences. The result is a walkable community with a variety of exterior and interior experiences that create a well-rounded and stimulating living environment. Commercial venues within Town Centre on Main are patterned after pedestrian friendly town center models rather than typical car-centric shopping centers fed from high-traffic highways. The commercial areas are accessed by foot from parking areas that are purposefully upstaged by the surrounding buildings and pedestrian rights-of-way. Town Centre on Main offers a variety of housing price ranges based on the variety of single and multi-family residences available for purchase. The price of individual units will vary significantly depending on specific location within the development as well as size of the units. All units will offer the same level of quality construction and design found throughout the development. It was a specific goal of the designers to create a simple yet effective circulation path through the development that would require reduced traffic speeds and provide an intuitive understanding of

13 TOWN CENTRE ON MAIN Planned Development District how to get in and out of the development. Street layout and traffic-calming devices ensure that there are no opportunities for automobile traffic to attain speeds dangerous to pedestrian or bicycle traffic. The development of the site will incorporate the latest thinking with regard to environmentally responsible means and methods of construction and sustainable living. This is accomplished by maintaining a comfortable level of open space, use of natural filtering for storm water control, incorporating permeable paving systems, maintaining water quality in the property s lake, supporting Santee Cooper s Green Power program, and the use of recycled and recyclable materials. Each residential and commercial unit is less than 500 feet from a public green space that includes a gazebo, barbeque facilities, a practice putting green, and a walking path for people and pets. Attractive outdoor vistas are plentiful throughout the development, which will encourage walking and exercise by residents and visitors. SECTION 6: PUBLIC BENEFITS Town Centre on Main offers several important public benefits: The developer will install a new 36 diameter storm water outlet from the existing lake to the City s main storm water line in order to correct a problem with lake water management. An access A twenty-foot wide drainage easement through the property will be deeded to the City for purposes of maintenance of this new infrastructure. The developer will be a major contributor to the ongoing maintenance needs of the lake on the property, and will share expenses with adjoining property owners for needs that arise in keeping the lake a healthy and attractive asset for the community at large. Off-site Development Agreement: As part of a formal Development Agreement with the City for offsite improvements, the The developer will construct a paved street extension to Pine Avenue in an existing public right-of-way from the adjacent neighborhood to the Town Centre on Main property. Sidewalks and landscaping will be constructed on both sides of the street. This new infrastructure will be an aesthetic and practical asset to the community by providing increased pedestrian and vehicular connectivity to and through Town Centre on Main, and by helping to reduce dependence on access to the development directly from Main Street. Also as part of the formal Development Agreement, the developer will construct new parallel parking spaces along Town Centre on Main s Main Street frontage. These parking spaces will be designed to match the parking spaces farther down Main Street to help unify and extend the aesthetic begun with the Main Street renewal efforts. Some of the parking spaces shown on the Master Plan will be sub-divided into two halves to allow use by either a single automobile or two golf carts or motorcycles. Town Centre on Main will include housing that will be affordable to a variety of income levels, helping to create a healthy mix of residents in the community. The Developer will contribute $1, per dwelling unit to the City of North Myrtle Beach to help defray costs associated with the additional beachfront parking demand created by the residents of Town Centre on Main. Town Centre on Main will provide an ideal use for a piece of property that could easily be obtained by someone else for the purpose of building storage units or some other activity that would not make optimal use of a prime and highly visible location. Town Centre on Main will become an iconic destination for North Myrtle Beach, providing an anchor to the ongoing development of Main Street

14 TOWN CENTRE ON MAIN Planned Development District and demonstrating the City s commitment to fresh thinking, while improving the quality of life for City residents. Temporary Uses: Uses located on Town Centre on Main sidewalks, driveways or streets will be temporary in nature, will not be located within an enclosed structure, will not provide services generating uncollected trash or resulting in possible pollution or of nuisance to the development s aesthetic qualities. However, nothing in this paragraph should be construed to prohibit activities associated with art shows, fairs, farmer s markets, festivals, outdoor music performances (except as limited in the restaurant narrative), or the like; or to temporary uses such as jugglers, food and beverage carts, kiosks, carousels, artists, fun runs, and other seasonal uses, when: 1. the non-business-related unenclosed structures are no larger than twelve (12) feet square, and shall remain in place no longer than the duration of the temporary event, subject to approval of the City where required. 2. any single temporary use does not remain in place longer than four (4) months unless prior approval has been obtained from the City. 3. written permission is obtained from the Developer and appropriate permits are obtained from the City prior to the commencement of the temporary use. SECTION 7: RESIDENTIAL REGULATIONS The residential neighborhood regulations applicable to the single family homes portions of Town Centre on Main shall be included in a set of restrictive covenants. There will be a corresponding set of covenants in place governing the private residences and commercial lease spaces in the mixeduse buildings. SECTION 8: COMMERCIAL REGULATIONS The commercial regulations applicable to the Commercial portions of the Project shall be included in a set of restrictive covenants applicable to all commercial areas as a master declaration, or applicable to each commercial area individually, or both. SECTION 9: MAINTENANCE AND CONTROL The Developer will maintain or provide for the maintenance of the property within the PDD, including any private roadways, pathways and driveways. The Developer's maintenance responsibilities and restrictions will cover the private rights-of-way, driveways, landscape areas, trees, parking areas, pathways, walkways, open space, common areas, buildings and other features of the development as appropriate under this Document, applicable City Zoning Regulations and Subdivision Regulations. Upon execution and recording of the declarations of conditions, covenants and restrictions, and/or the master deed for any particular building, the foregoing responsibilities shall be assumed by the applicable POA. SECTION 10: AMENDMENTS AND ENFORCEMENT The Developer will record the approved ordinance in the public records of Horry County and return two (2) time-stamped copies to the City of North Myrtle Beach. Expansions and further amendments to this PDD shall not be permitted without review by the Zoning Administrator and approval as prescribed by the City of North Myrtle Beach Zoning Regulations.

15 TOWN CENTRE ON MAIN Planned Development District APPENDIX A Legal Description of property

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17 TOWN CENTRE ON MAIN Planned Development District APPENDIX B Master Site Plan

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20 TOWN CENTRE ON MAIN Planned Development District APPENDIX C Phasing Plan

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23 TOWN CENTRE ON MAIN Planned Development District APPENDIX D Project Data

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25 TOWN CENTRE ON MAIN Planned Development District APPENDIX E Mixed-use building elevations

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28 TOWN CENTRE ON MAIN Planned Development District APPENDIX F Townhome elevations

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31 TOWN CENTRE ON MAIN Planned Development District APPENDIX G Public Space Pattern Book

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34 TOWN CENTRE ON MAIN Planned Development District APPENDIX H Signage and lighting pattern book

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