A new regional shopping center will bring nearly a quarter-million square feet of retail space to Bluffton and sit atop a site exposed for years to toxic materials by a commercial printing shop.
But the proposed shopping complex will also bring traffic. The development, currently dubbed Bluffton Gateway, will also attract an estimated 11,400 vehicle trips to the corner of US 278 and SC 46.
A study commissioned by the developer, Jaz Development, shows that of 11,400 daily two-way trips per weekday, 222 will be during morning peak hour and 1,084 will occur during afternoon peak hour.
The proposed shopping center site spans about 66 acres at 34 Bluffton Road and called for a rezoning last year. To the north lies Fording Island Road and the Crescent residential community.
The property is also home to a “significant” wetlands system, according to a county staff report. That didn’t seem to pose a problem, however, because “the majority of uplands are adjacent to the street frontage, thereby allowing for maximum preservation of wetlands when the site is developed.”
The shopping center will contain nearly 222,000 square feet of commercial retail space, including two large anchor businesses. It is expected to be open by late 2015 or early 2016.
Addressing the new stream of traffic the shopping center will create, a July 2012 study conducted by SRS Engineering of West Columbia proposed a variety of ways to manage the thousands of vehicles, such as adding lanes in various places.
The report states: “Based on discussions with county staff, there are no currently planned/funded roadway improvement projects that will be completed by the time this development is operational.”
More than a year later, that does not appear to be the case. The county has expressed no concern about the impending traffic increase and is preparing the area for motorists.
Beaufort County spokeswoman Joy Nelson said a traffic signal at SC 46 has already been put in place. She said the new road connection to Red Cedar Lane is not yet built but will be ready by the time the development is complete.
“There are many things the county has done to fix the traffic situation in Bluffton,” she said in an email. “Widening Hwy 278 and extending Bluffton Parkway are just two. This shopping center ultimately could bring new jobs and industry to Beaufort County, and that is always a positive.”
County records show four parcels would be used for the shopping center. Owners are listed as PAHH Development, S.C. Public Service Authority (Santee Cooper), and Georgia McCulloch of Hilton Head Island.
PAHH’s land, the former Mister Label site, was in operation for 40 years. It’s described as only 5 acres of the approximate 66 acres. The rest of the land was never developed.
For years, the former Mister Label property was used for commercial printing, where toxic chemicals were used and stored. A voluntary clean up proposal is pending between the S.C. Department of Health and Environmental Control and Jaz of Roswell, Ga.
Repeated attempts to reach Jaz were unsuccessful. The public has until Aug. 14 to submit comments to DHEC on the clean up plan proposed by Jaz, which would allow the Georgia company to acquire the land as a brownfield and reap Voluntary Cleanup Activity Tax Credits.
The public may provide written, email or telephone comments through Aug. 14 regarding the proposed environmental clean up plan. Contact Jerry Stamps, Project Manager, email stampsjm@dhec.sc.gov, 803-898-0927, or Alex Fulmer, email FulmerWA@dhec.sc.gov or at 866-576-3432. Written comments should be directed to either staff member at SCDHEC, 2600 Bull St., Columbia, SC 29201.