US Highway 17 and Nelson Road, Little River, SC 29566
Additional Location Information:
The subject is located on U.S. Highway 17 at Nelson Road in Little River, South Carolina. This property is found in along the eastern coast of the United States in Horry County. See maps and photographs of property in attached Phase 1 ESA.
Description of the Proposed Project [24 CFR 50.12 & 58.32; 40 CFR 1508.25]:
The proposed transaction will allow for the new construction of River Oaks Village Apartment Homes, a 30-building, garden style project containing 190 units and located in Little River, SC (Horry County). The property will be contained on a single site, approximately 28.30 acres. Site control is evidenced by the several deeds resulting from the land purchases. The development site is zoned MRD-3 - Multi-Residential District Urban Density and is a legal conforming use. The site is generally flat with gentle slopes, and is heavily wooded. The Subject is located approximately 3/4 mile from the South Carolina/North Carolina state line, in the Myrtle Beach market and Little River submarket. The submarket has not had any new market-rate construction in over a decade, and only two properties have been built in the overall market. Thus, there is a pent-up demand for new product. Accordingly, rents have exhibited steady growth since the end of the recent recession, including a 3.0% growth rate since March 2015. Adjacent uses include single-family residences and two shopping centers, including Little River Village with anchor tenants Food Lion and Family Dollar, a gas station, car wash, and several retail and restaurant pad sites. Wal-Mart has submitted planning documents to Horry County for the development and construction of a new neighborhood store across US-17 from the Subject. Church and regional medical facilities are available within 21/2 miles of the site. Two golf courses abut the Subject: Village at the Glens to the southeast and Heather Glen to the east; while four other golf clubs and courses lie within two miles of the Subject along Ocean Hwy. Myrtle Beach Yacht Club, a marina accessing the Intracoastal Waterway, is located about 11/2 miles to the southwest, also on Ocean Hwy.
Does this project involve over 200 lots, dwelling units, or beds?
No
Yes (Consult early with the Environmental Clearance Officer (ECO), who is required to sign off on this project if it requires an Environmental Assessment)
Statement of Purpose and Need for the Proposal [40 CFR 1508.9(b)]:
Program execution under 24 CFR 221, subparts C and D as authorized by the National Housing Act (12 USC 17151)
Existing Conditions and Trends [24 CFR 58.40(a)]:
The proposed development will be located in Little River, SC, within Horry County. The market study report defines the PMA as the area bounded as follows (p. 26): SH-22 to the west; the Atlantic Ocean (SC) and Intracoastal Waterway (NC) to the south; Ocean Isle Beach Rd. in Shallotte, North Carolina to the east; and Water Rd., SH-57, Hickman Rd., and US-17 to the north. Horry County is defined as the secondary market area. Little River is included in a stretch of beaches and coastal lands called the Grand Strand, a regional designation including Horry and Georgetown Counties in South Carolina, and sometimes Brunswick County in North Carolina. The Grand Strand has become a major tourist location along the southeastern seaboard, with its primary city, Myrtle Beach, attracting over 17 million annual visitors, generating $7 billion for the local economy in 2014, and supporting more than 83,000 jobs (80% maintained year-round). The Grand Strand is also a regional center of conventions and meetings. The Myrtle Beach Convention Center has over 250,000 square feet of meeting space, able to accommodate groups as large as 10,000 and enough to accommodate 80% of the national convention market. The growth experienced in the region has led to $425 million in planned improvements and upgrades to infrastructure. Completion of several scheduled projects are expected in the next three years, including constructing the Back Gate, a new interchange and overpass at US-17 and SH-707; widening of SH-707, interchange construction at the US-17 Bypass and Glenn's Bay Road; construction of the Aynor Bypass on US-501; and the expansion of SH-31 to SH-707. Finally, construction of the new I-73 is currently in the planning and feasibility stages. When completed, this road will provide direct interstate access to the Grand Strand. Work is already underway in nearby states, including West Virginia, Virginia, and North Carolina. The highway itself is completed as far south as a few miles north of the South Carolina border near Bennettsville, North Carolina. When completed, the route will run roughly parallel to the state line on the South Carolina side.
Maps, photographs, and other documentation of project location and description:
2-3A_PhaseI (1).pdf
Determination:
Finding of No Significant Impact [24 CFR 58.40(g)(1); 40 CFR 1508.13] The project will not result in a significant impact on the quality of human environment
Section 221(d)(4). Mortgage Insurance for new construction or substantial rehabilitation of Multifamily Rental Housing - profit-motivated sponsors
Estimated Total HUD Funded, Assisted or Insured Amount:
$24,632,400.00
Estimated Total Project Cost [24 CFR 58.2 (a) (5)]:
$29,657,891.00
Compliance with 24 CFR §50.4, §58.5 and §58.6 Laws and Authorities
Compliance Factors:
Statutes, Executive Orders, and Regulations listed at 24 CFR §50.4, §58.5, and §58.6
Are formal compliance steps or mitigation required?
Compliance determination
(See Appendix A for source determinations)
STATUTES, EXECUTIVE ORDERS, AND REGULATIONS LISTED AT 24 CFR §50.4 & § 58.6
Airport Hazards Clear Zones and Accident Potential Zones; 24 CFR Part 51 Subpart D
Yes No
The project site is not within 15,000 feet of a military airport or 2,500 feet of a civilian airport. The project is in compliance with Airport Hazards requirements. See attached Phase 1 ESA for documentation.
Coastal Barrier Resources Act Coastal Barrier Resources Act, as amended by the Coastal Barrier Improvement Act of 1990 [16 USC 3501]
Yes No
This project is not located in a CBRS Unit. Therefore, this project has no potential to impact a CBRS Unit and is in compliance with the Coastal Barrier Resources Act. See attached Phase 1 ESA for documentation.
Flood Insurance Flood Disaster Protection Act of 1973 and National Flood Insurance Reform Act of 1994 [42 USC 4001-4128 and 42 USC 5154a]
Yes No
Based on the project description the project includes no activities that would require further evaluation under this section. The project does not require flood insurance or is excepted from flood insurance. While flood insurance may not be mandatory in this instance, HUD recommends that all insurable structures maintain flood insurance under the National Flood Insurance Program (NFIP). The project is in compliance with Flood Insurance requirements. See attached Phase 1 ESA for documentation.
STATUTES, EXECUTIVE ORDERS, AND REGULATIONS LISTED AT 24 CFR §50.4 & § 58.5
Air Quality Clean Air Act, as amended, particularly section 176(c) & (d); 40 CFR Parts 6, 51, 93
Yes No
The project's county or air quality management district is in attainment status for all criteria pollutants. The project is in compliance with the Clean Air Act. See attached Phase 1 ESA for documentation.
Coastal Zone Management Act Coastal Zone Management Act, sections 307(c) & (d)
Yes No
This project is located in a Coastal Zone, but it has been determined to be consistent with the State Coastal Management Program. The project is in compliance with the Coastal Zone Management Act. See attached Phase 1 ESA for documentation.
Contamination and Toxic Substances 24 CFR 50.3(i) & 58.5(i)(2)]
Yes No
Site contamination was evaluated as follows: ASTM Phase I ESA, ASTM Vapor Encroachment Screening. On-site or nearby toxic, hazardous, or radioactive substances that could affect the health and safety of project occupants or conflict with the intended use of the property were not found. The project is in compliance with contamination and toxic substances requirements. See attached Phase 1 ESA for documentation.
Endangered Species Act Endangered Species Act of 1973, particularly section 7; 50 CFR Part 402
Yes No
This project will have No Effect on listed species because there are no listed species or designated critical habitats in the action area. This project is in compliance with the Endangered Species Act. See attached Phase 1 ESA for documentation.
Explosive and Flammable Hazards Above-Ground Tanks)[24 CFR Part 51 Subpart C
Yes No
Based on the project description the project includes no activities that would require further evaluation under this section. The project is in compliance with explosive and flammable hazard requirements. See attached Phase 1 ESA for documentation.
Farmlands Protection Farmland Protection Policy Act of 1981, particularly sections 1504(b) and 1541; 7 CFR Part 658
Yes No
This project does not include any activities that could potentially convert agricultural land to a non-agricultural use. The project is in compliance with the Farmland Protection Policy Act. See attached Phase 1 ESA for documentation.
Floodplain Management Executive Order 11988, particularly section 2(a); 24 CFR Part 55
Yes No
This project does not occur in a floodplain. The project is in compliance with Executive Order 11988.
Historic Preservation National Historic Preservation Act of 1966, particularly sections 106 and 110; 36 CFR Part 800
Yes No
Based on Section 106 consultation there are No Historic Properties Affected because there are no historic properties present. The project is in compliance with Section 106. See attached Phase 1 ESA for documentation.
Noise Abatement and Control Noise Control Act of 1972, as amended by the Quiet Communities Act of 1978; 24 CFR Part 51 Subpart B
Yes No
A Noise Assessment was conducted. The noise level was acceptable: 62.5 db. See noise analysis. The project is in compliance with HUD's Noise regulation. See attached Phase 1 ESA for documentation.
Sole Source Aquifers Safe Drinking Water Act of 1974, as amended, particularly section 1424(e); 40 CFR Part 149
Yes No
The project is not located on a sole source aquifer area. The project is in compliance with Sole Source Aquifer requirements. See attached Phase 1 ESA for documentation.
Wetlands Protection Executive Order 11990, particularly sections 2 and 5
Yes No
The project results will impact on- or off-site wetlands. An 8 Step Process has been completed. With mitigation, identified in the mitigation section of this review, the project will be in compliance with Executive Order 11990.
Wild and Scenic Rivers Act Wild and Scenic Rivers Act of 1968, particularly section 7(b) and (c)
Yes No
This project is not within proximity of a NWSRS river. The project is in compliance with the Wild and Scenic Rivers Act. See attached Phase 1 ESA for documentation.
See appendix for compliance with Housing Requirements. See attached Phase 1 ESA for documentation.
ENVIRONMENTAL JUSTICE
Environmental Justice Executive Order 12898
Yes No
No adverse environmental impacts were identified in the project's total environmental review. The project is in compliance with Executive Order 12898. See attached Phase 1 ESA for documentation.
Environmental Assessment Factors [24 CFR 58.40; Ref. 40 CFR 1508.8 &1508.27] Impact Codes: An impact code from the following list has been used to make the determination of impact for each factor.
(1) Minor beneficial impact
(2) No impact anticipated
(3) Minor Adverse Impact – May require mitigation
(4) Significant or potentially significant impact requiring avoidance or modification which may require an Environmental Impact Statement.
