Board of Zoning Appeals - Regular Meeting

The pledge of allegiance to the flag of the United States of America and to the republic for it stands one nation under God indivisible with liberty and justice for all. Uh this would be the time when we adopt the agenda for the day staff. Do we have any changes to the agenda? Yes, sir. We would like to move the recognition of outgoing commissioner Albert Mueller to follow the approval of the minutes. Okay. Does anyone object to that reordering of the agenda? Okay. Then I may I have a motion to approve the agenda with that change? Commissioner Cordis, seconded by Commissioner Hens. Any discussion? All in favor, please raise your right hand. It's unanimous. Okay. Uh we have minutes from two meetings. One is our regular meeting from February 19th. Everyone's had a chance to review those. If there aren't any questions or uh changes, is there a motion to approve? Uh Vice Chair Campbell, seconded by uh Commissioner Dubois. Any discussion? All in favor, please raise your right hand. It's unanimous. Then there was the special meeting that was called on March 3rd. Those minutes were also included in your packet. Any additions or changes or is there someone would like to move approval? Move approval by Commissioner Devos, seconded by Vice Chair Campbell. Any discussion? All in favor, raise your right hand. Okay. Uh this would be a time when we would like to recognize outgoing Commissioner Albert Mueller. Mr. Mueller, could you meet me at the podium here, please? Mr. Miller, on behalf of the town of Hilton Head Island, I'd like to thank and commend you for your service to the community through the work of the

planning commission for these last two years. Your work, you worked hard to understand the issues and asked thought, insightful questions when we were considering planning commission business. You also engaged in useful dialogue on key issues and brought a unique perspective to our decision-making process. We thank you for your dedicated service. Wish you much success in all your endeavors in the future. Thank you so much. Thank you. Here you go. Appreciate that. Good to see you. Okay. Next, we go to unfinished business. This is an item that's carried forward from our February 19th meeting. uh when it was deferred from that time, it was Commissioner Hens's recommendation that come back to us at this meeting and we focus just on the changes that we don't go through the entire presentation all over again. So unless I hear a commissioner who wants to hear the entire presentation, I'm going to just ask the staff to focus on the changes. It's a presentation we heard on February 19th. Is that all right? Fine. Okay. Thank you, Missy. Good afternoon, planning commission. So, uh before you today is an amendment uh to consider, uh a change to our open space and pathways within major subdivisions. Um and forward a recommendation to town council. staff is recommending approval of the amendment. And yes, uh this was discussed at a public hearing in February. And um the front part of the memo here discusses what uh we considered and what is uh recommended for changes in the set that's before you today. Um there was a

section 165104 B2 that is outlined here below. This section was proposed to be struck in the prior draft and it was indicated that um we should look into whether or not we should keep this selected text. The text states that the provisions of this section shall apply to any minor subdivision, five or fewer lots creating lots for residential development that's expanded onto adjacent parcels. So the total number of lots in the subdivision is greater than five. And that's pertaining to open space uh requirement applicability. And again, it was proposed to be struck in the previous draft. Um, and the language states that the open space standards for all of uh open space requirements apply to major subdivisions within section B1. The subject language in B2 states that open space standards also apply to minor subdivisions that are expanded to over five lots beyond the current subdivision limits and adjacent to. The LMO already has a designation that an expansion in this nature is considered a major subdivision. So it is not necessary to retain the language under this particular paragraph. However, there is no harm in keeping the language. So we are we are recommending that it remain within the proposed amendment set. And so you'll see that this is no longer proposed to be struck in the draft that's before you. The next section that we discussed at the last meeting was pertaining to right below that section C3 within the same section that pertains to open space. This paragraph um was added to ensure that common open space is identifiable through design elements or recreational amenities. The previous text said or other means approved by the official to be incorporated in the overall design to ensure that open space is visually identifiable. Um and rather than including an exhaustive list of possibilities,

um it did anticipate a reasonable level of discretion. Um but we we reread that particular section and added what's underlined here that including but not limited to and then list some of those um instances uh that would be required for how we designate um uh open space. So um the language then in total has been changed to say common open space must be visually identifiable, distinguished by elements including but not limited to signs, fencing, landscape buffers, trail systems, pools, sports facilities or grass lawns. And the last area that uh we were looking at is related again to common open space section D2. Um and and it's this particular section. Um there was question as to the reasonable rules and regulations portion of this particular regulation. Um for instance um certain recreation areas like pools or ball fields may have specified hours or days open for its use. There could be age restrictions on certain types of playground equipment etc. We believe that this section should be retained to ensure that these types of common open spaces remain qualified to satisfy the requirements meeting the the requirements in this common open space for major subdivisions. So we reviewed um the question that was raised should we either revise or remove the subject to reasonable rules and regulations and we believe that this text should remain unchanged. So that is the overview of the changes that we were um that you all uh required us to go back and take a look at and um and they are included within the text amendment draft as referenced in this particular section of the staff report. Are there any questions? Don't forget to

activate your mics if you have a question, but any questions of Missy while she's here. Did did staff address the concerns that came up last month adequately that we're prepared to move on? I move to approve. That would move to recommend to town council approval. Okay. Uh second by commissioner why commission discussion or questions? All in favor? Uh that's you hear. It's not a public hearing. I we could open it to public comment, but we had the public hearing on this already. Is that correct? That's correct. If there's anybody wanting to offer public comment, we could take it at this time. Yes, Mr. Williams. Good afternoon, Miss Whe gentlemen. Chester Williams, you'll recall that I did have some comments that I made at the last time this came before y'all, and I'm puzzled as to well Get subject to reasonable rules and regulations right there. Who's whose rules and regulations? Is it the town's rules and regulations? Can't be because all those rules and regulations need to be in the code. So what rules and regulations are there that you're referring to? you know, I'd suggested that you include a phrase, you know, promulgated by any applicable owners association because typically that's where those rules and regulations come from. And it's not like people don't know those rules and regulations because those sorts of rules and regulations promulgated by an owner's association have to be recorded over in the Bua County Courthouse in the public land records. And often those regulations

will say if you're delinquent on the payment of your assessments, then you can't use the recreational areas. You know, someone could point to this and say, "Hey, well, the the code says I can use them because they're common open space and everybody." So, it doesn't hurt at all to be specific about what you're what you're getting at. And if that is what you're getting at, then it ought to say that. If that's not what you're getting at, then tell us what it is that you're getting at. Um, on a couple pages back further, page 16 of 25 down at the bottom. M, did y'all change the mate to shall in say again, please? It still says may. Okay. Um, that last the the incorporation of sidewalks shall meet all other requirements. the official may determine that a sidewalk is preferable over a pathway if that's a that's a discretionary anytime you say may it means the official can do it but doesn't have to do it. You know, a year and a half or so ago, the town went through this huge process of trying to take out all the discretionary authorities that the that the staff had, but here it is. You're putting it back in there. If there's a set of criteria that justify the use of sidewalks as opposed to pathways, then the LMO official ought to be required to approve that there. So that may in that sentence ought to read shall um and then on the following page it say the language doesn't the language is just kind of silly. It is it would connect seamlessly. What's what's the it in two, three, and five? It would be very easy to say the sidewalk shall

because that's what you're dealing with here. And that's what I would suggest you do. Thank you. Those are the main issues I have. Thank you. The point is if you're going to it's better to do it right than to do it fast. Thanks. Thank you, Mr. Williams. Uh I note that the word reasonable appears in the Elmo many times and I believe it's there to give flexibility in certain situations. Uh so I believe this this is a reasonable this is may as opposed to shall know doesn't refer to reasonable. Thank you. Um we've already voted so let's move on to the next item. Let me see. This would be um sorry uh under new business uh consideration of STDV 001544 2024 public hearing for the application from Leander Canic, owner of 11 Yaka Drive to name a street off Yaka Drive. And so I would like to open the public hearing on that particular uh item and ask Joe Fister to give this the staff report. Hi. Hello. Joha Fister, deputy fire chief. I am presenting on um Yucka Lane, which we are proposing to name a new access that's loc located off of Yucka Drive. Um Yaka Lane will provide direct access to five homes on that piece of the parcel. And just for reference, the existing Yaka Drive is located off of Fish Hall Road. uh staff is recommending that the planning commission approve the application based upon the review criteria that's outlined in the LMO and um was enclosed in your staff report. Um this is the area. So this is

Fish Hall and then this is the um area that is being developed. Um, the proposed street name, Yaka Lane, was chosen to maintain consistency throughout the neighborhood. The other names that were proposed were not similar and were not associated with the current street name that's in there that is recommended in criteria D. So um this is currently this is Yaka Drive and then it has been brought around to create the horseshoe and then Yuck which Yaka Drive already exists. Um but Yucka Lane was uh a comes off of that and so we that is the piece we are proposing to name so that we can give addresses and as you can see we've laid out the addressing for um both Yaka Drive and Yucka Lane and um we do it so that the numbering is different. So Yucka will get the 300's and Drive will get the 100s and 200s. So that it is differentiated even though they share the the same part of the name. And as described in the staff report, the street names have been vetted and they meet the criteria that was set out in the LMO. So if anyone has any questions, I will be happy to answer them. Any questions? You've all seen the written material and heard Joa's presentation. Any questions of Joha at this time? Uh, Commissioner Hs. Um, I think I've said this before and so I I hesitate to say it again. It's kind of boring, but there's so many names, possible names. It It's so confusing because I don't think most people know a name by whether it's a

road or a street or a court. They just know it by the the name of the road. And and I think if you're going to have a different road, you just ought to have a different name um just to make it uh clear to to the using public that what street you're going on versus parsing it down into the second name, the the lane, the road, the drive. And but you know if if the fire department doesn't have that issue then then I guess I wouldn't have that issue either. And generally yes I try to um look at that um finding something that is amanable to the applicant and then also meets the criteria of staying consistent in naming it. so that in a neighborhood they go together. So trying to find something else that would go with yaka um was there was nothing in their proposal for that. Um and so in order to to make it so that it is distinguishable that is why we have gone to making sure that the addresses are not duplicated on both of the streets. So, you know, when we're looking at it from a mapping and responding standpoint, we know that the 300s are at the very back and the other numbers. Um, we did have situations previously where they did use the same name with different endings, but they re they use the same numbering. So, that is confusing. And we've tried to rectify that when somebody wants to keep a name the same. Okay. If there aren't any other

questions of commission, this would be a time that anyone from the public who would like to speak to us on this topic, now would be the time to come forward. Do I see anybody who wants to talk with us about this? I do not. So, I'll close the public hearing and open it back up to commission discussion. Um, it comes with a recommendation to approve. This is this our action would be to approve the the naming of this street, not to recommend it to someone. So, this would be We have a motion. So move move to approve by commissioner hence supported by vice chair Campbell. Any uh discussion? All in favor of approval is unanimous. Thank youa. Thank you. Okay. Okay. The next item would be public hearing for the consideration of an ordinance to amend title 16 of the municipal code, the land management ordinance to the residentialbased zoning district standards for R12 moderate to highdensity residential district and the workforce housing program to include the Elmo sections that you see listed on your agenda. This would be time I think where uh Ben Brown is going to give us a presentation on that. Welcome, Ben. Thank you, Mr. Chairman. Thank you, commissioners. I'm Ben Brown. I'm the town's director of strategic initiatives and I've been very involved with the North Point initiative since 2022 for for almost three years now. And I will before Missy uh provides the staff reports, I'll provide some background information on key events that led us to today and led us to these two applications. I'll also talk about the development agreement, the goals of the development agreement and some of the key roles of both of our development partner as well as the town of Hilton Head. I like this slide here just because it shows the property. We're right here on Jarvis Creek, but this is

the North Point property right right on Jarvis Creek. It's a beautiful site. I know we've been talking about this for almost three years now, so we all know where the property is. But here's the North Point property, which is just west of the US Post Office, right next to Jarvis Creek. Marsh Point Apartments are to our north. The Coastal Discovery Museum is to our south, and we are less than a mile from the school campus. And this property was originally acquired by the town in the uh late 1990s. And this property was acquired from SC DOT. SCE DOT acquired the property to help facilitate the construction of the Cross Island Parkway. And this was also listed in the Hilton Head Plantation master plan as identified for future development. But when the town acquired it, the existing zoning at the time was uh O office uh I think it was office uh light commercial law. And then other events that have led us to today is back in 2019, the town adopted the uh workforce housing strategic plan which outlined several strategies that the town should implement in collaboration with the private sector. If we remember back, this was when we were talking about things like commercial conversions, uh, density bonuses as well as public private partnerships. And then in 2020 and 2021, that's when the D town adopted policy incentives to encourage the construction of workforce housing. And in 2022, in February of 2022, the town council held a workshop to discuss workforce housing. the town manager and assistant town manager uh both facilitated this workshop in close

collaboration with the council and they talked about these various incentives the the bonus densities the commercial conversion and some of the questions were asked is we have these great incentives why aren't we bringing new workforce housing units to market and it was also discussed that the workforce housing strategic plan talked about public private partnerships but up until this point the town hadn't advanced a public private partnership. So, all of the town's land holdings were evaluated and the North Point property because it had already been developed as a commercial subdivision back in the late 80s was a site that could be redeveloped for workforce housing. And in April 1st of 2022, that was following this meeting, but that's when the town prepared a request for qualifications to support the proposed North Point location. That was the town's help wanted sign to look for potential development partners that had considerable experience in finance, planning, housing, etc. that could help make this development a reality. The what the town found is that there were 10 firms that were interested in working with the town. And of those 10, the uh North Point public private partnership housing advisory committee reviewed those 10 proposals and advanced uh seven of them and ask those seven firms to provide full development proposals. And what was found is that uh all seven proposals brought different qualities, but there was one company in particular, One Street Residential, that was selected as a finalist because of their land planning, their ability to finance the project, their target of the island's essential workforce, plus they have a history of 35 years of successful projects in mixed income and affordable development. But that's how we began uh

really working closely with One Street Residential. We have Brendan Bar here today who's a senior manager with the company and and he and his team have worked closely with the town over the last few months and years. Uh the North Point committee, I have to give a special thank you to the North Point uh workforce housing committee. They have worked very closely with me, with the town manager, and with staff and have helped give us direction on getting to this point. And what we did is we invited one street to the island and we visited various locations on Hilton Head. We went to the Boys and Girls Club. We went to Island Wreck. We looked at the uh Palmetto Village development that was developed by Sea Pines. And it helped us really get an a better understanding of each other. But most importantly, it helped the One Street team better understand whom they would be developing for, whom they would be serving on this island by meeting with the island wreck, meeting with the Boys and Girls Club, and getting to know their know folks on the island. That was really helpful. As we solidified the partnership, uh, the North Point committee and I traveled to the Atlanta area and we visited communities that were both developed and managed by the the One Street team. This helped us better understand their construction. This helped us better understand their property management as well as their their company culture. Then on uh in September of 2023, the mayor and town manager announced One Street Residential is the town's preferred development partner. What this meant is that the RFP had been awarded to One Street. At this point, we really began uh negotiating and structuring the development agreement. Ultimately, on June 18th of 2024, town council authorized the town manager to execute the North Point workforce housing development agreement. And that's why we're here today. Part of what that development agreement re illustrates is the responsibilities of

the town as well as the responsibilities of the development partner. One of the town's responsibilities is to submit an application to support the use, the density, and the development standards to advance the development agreement. That's why we're here today submitting an application for a zoning map amendment as well as associated text amendments. In September of last year in 2024, uh we began discussing this at a workshop with town council and we spent we the staff have spent a lot of time uh studying the island and figuring out what is the appropriate land use for this property. We know that it was originally a law office and light int light a light commercial zoning district, but then when the town bought it in 2014, the town reszoneed the property as well as several properties on the island to the the parks and recreational zoning district. And the parks and recreational zoning district has certain requirements on it. So we had to look at a zoning use that supported North Point as well as development standards that supported North Point. and we looked at various zoning districts. RM12 was ultimately selected as the most appropriate district. The height supports the 45 ft maximum height. There are other zoning districts on the island like WMU waterfront mixeduse, but has a much higher height and a higher density. But when we look at the development agreement, and I'll show you in just a minute, but what we've done is we've calibrated this site. We studied this site to see what would fit on the property. Through some preliminary due diligence, we were comfortable that the site could accommodate neighborhood scale at about 150 to 170 uh multifamily apartments. But it wasn't until the development agreement was executed that we could really dive into site design to see what the site could yield, what was the capacity of the site while maintaining neighborhood character.

Neighborhood character is really functional open space. neighborhood character is a combination of heights. It's not all threetory buildings. It's threes, twos, down to ones. And it's it's it's paying close attention to the way the site is laid out, the way the site functions, as well as the long-term sustainability of the property. We've discussed the scope of this project at length over the last couple of years, but it's 11 acres of town land. It's exactly 11.337 acres. It's located close to the schools. It's located relatively close to the hospital, to two fire stations, to several jobs on the island. This will be an energyefficient, sustainable neighborhood with high quality architecture, high quality construction. The site will yield approximately 160 rental units consisting of one, two, and threebedroom apartments. I can tell you today we have studied this site and it will yield, we believe, 157 uh units and that's 157 units, one of which will be an apartment, a two-bedroom apartment for a full-time on-site property management property manager. So, and these will have amenities and programming that prioritize the well-being and quality of life of our residents. We'll have the on-site property management. We'll have a community building with high-speed internet, pool and outdoor communal spaces with grilling, pavilions, seating and playground, walking trails, indoor and outdoor fitness stations, a community garden, laundry appliances within each individual unit. But I I re I mention this because these are class A market rate amenities. These are not the type of amenities you would generally envision in say something that was a traditional just affordable housing. And we're able to do this in partnership with One Street Residential and by the town contributing land through a

long-term ground lease, by the town contributing the million-doll ARPA grant. And I'll I'll mention a little bit more about that in just a minute. Workforce affordability. We heard loud and clear from the community that North Point should serve the folks who work or will work on Hilton Head Island. This is serving Hilton Head Island's workforce. So these are teachers, first responders, health care providers, hospitality workers, and a whole lot more. But what we've identified through a considerable due diligence is that the island's essential workforce falls between approximately 60 and 150% of the Buer County area median income. And whenever I hear the AMI, I always I like to see charts that help me better understand that, better calibrate that to to Hilton Head. But we think in terms of people, and I'll show you a slide in just a minute that helps illustrate the wide mixed income ranges that we can target between 60 and 150%. And with at least 50% of the households earning between 60 and 80% of the AMI. So this is true mixed income. There will also be affordability covenants on the property. We have entered into a development agreement, we the town with a 65-year ground lease, but it was important to the North Point Housing Advisory Committee that this property stay a workforce neighborhood in perpetuity. So, we'll also record covenants on the property. So, at the end of that 65 years, it it doesn't just become market rate. This will be a workforce housing community forever. This is the AMI chart, but I like to share this because when we look at 60% up to 150%. When we think in terms of a family of of three, but this

is this is true mixed income. This is 57,000 a year up to almost 144,000 a year. And I just think of myself when my wife and I, we started our careers on Hilton Head about 25 years ago. Um, we had a combined income of about $50,000. I know at the time we paid about $1,000 a month in rent. We thought that was a heck of a lot of money at the time, but but we were able to pay our bills. And this chart helps us understand who could qualify to live at North Point. This is based on the 2024 AMI, which will be updated in May. That's typically when we receive our new numbers. But if you look at this and you just start thinking of different income ranges and I start thinking of a caregiver and a firefighter, where where does that fall on the range? A teacher and a first responder, where does that fall on the range? What if you have one child, two children, but there are several scenarios that can be accommodated by targeting 60 up to 150% of the area median median income. And it's really important to note that at least 50% of the units will fall in this 60 to 80%. So what is our development partners' role? Well, their role is the financing. Their their role is design and permitting. Their role is project management, construction, lease up, long-term programming, and property management. What is the town's role? The town's role is the project vision. This came from town council. The town is also contributing 11 acres of land through a 65-year ground lease. The town is also contributing a million-doll grant that the town received from the federal government. This was CO stimulus money. The town is also responsible for zoning entitlements. That's why we're here

today. As well as the long-term monitoring and and programming support for for North Point. We know that the people will make North Point successful. So, the town has to be involved in the long-term monitoring and program support timeline. We're here today with the planning commission. Uh we're going to talk about the zoning, the RM12. What we found in our development agreement, which was approved in June of last year, is the development agreement says that we are going to accommodate 150 to 170 multifamily apartments with a combination of one, two, and three bedrooms. Now, the de development agreement also says that we are going to study the site and calibrate what fits on that property while maintaining neighborhood scale. And I mention that because we've prepared site plans that could yield 170 units, but that site plan does not protect the neighborhood scale, which I'm going to show you in the in just a minute that we're really proud of. But we have prepared a plan that can yield a 157 units uh with that combination of one, two, and three bedrooms with great amenities that prioritize the well-being and quality of life of the residents. And the 25% bonus for workforce housing uh came from the development agreement. If you take that 11.337 acre site and you multiply that by 15, that's your 170 units. That's where we landed on that. But we know that this site is going to yield just under 14 units per acre. It's going to yield just under 160 units. We also calibrated the site by studying it to see how much of the site will be pvious, how much of the site will be impervious. We know that industry standards for

moderate density, which is up in that 12 to 16 units per acre, we know that that industry standards for for best-in-class development lands about 50%. That's 50% of your site is pvious, 50% of your site is impervious. Well, we're Hilton that island. We want to do things even better than best-in-class. So, we've challenged ourselves. We can get this site down to 55% pvious. And I'm going to show you how in in just a minute. U with this bonus density. This is only applicable to properties in the RM12 district that are located on a major arterial such as William Hilton Parkway, Palmetto Bay that has a minimum lot size of 5 acres. And Missy will talk more about that during her staff report. This will go to the community services and public safety committee in April. It'll go to the town council in May and the final reading and town council is scheduled for uh June 17th. And our goal has been to get through the entitlement, the due diligence, and then all the preconstruction work in this 2025. So, in the summer of 2025, we hope to get through the all the pre-construction. So, we are in a a position where we could break ground as soon as the fourth quarter of this year. So, what does that mean? This is about an 18-month build. Uh, One Street's been doing this for over 35 years. They anticipate releasing the first units in about month 13, month 14. But if we break ground this year, we're looking at folks moving into units as soon as the first quarter of 2027. This is a site and I like to share this because as many of you know I I started my career with the town but then uh went into the private sector and came back about three years ago but I was in started to get involved with this project at the end of June in 2022. In

July, myself as well as other folks on our team uh we began walking the site, studying the site. We identified all the specimen trees, all the significant trees. We also identified all the existing infrastructure on the property. And we started defining our developable envelope. And what we found is that several of the trees on the site, although they didn't rise to the level of maybe significant or specimen, were absolutely beautiful trees. So, we identified those as having to be preserved. We also looked at Jarvis Creek and this parcel 121 right on Jarvis Creek. We want to preserve this site uh in perpetuity as an open space amenity to the North Point community. And we were also able to land plan several areas of functional open space in the property. Uh we have a 50-foot setback and buffer off the property line. I know the LMO allows some levels of flexibility. This development plan does not. We are going to have approximately 100 feet, if not more, and I'll show you in just a minute, a separation from the edge of pavement along William Hill Parkway before you get into the site. And uh I think I' I've lived on Marshall Road for 24 years and I drive by what was the Greystone Lock Apartments or the the Summerhouse uh condos now. And those are three stories in height. Those are set back, but that has that that scale. This also will be well set back. Maximum height of three stories, but it it will blend with nature. And I'll show you the site plan in just a moment. Here is our open space plan. As we continue to study the site, we wanted to have as much functional open space on the site as well. We also want to incorporate as many best management practices on the site as possible. That's included in our development agreement. So we have several bio retention swailes. We have bio retention filtration areas. But these are areas that will collect and

infiltrate storm water. And they're strategically located around the site. They're also built into the site development plan. So this is not a pond at the corner of the property. These are functional open space with native vegetation. And we see the area along Jarvis Creek is all open space. And one thing I point out is we were able to achieve 56% uh open space on the property. That's best practices. That that's that's really an accomplishment. But then I was asked questions is how can we reach 56% open space but be at 50% pvious impervious? And that's because some of our amenities like the swimming pool are impervious. So, we challenged ourselves because we know we wanted to get down to 45%. Why do we challenge ourselves to get down to 45%. Because the existing zoning is parks and recreation. The existing zoning is 45% maximum impervious. That's 55% pvious. So, we looked at all the drive vials. We looked at all of the parking. We know that a dry vial can be as narrow as 20 ft. So we talked with Joha and our team to make sure that we could accommodate the minimums. They said we could. We know with parking lots it's 60 ft. We have 18 ft, 24 ft, 18 ft. So our parking lots were reduced to the minimum. So we're reducing black top. We're reducing urban heat. It's best it's bestin-class development. We also looked at our pathways. Well, we know an asphalt multimodal pathway can be pvious. We're not necessarily going to recommend pvious asphalt for our drive vials, but we know we can do it for our our pathways. Well, this got us down to the 50%. As we continued to challenge

ourselves, we were able to get down to a 45%. One other thing that we were looking at is the connectivity. This is a great site. It's a great location, but as we all know, it's right in, right out. having spent a lot of time personally walking this property and walking over to the school campus which is close. The issue is we have a post office right here. So we've been working with the post office for the last two years and we are in the process of acquiring about 1.8 8 acres of land from the United States Postal Service so that we can provide an access road and safe pathway and connectivity to the school campus. And one thing I've learned about the post office, and we all know the post office has been there since the 1980s. It's been there a long time, but every time it rains, that property holds water. And some of the questions that was asked of me, does it hold water because there's too much black top on the site? Well, from researching the site, the reason it's holding water is because it was developed with no drainage infrastructure in the front of the property. None. Zero. So, when it rains hard, the water sits on the site and over time will eventually infiltrate. But because it wasn't really graded for bio retention swailes, bio retention ponds like we're doing on the North Point track, it it holds water. So what part of our acquisition is that we, the town, are going to install drainage infrastructure on this property. We're also going to incorporate flumes and uh retention swells to collect and treat storm water. So part of this development plan is not only incorporating the North Point site, but it's also improving our our neighbor just to the east. Now, this is my favorite slide,

and I know this is probably meaningful to Brendan and his team as well because this is the first time that we are publicly sharing our um our site plan for North Point. We have months and months into this. We are super proud of it. But I mentioned neighborhood scale. This is a combination of one, two, and threetory buildings. Just to the north, we have the apartments, the marsh point apartments. From studying the the neighborhood, we know that the the apartments are about 35 ft in height. That's two stories. So, we are proposing that all of the buildings along the northern property line are also twostory. And I am really excited within the next 90 days, we're going to bring this back to the planning commission as part of our site development plan review. But this is great architecture. This this is an apartment community that's going to make all of us proud. We also have three-story buildings. We have lots of functional open space, community gardens, walking trails. We're envisioning a a a dog park, yoga garden. And when we squeezed the black top as much as we could, best practices, and we landed at 50% pvious, we were able to get down to 45% by incorporating lots of pvious materials into the site development plan. We're envisioning all of this pvious pvious pvious but again it gives the site lots of areas to absorb and infiltrate water and Missy will go through how this advances several of the needs, goals, strategies of the

comprehensive plan. Missy will conclude with a recommendation asking the planning commission to advance the reszoning and the associated text amendments to town council with a recommendation for approval. But I just wanted to give some really good background information on how we got to this point today. I'm available to answer any questions now. I'll also be available through both public hearings if any questions come up. So any questions of Mr. Brown at this point? Commissioner HS. Yeah, that's exciting. Um, and thank you for a a really good overview. Um, who was the North Point committee? Were they staff and community members or Yeah, thank you so much for asking. It was uh it's three council members as well as uh we have three members of the community today in the audience. We have Mr. Tom Lennox who's who's part of the committee. Um the mayor's been actively involved in the committee. Uh Mr. Kumar Viswanathan is part of the committee. Scott Weirman is part of the committee, but it's the three council members and the uh and the the three community volunteers. The town manager and I have been extremely involved in every aspect of the committee. And I had the opportunity to travel to the Atlanta metro area with the North Point Advisory Committee and look at properties that were developed and managed by One Street. Uh great work. Um, one slide he didn't show is a rendering of what it might look like from the ground level. Is that available yet? It's awesome and I really wanted to show it today. I I don't want to get ahead of the uh design review board, but it's uh I am looking forward to sharing that with with you with you within the next 90 days when we come back for the DPR review. Uh, Commissioner Whe Mr. Brown, this was a wonderful presentation. It really helped me

contextual, you know, visualize where you're going. Um, just if you can go back to the slide that has sort of the parcels laid out, you know, your very last slide, your visualization slide. Yes. I just want to ask a question. Here we go. Yeah. So, um we know one of the parcels was before uh SC DOT, you know, seated it to the town was open space. So, this will was a trust, the hack trust by the Jarvis Creek. So, when you say this is open space, is this open will be open space not to the community, just to the North Point residents? What I've I've reached out to our neighborhood partners and one thing I've mentioned to to the our neighbors to the north at Marsh Point. I believe there's a great opportunity to create connection from this site up into Marsh Point. Okay. Now, we need we need their approval approval to do that. Uh but that's something that the the committee has talked a lot about. We also have connection from the uh multi-purpose trail. Okay. But we're envisioning this as an amenity not just to the uh North Point but also to the community. Now, working very closely with One Street, there are are certain uh requirements that the pool for example would would not be available to anybody other than the uh the res. I'm just kind of curious about the Jarvis Creek frontage and things like that. Okay, great. Thank you so much. You're welcome. Um any other uh commission questions of Mr. Brown? Okay, we'll continue with Missy's presentation, then we will be open to public comment on on this topic. So uh thank you, Mr. Brown. Thank

you. Okay. Oops. All right. Uh, thank you, Ben, for um that presentation. It definitely gives a really great overview of this exciting project. And I will cover the two policy related items. They are both public hearings. The first one is the text amendment and the second one is the zoning map amendment. Uh, my presentations will not be as exciting as Ben's, so bear with me. Um but ultimately uh as as Ben explained um they are the enabling policy pieces that will make that project a reality. So um two important uh potential action items before you. They are both public hearings. Um so I want to make sure that um before we go into public comment that the public hearings are opened. Um so again uh the first item is the that the planning commission hold a public hearing to review and consider a text amendment application that would amend the residentialbased zoning district standards for the RM12 moderate to high residential district and the workforce housing program and forward a recommendation to town council. Town staff is recommending approval of the proposed text amendment. As Ben uh summarized, this uh particular project is um part of our uh town council adopted strategic action plan. Um this text amendment falls within strategy number one, establish a growth management strategy. Um and I'll just read the beginning part to successfully manage increasing and evolving future growth patterns in a manner that will ensure sustainability of the Hilton Head Islands unique character. Um as you are well aware um we are advancing this LMO amendment project through uh two particular separate projects. One is the priority amendments plan and the full

code overhaul. This is one of the priority amendments uh that we are advancing to address an emergent and important issue that cannot wait for the full code overhaul. Um, as Ben indicated, there was a workshop that was held in September where we reviewed a number of the priority amendments of which this amendment text amendment was contemplated to the RM12 district. Um, and it uh was discussed with council at the time that um we would allow workforce housing in the RM12 district, allow up to 25% density bonus for up to 15 dwelling units per acre, allow an impervious coverage increase with the understanding that we would continue to study it. It was uh discussed at 50% at the time of the workshop. Uh require frontage on a major arterial and require a minimum lot size of 5 acres. We introduced this amendment to the planning commission in January. Um at that time the planning commission asked for several items of clarification. One was to clarify whether short-term rentals are allowed within the workforce housing program. Analyze imperous coverage increase from 35% to 45% and then to provide a map of the RM12 properties that meet the criteria that are identified in this density bonus uh text amendment. Um items two and three are are handled in the analysis section of the memo. So I will cover those separately. Um and to address uh the clarification provided in item one, um the workforce housing program was adopted prior to the town short-term rental ordinance. So, while it doesn't specifically reference short-term rentals, um within that existing policy in the occupancy and eligibility requirements, it states that rental unit households shall occupy the workforce housing unit as their sole residence, which means that it could not be used as a short-term rental. So, I just wanted

to make sure that that was addressed. Um, and then again, items two and three will be covered later in this staff report. So, Ben um already explained to you some of these items that summarize part of why we're here today. The the development agreement for North Point um and that this particular text amendment and the um additional zoning map amendment are the two pieces of policy that would create and enable this uh neighborhood in the North Point area. Ben explains the location, the 11 acres that are being contemplated as well. Um, and its location uh related to the school complex, the Cross Island Parkway, um, Boys and Girls Club. So as part of this again effort is to both reszone the property to RM2 which is the next agenda item and then this item is to contemplate the the text amendment to the RM12 district and the workforce housing program. Again, these two actions are complimementaryary and in tandem uh policy actions that are meant to implement uh this particular project. And now I'll just go through the analysis of the proposed amendment. Um all of the text amendments are organized in a table so that they can be followed easily. Um and it identifies those issues that were raised in uh the council workshop back in September with how this amendment addresses those issues. Um so one to allow workforce housing in the RM12 district. Um it is proposed in the text amendment to be allowed or permitted with conditions that means that there are some use specific conditions uh for the workforce housing use. Um the other issue is to identify a minimum lot size of five

acres and frontage on a major arterial. The text amendment uh states that the workforce housing use in Arm 12 shall comply with the following conditions. The property shall be a minimum of 5 acres. The property shall be located on a major arterial in accordance with our street hierarchy section. Um William Hilton Parkway is uh one of the four major arterials that are identified within that street hierarchy table. and to allow a 25% density bonus up to 15 dwelling units per acre and to allow imperous coverage increase. Um the language in the text amendment states that if at least 50% of all units within the development or workforce housing units, the following is permitted. A density bonus of up to 25% above the base residential density standards up to 15 dwelling units per acre. and that there is a maximum impervious coverage of 45%. Additionally, um there's also some questions and review standards that we'll cover uh later in the um staff report, but there was some comparative research that was requested in uh when we met with the planning commission in January. So we looked at um various communities, their maximum impervious coverage allowances for multifamily and some other uh development requirements such as heights and densities. Um, so we looked at uh the city of Charleston, Charleston County, Buer County, town of Bluffton, Kioa Island, Georgetown County, and Surfside Beach and found that uh for multifamily, they have a range of imperous coverage requirements between 50 and 80%. They also have uh various height ranges that were identified uh between 35 and 55 feet in height for those multifamily

developments and then various density ranges as well. So from variable densities or a fourstory limit to um densities of 12 16 or even up to 26 units per acre. Um, so, uh, that's a comparative to what this amendment proposes. And then we also looked at the comparison of impervious coverage within the town's zoning districts, and that's what this table covers. Um, you can see that the impervious coverage uh, requirements range from not applicable and 35% up to 65% and unlimited in the Kgnney Resort District. But I wanted to note that our Kaligny resort district, um, our mixeduse district, resort development district, Cine Circle District, Stony District, and our WMU districts all allow 10 or more dwelling units per acre. Um, it's unlimited in the Cloney Resort District, and they all allow a higher imperous coverage of between 50 and 60% impervious coverage. So even when you look at the um impervious coverage requirements and where we have higher densities, it falls within the range within our existing code. We also looked to some other uh comparative standards and wanted to make sure that um the development pattern and standards that are proposed balance flexibility uh of the density and development standards with design and development priorities such as maintaining open space, ensuring neighborhood scale, preserving trees, and mitigating the impact of impervious lot coverage. So while still allowing and promoting the development in keeping with neighborhood character, other coastal communities that we looked at allow multif family development again between 12 and 16 units and some of those cases showed lot coverage between 50 and 80%.

We also looked at the South Carolina Crant Consortium and they note the limitation of impervious cover as a strategy for low impact development. In their literature, they reference some examples from island communities such as Pauliey's Island and Sullivan's Island, and they mention those communities as incorporating these best practices of between 40 and 50% impervious. And the proposed maximum lot coverage for workforce housing as part of this amendment falls within that range. This map shows the eligible properties that are that are zoned or are planned to be zoned RM12 that meet the requirements of a 5 acre minimum and location on a major arterial. So those three potential properties that could be eligible for this RM12 and workforce housing density program are outlined on this particular map. And then furthermore, we identified some comparisons of the existing uh density and buildout of those other two properties, Palmetto Bay Villas and the Oaks. So, Palmetto Bay Villas, you can see in this chart, is a 5.5 acre site. It's currently developed at 11 dwelling units per acre um and could be up to 60 with the existing program or it's entitled up to 66 units. Um, and then with this particular density bonus could be up to 82, we approximated the impervious coverage at around 45% with an approximate building height of 35 and the number of parking spaces. And you can see we've done the same for the Oaks Villas just to give an idea of those existing sites that could qualify for this potential density bonus program. This amendment applies to new development and will not create any new non-conformities. Um and as with all text amendments, these are the text

amendment review standards. Um items A through F. And the the following uh area covers how this amendment meets those required review criteria. Um item one, it supports economic growth and housing goals as part of the comprehensive plan. It responds to changing conditions by calibrating development requirements with strategic objectives. It addresses a demonstrated housing need. It upholds the intent of zoning regulations by allowing reasonable but limited increases in density and impervious surface when achieving town goals. Ensures higher density workforce housing developments in ARM 12 are located in appropriate locations along major roads on properties large enough to accommodate residential growth. And it considers best practices in coastal communities and the impact of residential density increases. So again, it is staff's recommendation that the that we recommend approval of this proposed text amendment and myself or Ben Brown can take questions at this time. Before we open up to public comment, do we have commission questions of either Mr. Brown or or Miss Luick? Commissioner Why? This is probably more an education thing. When when you talk about major arterials, does that change much over time? The major arterials are identified within our code and they include William Hilton Parkway, Pope Avenue, Pomemetto Bay, and the Cross Island Parkway. And so if we were to amend our code and designate a different arterial, there's there's a definition and criteria for that, but it it is something that is codified in our in our ordinance. There's a major arterial and a minor arterial. Okay. And so ma so just so I understand the process you guys go through. So major arterial is defined through the code and right now there's only four and the process to redefine something like Marshall Road or Squire Pope as a major arterial would go through what kind of process? It would

be a text amendment to the land management ordinance. Okay. Thank you. Other questions? Commissioner Hens. Um, so you you sign a development agreement with One Street Residential. That a development agreement is not a contract. It's just like, okay, we're going to agree to to work together to to make this work, right? Because they they probably without this zoning change, they probably wouldn't have gone into the agreement because they couldn't build enough units to make it to make it pencil. Is that kind of how this works? It is a contract and in the contract it states that the town will submit an application to support the use density and development standards. So it but it is a So this was part of the agreement that that we would try to make this zoning happen. Yes sir. There the responsibilities of the town versus the responsibilities of the development partner. This is one of the key responsibilities of the town is is the entitlement process. And second question, um we anticipate that this will in perpetuity be workforce housing. So why the 65 year lease? Well, this the 65-year lease is just for our development partner. Uh but at the end of that 65-y year lease, the town in 65 years could either renew that agreement, enter into agreement with somebody new, but that that's a term of it. And a lot of that was legal advice we received early on during the negotiations that allows them to get financing, etc. It does. And then there's a question, too. Do you do you want to lease something for for 99 years, 65 years? But that was all part of the vetting process that uh

the North Point committee was very involved with as well as town council. And then last um it it states that a minimum of 50% of the units would be available for 60 to 80% AMI. You could probably say that would be the maximum because you're going to get more rents if it's higher than 60 to 80%. So, I mean that's great, great question because this is an area where the text amendment supports the development agreement, but the development agreement goes a step further. The development agreement states that all of the units are to serve the island workforce. It says you either work or will work on Hilton Head. So, they will have to a future tenant will have to uh show verification of employment on the island or at least an offer letter and then every year they'll have to uh verify that they're still working on Hilton Head. That's for all of the units. But the development agreement also states that at least 50% of the units have to be under 80% AMI. So that's why we have the 60 to 80 than the 80 up. And through a lot of our financial modeling, uh, no surprise, but the higher we go up on that scale, the lower we can go. So when we started looking at different scenarios where we had the experienced nurse and the experienced firefighter who are at the top of that range, how do we serve them? Well, they fall within the 150% but then that also gets us down to 60. Does does that make sense? What would happen is say we have somebody at um below 80%. And they get a raise.

That's that's the goal, right? Then they out earn their 80 and they're able to move into 120 unit and then their 80 and under unit becomes immediately available for a new tenant. Well, once they out earn the 120, then they're up to the 150. Well, we we are working on a ground lease right now that'll provide a graceful transition period for somebody who eventually out earns the community. But I understand uh from some of these programs, not not the Hilton Heads program, but some of these programs, once you qualify, you're in there forever. This this is different. This is to serve the island's workforce within those parameters. So, it's it's our charge then to find housing on the island for those that qualify out of out of this. and and uh so hope that's going to be the next challenge for us. And that not to get outside the scope too much, but this is worth noting. That's where Missy and I get excited when we start talking about Bryant Road and some other opportunities. But but that's the dream. I look at myself and many of my friends, we started our careers on Hilton Head. We rented, we bought our first home, we bought our second home. And uh so it's it's not just serving um somebody in hospitality, which is very important, but it's also serving the future leaders of of HiltNet. It's the the entry level uh planners have a place to live so they can advance in their career. But yes, sir, it's a it's a multiaceted approach. Any other questions? Commissioner Cordis. Uh, so this North Point development is awesome at from my perspective as an architect, it's a class A development. Really, really exciting. My question is really, we're still probably 250 units short of where

we need to be for workforce housing by the town's own assessment that 400 is this target. Are you, and this is conjecture, but are you fairly confident that this amendment is not going to prevent other P3 developers? Is there anything in here we need to consider to make it easier for the next 150 or 100 units to come online in the next 5 years? I I want to keep the ball rolling. I don't want to make this a one-stop let's get North Point done, right? We need more and and and I just want to make sure that this amendment that we're doing doesn't preclude us from doing this again and again and again as we need to. I would say it it it does the opposite of precluding it incentivizes. Part of it is the town went out with this request for qualifications that the committee narrowed that down to seven qualified proposals. thoroughly vetted those seven firms, interviewed each one, asked a bunch of questions, and then entered into ultimately town council entered into a development agreement with our preferred development partner. Well, that development agreement stated that the town would entitle the property. Well, I know early on just through that interview process, uh, some of the development partners get a little nervous. Well, it's zone park now. Yeah, but we're going to entitle it. What's the density? Well, we don't know. Why don't you know? Because we're going to calibrate the site. We're going to figure out what will fit on there while maintaining neighborhood scale. But our partner has done everything that they've promised and the town has done everything that we've agreed to as well. So if anything, I would say this will incentivize other types of partnerships, but there's nothing in that agreement. It's a thick agreement that would preclude uh future public private partnerships. I don't see any others. Okay. Uh let me

start this way with the public comment. Hannah, did we get anybody uh to enter something on this topic through the portal? Not through the portal, but Mr. James, if this applies, can you open the public hearing, please? I Are you sure that this is what he wants to talk about? I don't think this is Can you please open the public hearing? I'm sorry. Yeah, the public hearing is open. I'm sorry. Yes. Yeah. Uh, I commend you guys. I did that job for two and a half years when I first got here. Your job and I know it sucks. Um, I've got some problems with with that area with the um pickle ball. Okay. We got a stop sign there. It was knocked down about four or five times since I've been here since this whole thing started and that bothers me. Uh in addition to that, uh on my way here this evening, somebody was parked next to my mailbox. I couldn't get there. Okay. Then another guy parked right in front of me just sitting there on his phone. Okay. Um and I'm wondering, you know, what's going to happen when when this fade uh this fad fades away? Okay, we put a lot of money in that tennis court originally and we got it done. Okay, other thing I want to say is that the uh the balls I live real real close to that pickle ball court. Okay, and they promised that the balls they would use, we would not be the standard that made that pop kind of uh sign. Okay, sir. I believe you're talking about a topic we're going to consider later. Is this the the old schoolhouse park uh proposed restroom? Yes. Okay, we're not quite there yet. I'm sorry. We We called you up a little bit sooner than we should have. I Sorry,

Hannah. Was there anybody else who wanted We're not We're not talking about the restroom. We're not right now. Okay. But you'll have a turn in just a minute, sir. All right. Thank you. Hannah, nobody else had signed up. So then I will just take take one at a time from the audience. If you come forward, sir, state your name and where you live and recognize that your uh time is limited to three minutes. Sure. Thank you. Uh my name is Gene Zeppel and I live at 28 Goldenhind Drive in HN Plantation. Um I want to say thank you for this opportunity. Love the um openness and the engagement. So it's awesome. Um sir, outstanding presentation. Thank you. It was great. My questions, I know I may not get the answer to my questions, but I at least ask you to consider these questions. Um and I have three. one, this property is very close to 278, and I heard no mention of any uh barrier or fencing or protection for what I presume will be a familyheavy development, very very close to 278, which is very fast. So, I didn't see it. It could have been presented before. If it was, I apologize. I would ask the question. The second question is about um traffic. Um, we all know turning left onto uh Gum Tree or anything in rush hour is horrid. I'm curious if some kind of a traffic study was done. At least 300 cars, I presume, is what the parking is made for. I know most of these people will be um or many of these people will be employed on the island. So, their route may be different, but probably one person in that uh doicile could be off island. So, I don't know if there was a traffic study conducted and I would suggest that at least look at that if it hasn't. And then lastly, um if you look at entering into North Point, there is a a ramp that is not on the main three lanes or two lanes, whatever it is, there's a ramp to

get on, but when you go west, there is no ramp. There is no uh way to get on to 278. You're from stop dead. if there could be installed some kind of a ramp to give people an opportunity to come up to speed. You all know that speed is about 55 miles per hour there, even though it shouldn't be. Um, again, if this was addressed before, I apologize, but it's not on the picture, and I think it's something that I really appreciate when those ramps are are in place. Thank you very much for your comment. Thank you very much. Great job. Thank you. Thank you. Uh other public comment on the topic of the resoning issue. Uh seeing none, we will close the public hearing and bring it back uh to the commission for discussion. Um what is your pleasure? I I have a follow-up question. Could you um do the land plan put it back up here? So because I I remembered I wanted to see that ingress and egress I'll go right to the uh to to the site plan or actually we have a connectivity plan that might help. So So it goes in and out right past the post office. And that's one place. And then the second place is that secondary road that goes right in front of the post office. So two two ways in and out. And I'll show you if I flip here. The westernmost existing curb cut is anticipated to be restricted just for emergency vehicles. and we'll be

back within 90 days for a full site development plan review. But the the primary access is the eastern inn-out and um I can I can uh answer some of the gentleman's questions as well, but I want to make sure that I'm answering answering your questions. And the secondary is going in front of the post office there. That's that's correct. and our town engineer uh Jeff Netzinger, he and his team are studying the the traffic impact from this site development plan. The LMO has different levels that trigger a traffic impact analysis. Although this development doesn't trigger that, we are doing one in house because it's it's the right thing to do and it'll also offer some possible mitigation. But having spent a lot of time in the area um right in right out the primary goal of this access is the safe connectivity to the school campus. Say you were leaving the school you could come down Wilbborne William Hilton Parkway right in if you're headed to the south end of the island right out cross island Spanish wells there. So, even if this generates, and I we're getting a little bit outside of my expertise, but traffic engineers tell me that uh this could generate ballpark um 70 trips per hour during the the most peak period. That's not all coming in and out of of one entryway. And I can tell you from really having observed other apartment communities over the last two three years since I've been involved with this and having uh lived close to the Marshall Road apartments, I've never

seen them stack on Hilton Head. It's it's not a super peak in traffic when you come in and out. It's more spread out. And I'm sure the experts can explain why better than I can, but it's it's not everybody coming and going at the same time. What we're hoping is in the morning most people are taking that southern route to get to work and yeah and folks are working at different times and and we're creating a lot of pedestrian friendly infrastructure on the site uh bike friendly infrastructure pedestrian friendly infrastructure. We're going to have a trolley stop right right on the property. And uh the question about noise is something that we've talked a lot about of One Street having done a lot of development in the Atlanta metro area. Uh noise is nothing new to them and that's something that we've talked about since we first visited the property. But we also wanted to have as much separation as possible from the um edge of the pavement into the site. So you can see we have over 100 ft throughout. We also have a lot of existing trees and vegetation on the property. We're not envisioning a wall. We can do some burming, but the grow the goal is to have a light footprint with nature. It's not to not to put up a a sound wall. And even if we're doing burming, it would it would have to be done in such a way that it did not negatively impact any of the beautiful trees on the property because there really are some spectacular trees along the buffer. as you get into the site, it's there are a lot more pines, but it's because it was already developed several years ago. Does that answer your question? So, Ben, if we if we are to advance our recommendation to to the zoning enabling and then town council agrees with that,

you would be coming back within 90 days with a more specific site plan that has some of these features mentioned today that would would help us understand. We will and the reason I wanted to bring the it's sort of premature to bring a site plan but there's no way for us to tell the story when we share the site plan and we're super proud of the site plan and like I mentioned with the architecture the reason we're not sharing the architecture today is because we we don't want to get in front of the design review. Thank you sir. Yes ma'am. Miss Whey. Thanks Mr. Brown. Um, it is an exciting layout. I mean, you guys blew it out of the park. And again, this may be an education question for me or the general public. Um, so why RM12, not PD safe, for example. What's the advantage of RM12 over because this is fairly you got a lot of amenities. You're going to have, you know, uh, open space and parks and things like that. So, why I don't understand that process? I'm sure a lot of people would help people understand how you got to arm 12. We looked at a bunch of different scenarios. You mentioned the the plan development scenario. If it were a plan development two as an overlay on top of a another zoning district. What we're trying to do is keep this as simple and straightforward as possible and designated to an existing zoning district that could accommodate this development. And what we found was the RM12 was the closest match with the addition of the U bonus density and and calibrating the site development standards. But that's why it was selected. It's it's the closest match. It's very compatible and harmonious with the other adjacent uses, the RM 4 to the north, which could yield as many as 12 units, the post office property. But

then we we even looked at Wu at one point and which didn't make sense. It be it's a waterfront mixeduse district, but we've always said before we knew what the right zoning district was, we always said it has to be neighborhood scale. Well, what's neighborhood scale? Maximum three stories. What does RM12 allow? Maximum three stories. But we also didn't want to have a site development plan that was all three stories that looked monolithic. This has a variety of different building types where it goes up in scale where it goes from that single to three stories and um that's why we needed to calibrate the maximum impervious surface coverage to accommodate that variety of housing types. Okay, great. Thanks. Thank you. You're welcome. Okay, commissioners, any other questions or discussion? Are we ready to somebody to make a motion here? Commissioner Cordis. Sure. I'd like to make a motion that the planning commission forward to town council an approval of the text amendments as presented. Is there a second? Second. Seconded by Commissioner Dwa. Now commission discussion. You ready for the vote? Uh all in favor of forwarding our recommendation for approval to town council. Raise your right hand. It's unanimous. Thank you. Um, next we have consideration of an ordinance to amend the official zoning map with respect to 16 parcels located located on North Point Circle as you can see there. Uh, Missy, do I need to open a public hearing on this? Yes. Then let's consider the public hearing opened and could you give your report, please? So now I'm before you to discuss the zoning map amendment portion of the entitlement

process. It is a request by the town of Hilton Head to reszone 16 parcels um on North Point Circle Drive. We had already shared the location map. Uh again, uh we've outlined where the property is located for this resoning request, adjacent to Jarvis Creek, Marsh Point Apartments, the post office, and located on William Hilton Parkway. This particular development um was identified in the Hilton Head Plantation master plan, which was established in 1984. The North Point property was identified as tract M for future development. And you can see parcel M in the Hilton Head Plantation master plan in the bottom corner with the north arrow. Um it is blown up here. In the late 1980s, this area transitioned into a commercial subdivision and was subsequently acquired by the South Department South Carolina Department of Transportation in the9s to construct the Cross Island Parkway. Between 1997 and 999, the town purchased the property um and included various infrastructure improvements to the stateowned rightofways as part of the agreement. The site is located in the Square Pope historic neighborhood. Um it is a historic Gulla neighborhood. It is also within the town's corridor overlay district. Currently, um this is a resoning that would change this from parks and recreation to the RM12 district. Um there are some added allowable uses and then some uses that would no longer be allowed um from going from parks and wreck to RM12. Uh so the allowable uses add residential uses such as family compound, family subdivision, group living, multif family, um recreational vehicle, single family and workforce housing which is subject to the amendment that you just recommended. And the uses that would no longer be

allowed are cemeteries, open air sales, boat ramp, stocking facilities, and marinas. Again, um this shows the parcel location and the adjacent zoning of uh this particular request. The the green area are the parks and recreation zone properties. The yellow here is RM4. That's the Marsh Point Apartments. Um we also have a Broad Creek Public Service District major utility, which is also zoned parks and recreation here. And uh eastbound is the United States Postal Service which is a government use and it is zoned light commercial or LC. So those are this this particular site and the adjacent zoning. As this is a zoning map amendment, there are requirements. Um the grounds for the amendment have been met. Um there was an application that's included uh within the materials of which uh the town of Hilton Head as the applicant has described how it meets the required review criteria. Um and again what is requested is resoning of these 16 parcels to RM12. There are nine required criteria that have to be evaluated when we're considering a zoning map amendment. There are many slides that go through each of the required criteria, so bear with me as I go through them. on criteria number one alone there are 14 slides. Um so criteria number one um states whether and to the extent to which the proposed zoning is in accordance with the comprehensive plan. There are many references to the comprehensive plan and I will try to be brief but I want to make sure that I cover for the record as this is the public hearing all of the compatibility in in these findings. We have found that the application addresses the comprehensive plan in the following areas. core value, relentless pursuit of excellence. Um, and the goal in the

ideals of excellence is to adopt and pursue our ideals of excellence for Hilton Head Island through several strategies and tactics, continue to provide an appropriate range of uses that accommodate the needs of the community, encourage development and redevelopment opportunities that help Pilton Head Island be competitive and affordable place to live and work. Core value uh revitalizing and modernizing the economy. Goal three under brand to manage evolving economic growth while maintaining Hilton Head Island's unique aesthetic. Several strategies and and tactics include monitor demographics and economic trends to manage emerging growth changes. Monitor trends in housing development and provide housing options that meet market demands. Goal number six pertains to workforce to have a high quality workforce housing through effective incentives. Strategies and tactics include encourage the development of workforce housing through effective incentives, continue to pursue the recommendations from the town's workforce housing strategic plan, identify methods to support construction of new workforce housing by 2024. Um, consider the use of town properties where appropriate for future development projects for land swaps for workforce housing. Review the land acquisition program to determine if a workforce housing component would be an appropriate modification going forward. Monitor changing demographics and trends in housing development to allow for workforce housing options to meet market demands. Continue to educate the public on the potential impact on their daily quality of life that's directly affected by the supply or lack of workforce housing. Core value fostering an inclusive multi-dimensional community. Goal three related to community development states to foster creation of sustainable, inclusive, equitable, and innovative community development on the entire island. Strategies and tactics include continue to implement the recommendations of the town's workforce housing strategic plan. Evaluate opportunities for diversity and housing costs and transportation modes by establishing incentives for

redevelopment of abandoned or underly underutilized spaces. Encourage employer assisted housing programs to entice more employees of various professions, teachers, police officers, firefighters to live within the town limits. Address housing issues by using a systematic approach that integrates economic development, transportation, and land use. Core value, building a connected and collaborative community fabric. Goal two, related to the built environment to promote designs for the built environment that capitalize on our natural beauty and community strengths, reinforcing our unique sense of place. Strategies and tactics include creating incentives and/or public private partnerships for redevelopment with goals of diversity and housing types and costs and types of transportation modes. Goal forward quality of life to foster an exceptional quality of life for residents. Outstanding experiences for visitors and economic opportunity for our workforce. Strategies and tactics include continue to implement the town's workforce housing strategic plan. Core value expanding to embrace an integrated regional focus. Goal two related to workforce to improve and expand opportunities for workforce development and housing on Hilton Head Island and in the region to pursue a regional coop cooperation of public, private, and nonprofit agencies in meeting area housing and workforce needs. Core value innovative approach to create right-sized infrastructure. Goal number six, to promote housing options to meet the needs of all current and future populations on the island. Strategies and tactics include again adopting policies to support the town's workforce housing strategic plan. Continually assess development standards and building codes to encourage to ensure they encourage the development and redevelopment of needed housing. Evaluate and study regulations to require and provide options for interconnection between developments which promotes establishment of neighborhoods and provides safe and convenient access to neighborhood level public facilities particularly schools and parks. Evaluate proposed changes to residential density to ensure they are

appropriate for the character of the area and the neighboring properties. And finally, the conclusions for criteria number one. It was concluded that the proposed resoning along with the amendment to allow workforce housing in ARM 12 is in accordance with the comprehensive plan. The proposed resoning will modify the existing permitted land use to promote housing options and meet the needs of current and future populations on the island and is consistent with the core value innovative approach to create right-sized infrastructure. And also the proposed resoning and Elmo amendment will expand opportunities for workforce development and housing on Hilton Head Island and in the region by adding workforce housing as an allowable principal use consistent with core value expanding to embrace an integrated regional focus. Criteria number two states whether and the extent to which the proposed zoning would allow a range of uses that are compatible with the uses allowed on other property in the immediate vicinity. The findings include that the property is uh it's proposed to be reszoned from parks and wreck to RM12 to allow workforce housing. We stated adjacent to North Point is March Marsh Point Apartments which is zoned RM4 and has 140 dwelling units on the property. Both the RM4 and the RM12 district have the same residential uses. Those include family compound, family subdivision, group living, multif family, recreational vehicle, and single family. The range of allowable uses and densities for multifamily and RM 4 and RM12 are similar in nature. The proposed zoning has similar densities for workforce housing. RM4 allows workforce housing consistent with the proposed amendment to RM12. However, RM4 allows workforce housing residential density bonus of up to 12 units per acre under certain circumstances. And RM12 uh allows up to 12 units per acre. And the proposed workforce housing text amendment that we just considered would

allow a residential density bonus of up to 25% under certain circumstances resulting in up to 15 units per acre. Although the North Point density under the reszoning in Elmo would allow a greater density than the neighboring Marsh Point, the site has direct frontage along William Hill Parkway and significantly less water frontage along Jarvis Creek, making it more suitable for increased density from a land use and compatibility and environmental standpoint. The United States Post Office is adjacent to the site is in the LC zoning district which allows workforce housing by commercial conversion um and is permitted with conditions. So in conclusion um criteria 2 um will allow uses that are compatible with existing neighboring uses allowed on other property in the immediate vicinity. The proposed zoning will add the following land uses that we've described. family compound, family subdivision, group living, multif family, recreational vehicle, single family, and workforce housing. Criteria three is whether and the extent to which the proposed zoning is appropriate for the land. The findings include that the property was once part of the Hilton Head Plantation master plan and identified for future development on Hilton Head Island. It was previously subdivided and developed with supportive infrastructure and North Point Circle Road. Utilities have been in installed on the site. The site has direct access to William Helm Parkway. The North Point Tract is located on William Helm Parkway near Gum Tree Road. It's close to jobs, schools, community services, and public facilities. Nearby are the hospital, fire stations, medical offices, boys and girls club, the school campus, island recreation center are located within the vicinity. Again, this application proposes a reszoning from parks and recreation to RM12 to allow for workforce housing. As proposed in the

text amendment, a density bonus of up to 25% is permitted in RM12 if at least 50% of units within the development are workforce housing. And it's concluded that the proposed zoning is appropriate for the land in accordance with the code. the allowable uses. An increase of density to ARM 12 and associated amendments are appropriate based on compatible nearby land uses, availability of utilities, infrastructure, and historic planning for the area. Criteria number four, whether and the extent to which the proposed zoning addresses a demonstrated community need. In the staff report, we found that the workforce housing strategic action plan suggests the island should set a goal to facilitate constructing 200 new um housing units annually for 10 years. The comprehensive plan suggests the town attracts and maintains a diverse and multi-dimensional residential population providing a competitive live work option. Comprehensive plan also suggests the town continually adapt the core values and comprehensive plan to meet the needs of the present and the future. The application is integral to the North Point Workforce Housing Development Agreement, which is dedicated to advancing the workforce housing framework on Hilton Head Island. And the proposed resoning will expand opportunities for workforce development and housing on the island and in the region by adding workforce housing as an allowable principal use consistent with core value, expanding to embrace an integrated regional focus. The application proposes North Point will provide housing as Ben explained. Um the project will target households earning between 60 and 150% of the area median income with at least 50% of the units reserved for households earning between 60 and 80% of the area median income. And it will ensure long-term affordability through covenants guaranteeing the units remain accessible to the island's workforce in perpetuity. The resoning would provide appropriate

modifications to the zoning designations, land use regulations to meet our community needs while maintaining island character as identified in our plan. And we've concluded the resoning would fulfill a demonstrated community need. The proposed resoning would allow workforce housing to ensure long-term affordability through covenants, guaranteeing that units remain accessible to the island's workforce in perpetuity. Criteria five states whether and the extent to which the proposed zoning is consistent with the overall zoning program as expressed in future plans for the town. The findings include that this application is again integral to the work North Point workforce housing development agreement which is dedicated to advancing the town's workforce housing framework. The purpose of the RM12 district is quoted here to allow higher density residential uses in locations that are served by adequate infrastructure while maintaining the character of these areas in neighborhoods at densities up to 12 units per acre. The parks and recck district does not allow residential uses such as workforce housing. And as town as part of the town's priority effort to prepare and adopt the Skull Creek District plan, the draft study area aspiration statements support economic development and workforce development, including a variety of housing types, workforce housing, and island employers and employees. This area has been identified for multifamily residential use as part of the future land use considerations within that draft plan. The conclusions state that the proposed zoning is consistent with the overall zoning program uh as expressed in the draft skull creek district plan and the current comprehensive plan. The application is integral to the North Point workforce housing development agreement and the parks and recreation district does not allow workforce housing and the RM12 district resoning and associated text amendments would allow the town to achieve its stated objectives.

Criteria number six is whether and the extent to which the proposed zoning would avoid creating an inappropriate isolated zoning district unrelated to adjacent and surrounding zoning districts. This application would reszone 16 parcels totaling 11.337 acres. Um the subject property is adjacent to three different districts RM4 light commercial and PR. Um, adjacent to the North Point property is North Point Apartments, which is zoned RM4 and has approximately 140 multif family dwelling units on the property. The range of allowable uses and densities for RM4 and RM12 districts are similar in nature. The proposed zoning has similar densities for workforce housing. Workforce housing is permitted in the adjacent Arm 4 and LC districts. Uh the proposed zoning change would allow for workforce housing on this particular tract and the property was once part of Hilton Head Plantation master plan identified for future development on Hilton Head. The conclusion states the proposed zoning would avoid creating an inappropriately isolated zoning district unrelated to adjacent and surrounding zoning districts. Criteria number seven, whether and the extent to which the proposed zoning would allow the subject property to be put to a reasonably viable economic use. The findings include again the request is a reszoning from parks and wreck to arm 12 to expand opportunities for use of the property in compliance with the needs and goals within the town's comprehensive plan. What's proposed is a high quality energy efficient rental unit project that targets essential workforce members. Developing workforce housing on the site addresses our community demand for workforce housing by introducing quality rental options that are designed specifically for those in the workforce. And the application aims to help relieve the housing strain, allowing for more indiv individuals to settle in the area where they are employed, promoting more stable community. It's concluded the proposed

zoning would allow the subject property to be put to a reasonably viable economic use. The reasonzoning allows the site to be redeveloped with the residential use of workforce housing, making the site more compatible with the uses in the vicinity and allows the property to be put to a reasonably viable economic use. Criteria number eight states whether and the extent to which the proposed zoning would result in development that can be served by available, adequate, and suitable public facilities such as streets, water, sewer, storm water. findings include their roads and utilities and public services that have been established on the site. Um, per the code, the land management ordinance, major development plan review application would be required to redevelop the property as part of that application. Any required infrastructure improvements, encroachment permits, approvals from outside agencies such as the public service district, um, Spark Light, Palmetto Electric, and SC DOT would be required prior to approval of that development plan review. The applicant's narrative reads that the proposed zoning change would facilitate the redevelopment of the property for workforce housing through a public private partnership. The amendment aligns with the town's goals to address the growing demand for workforce housing while utilizing the property's existing infrastructure to create a sustainable and vibrant residential neighborhood. The proposed zoning is concluded that it would result in development that can be and is already served by available public facilities. And finally, criteria number nine is appropriate due to any changed or changing conditions in the affected area. We found the application is integral to advancing the North Point workforce housing development agreement. The property was once part of Hilton Head Plantation master plan and identified for future development. Adjacent to the North Point property is North Marsh Point Apartments Apartments, which is zoned RM4 and has 140 dwelling units on the property. In 2014, the property was reszoned to parks and wreck

district um which is intended to accommodate and manage land uses on publicly held land used for active or passive recreation purposes or publicly owned land preserved in its natural state for public enjoyment. The creation of workforce housing aligns with the town's core values within the town's comprehensive plan innovative approach to create right-sized infrastructure. The reasonzoning would provide appropriate modifications to the zoning designations and land use regulations to meet community needs while maintaining island character. The text amendment allows a density bonus of up to 25% above the base residential density in the ARM12 district if at least 50% of the units are developed as workforce housing units. Again, it's a request to reszone the property from parks and recreation to ARM 12 to allow workforce housing. Many units on Hilton Head Island, formerly available to the workforce, have been converted to short-term rentals in recent years. There are shifts in employment and housing to the mainland that have impacted the ability to attract the workforce and provide housing that meets workforce housing needs on the island. And the availability of work affordable, attainable workforce housing is limited, and changing housing market conditions continue to increase the challenge of ensuring availability of housing for the town's workforce. It's concluded that the proposed resoning is appropriate due to the changes in the area, including housing market challenges and housing supply. The proposed resoning will allow for workforce housing with the bonus density on the property next to an apartment complex and is in close proximity to schools, community services, and public amenities. It is recommended again that staff recommends the planning commission find this application to be consistent with the town's comprehensive plan and does serve to carry out the purposes of the land management ordinance based on all of those findings and facts and conclusions that were outlined today and is also included in the staff report. We are recommending approval on this application. Thank you for your very thorough

analysis. Uh Missy, I'll ask before we turn it open to public comment. I'll see if there are any commission questions at this time. Seeing none, let me see if there's anybody wanting to speak with us on this. Anybody in the any citizen would like to speak with us on this topic. Uh seeing none, we'll close the public hearing. Bring it back to the D. Um move to approve. Commissioner Hens moves to approve. Supported by Vice Chair Campbell. Discussion or qu other questions? We're ready for the vote. All in favor of recommending approval to town council. Uh and that that's unanimous. Thank you. Moving on. Uh we are now at the public hearing for consideration of an ordinance to amend title 16 of the land minute to uh to amend chapter 6 16-5 development design standards. And that we are also going to be uh hearing from Missy. So, I hope you brought some lossages along. Your throat is about to give out, I'm sure. All right. Okay. Next up is a public hearing to review and consider an amendment to the land management ordinance to create construction management standards. Um, town staff uh is recommending approval of this proposed text amendment. Um, I won't go through the background of the LMO amendment process as we've already covered that. However, I will um reiterate that in September, town council held a workshop where we discussed all of the priority amendments under consideration and specifically to construction management standards. Um, we discussed requiring a refuge disposal plan, construction vehicle parking plan,

site management plan, access management plan, and require secure construction sites during named storm events. Um, this amendment that's proposed uh sets out to do uh just that. Um, it's acknowledged that construction projects do have impacts that extend beyond the immediate site that affects commercial and residential areas. There are disruptions such as noise, vibrations, dust, traffic congestion, parking challenges. Um, and they can disrupt our our daily routines and operations. Um, at the same time, we acknowledge that uh construction projects have positive benefits. They include job creation, economic stimulation, and improvements to infrastructure and public spaces that do enhance our community. These amendments were created to balance the positive outcomes with the need to manage the disruptions. Um, it should be noted too that this does reference weather conditions during which sites must be secured and for the purposes of this ordinance, tropical cyclones include tropical depressions, storms and hurricanes. There is uh like we do for all the amendments, it includes a table that outlines the issue and how the proposed amendment uh addresses that. Um this amendment set is is put together um really construction management standards in six sections. It's it covers noise, storm water refues, refues and site cleanliness, traffic and parking, site management and enforcement. Um the first item is noise and hours of operation and that mirrors um the the amendment that was done to the noise ordinance. Um and and is is mentioning that construction management standards um has to also meet our current noise ordinance which was recently amended uh for construction activity to be Monday through Saturday 7 to 7 excluding three major holidays. Um, also, uh, the amendment proposes, um, adherence to South Carolina

Department of Health environmental control requirements for storm water discharge um, as well as, um, site cleanliness requirements. So the creation of a refuge disposal plan as well as a storm water pollution prevention plan that's required and a number of items that are related within that plan related to site and loading and unloading storage of trash and debris um are included in those requirements. Um, and then there also is the requirement in section C8 of that particular section where it requires that the site is secured during a name storm. The actual verbiage that's included in the code amendment is here and it talks about that that that site and debris or waste. Um, all of the site components have to be secured within 24 hours after there is an issuance of a tropical cyclone watch or warning. There's requirements that were identified. The issue was the vehicle construction vehicle parking plan and an access management plan. Those are identified in both the tracking and traffic and parking requirements that there's a construction parking plan that meets certain criteria that are outlined here and a traffic control plan. Um, and that you're thinking about how you're going to manage oversized construction vehicles when you're doing a construction project. And then that there's a site management plan um pertaining to how we address utilities, on-site equipment, tree protection, portable toilets are all mentioned within that particular section. And finally, there's an enforcement section that just states that um we enforce all of our ordinances through chapter 168, which is uh the section that handles uh enforcement of all of our land management ordinance requirements. Are there any questions? Um oh, sorry. Sorry, I should keep

going. Um, this applies to new development for construction and would not create any non-conformities. Again, there are the standard text amendment review criteria that all text amendments have to meet, items A through F. We included in the staff report how those particular review requirements are met with this particular amendment. Um, the our plan, our comprehensive plan, has some ideals for excellence and our planning and processes. the aim for town planning and processes to use innovation and learning to continually develop and apply best practices and standards for processes and projects. This amendment does this by helping to improve the way a construction activities are regulated in order to enhance quality of life, safe construction site conditions, and enhanced natural resource protections. It addresses present- day conditions for construction management on the island given that projects are increasingly related to redevelopment, enhancement of existing sites in in already developed areas. It responds to concerns voiced about improper construction activities. It ensures that development and construction practices are consistent with the intent of the land management ordinance and the objective to protect public health, safety, and welfare. Encourages well-managed construction practices and orderly management and disposal of trash, site clearing and construction or demolition refugees or debris or waste material and ensures safe and environmentally sensitive construction practices. um safe and efficient constructive traffic parking and circulation, higher standards for sanitation, tree protection, and overall impact mitigation. It is uh staff's recommendation that you consider this amendment and that you recommend approval. Are there any questions? I will remind everybody that we are in a public hearing period right now, but let's find out if there are any questions of Missy from the commission first. Commissioner H. Just have curiosity on the enforcement and um those are code enforcement officials that we have at

the town. Yes, we have a code enforcement team. Um we also uh do code enforce enforcement through the planning department as well. Here's a the planning department. Other questions? Commissioner Whe. Yes. Uh on the site cleanliness, are you just talking about refues or does it would it cover, you know, in process piles of lumber and concrete in terms of site cleanliness? I because it seems to me, and I may be reading it wrong, that it focuses on stuff that's going to be trashed, not sort of stuff sitting around. It it handles it's a pretty exhaustive list. Um, so it's it's TRA, it's demolition, waste material. Um, and then it needs to have other documentation showing the amounts of trash, um, waste material to be disposed of. Um, and then there's trash related to site clearing and construction or demolition debris. Um, there's also site clearing debris and refuge. Um, it identifies loading and unloading locations, storage of trash. Um, and then also additional trash, site clearing, construction, de demolition, refugees or debris, waste material needs to be hauled away and disposed of in accordance with requirements. It covers mud, dirt, and debris. Um, what kind of I think site debris are you thinking is maybe not covered in all of this? No, I think maybe I asked the qu I was uh in an artful way to ask the question. Um, during construction, you'll have stacks of lumber or bags of concrete and

those are not ne necessarily refu at that point. Maybe it's not a problem in town. Are those generally kept orderly on the construction sites? It's still in process materials. It's not considered debris or waste. Has that been a problem or nothing that has to been addressed? Um, it includes the requirement that um you maintain all of your your site debris that includes your materials. Okay. Thank you. Other questions? Okay. Then let me open it up for public comment. Is there anybody here who would like to speak with us on this particular topic concerning um construction standards? Anybody? Okay, we will close the public hearing. Bring it back to the D. Do we uh need more information? We had all this information long well in advance and now we just heard Missy's review. Are we ready to act? Make a motion to uh approve. Commissioner Whed approval to town council. Was it seconded by Commissioner Dubois? Any discussion? All in favor? Then let's raise our right hand. All it's unanimous. Thank you. Uh now we are going to hear about the consideration of the capital improvement program for fiscal year 2026 uh and the priority projects direct to to recommend to town to council. And Jeff, are you going to do that for us? Oh, Mr. Coen, Mr. Chair, planning commission members, um, forgive me, I was sitting there too long, uh, sort of stuffing up. Um, I just want to provide a little bit of framework at the beginning. Um you know

per the state uh planning enabling legislation uh defi defines the powers and duties of the planning commission. Uh one of the requirements of the planning commission is to recommend a list of priority projects based on previously uh drafted or approved plans that the town has on file uh to recommend to the governing body which is town council um projects for consideration and their budget development for the next fiscal year. Um we have a program that is beyond one year and our CIP team uh led by um Sean Miger, Jeff Nessinger, and Richard Lden and the crowd have done a good job of really turning it into a meaningful 5-year program. Um but because we only have fiscal responsibility for one year from a from a budgeting standpoint, um it's important to make sure that the priority recommendations from the planning commission were received by council. um so that they can apply your priorities um for consideration as the budgeting process continues and budget is typically um adopted um in June of each year. Our fiscal year runs July 1 to June 30. So I just want to provide that context uh to the commission before Jeff gets into specifics to projects and that sort of thing. So any questions for me before I sit down? Not for me. Just for reference to the rest of the commission, when we've reviewed these lists in the past, um consider the ones that are shown for fiscal year 25 that are either in progress or have been completed. And then the fiscal year 26 ones are the ones that staff are that are due to be done in to fiscal year 26, which starts July 1 of this year. And then the ones that are shown from 26 through 30 or 27th through 30, they're for our reference. that let us know that they're on a list and they're going to take place at some point in case anyone wanted to know. So if you were worried

about the voluminous list of projects there, we're going to focus on only the ones that are currently going and and planned for 20 fiscal year 26. Is that right? Yeah, that's correct. And I and I promise that Jeff and his team uh do not have nine criteria to go through for each of the projects. So uh we can move through this as quickly as you'd like. So thank you. Thank you. Thank you, Sean. Jeff Netzinger, the director of uh engineering and projects. I'm happy to be here today to run through this list with you and thank Sean for that introduction. Uh so there's a lot of projects on this list that many of them are not identified as priorities this year, but just giving you a sense of all the things we have in front of us. Um again, um your direction is is spot on. We have identifying staff priorities. most everything we have that's a 25 project underway is identified as a carry forward and a priority to finish up. Um, so I'm gonna I'm not going to walk through and talk about every project on this list because in total there's more than a hundred. So I'll hit the ones that uh are of interest. If you have any questions you want to stop me during or after, just let me know. Um, so the big one under the beach program or the big two are the beach reourishment that I think you all have heard about. So that if we were to prioritize our priorities, that's going to be a number one. We bid the project um put it out for bid yesterday. So we are moving on that. Um, Islanders Beach Park we had ready to go last year. It got a little bit too late in the season for us to implement execute before peak season this year and with the upcoming beach reourishment project. We are pausing that until after the uh u beach reourishment is well underway because they use uh Islanders Beach Park is a

major uh the most important location of access for the folks that are getting on the beach to renourish. They bring in equipment and pipe that way. So we didn't want to disrupt everything. We're just getting ready to build and track all over it. So, waiting until we've implemented the beach project is a good time to go with that. So, moving on to pathways, we are are trying to target successfully implementing some things this year. Recommending um moving forward with the Jonesville Road pathway, which is a high priority for us, already underway in design. Um and then making some improvements to the Dunagans Alley um corridor with enhancing improving that pathway, converting sidewalks to pathways. So the signal system maintenance, uh we have a lot of aging infrastructure on the islands. We're continuing to try and upgrade that to get that up to snuff. There's a lot of older signal heads, cabinets, um adding installation of resilient resiliency components by adding battery backups at every signal. So, we'd like to get that accomplished next year. Um under our dirt road paving program, we have several projects that are active in design um trying to get these things acquired and paved so we can take care of them. So, the five projects um still underway are the Mitchville Road, Alice Perry, Freddy's Way, Alfred Lane, and Benjamin Drive. You can see we have some more teed up on the list for future years. Um the Jonesville Roads uh and Spanish Wells Road right-hand turn lane, we are implementing that in conjunction with the pathway project because that's going to be part of the pathway design. So, we will execute that project when it's ready to deliver as part of the

pathway. Also adding a right turn egress onto Spanish Wells Road from Jonesville Road. Hope Avenue streetscape improvements. We have are taking forward some of the recommendations that have been made um by our consultant as part of the major thoroughar plan and implementing some of that stuff along Pope Avenue. you know, it lists landscaping improvements, signage and lighting improvements, but also consideration of widening those pathways. Um, many places they're not they're not wide enough to support the traffic that's on them. Um again, we have broken down the William Hilton Parkway uh corridor into eight segments and uh we're focusing right now on two two focus areas for next year and it's beginning the design for improvements along segment what we call segment five between Matthews Drive and Shelter Cove Lane. We're looking at a in quarter improvements there that would could improve safety for sure, landscaping, signage, and change upgrade the character of that corridor. Maybe add a raised median with some plantings in it and control access and improve the whole aesthetic of the corridor as well. Segment 8, um although segment 8 is more than just Cine Circle, Cine Circle is something that we are really anxious to improve. It's been a problem for a long time and we're focusing an awful lot of efforts to make that thing more functional. So, we're spending a lot of effort there. And then we have some uh ongoing and increasing stress along in the Follyfield area with roadways. So, we're looking at implementing safety improvements in that area. That might be

combinations of traffic calming measures, improvements of uh to our crosswalks, increasing visibility, and doing what we can to slow traffic down in that congested area. Um, as you as you probably aware, Island Rec um is one of one of the agencies that submits an annual an annual list of of budget items. I'm not going to go through in detail. I don't want to skip anything on this busy sheet right here. Um so the Kaligi Circle Park pocket pocket park up there um that's in final design and and permitting right now. We do want to implement that project next year. It's just about ready to go. So once the uh peak season is done, we will implement that project. That's our plan. Crossings Park, we're we're trying to advance as quickly as we can on two of the now three phases we've broken Crossing Spark out into. Um project number one, priority number one is to get some pickle ball constructed on Arrow Road. So, uh that's phase one. We're also moving forward with phase two, which is renovations to the Bristol Sports Arena. Um, and the skate park, and then adding a pump track. Um, and then future that should say baseball complex, not baseball and soccer, but uh, for phase three. Um the midontract phase one, we're continuing to work with our consultants on schematic design for improvements there to set the table for the rest of the amenities the master plan calls for. And that's massive improvements to the drainage system, kind of connecting some of those lagoons together, improving the uh the flow of water through the tract and and focusing on improving water quality because all the storm water that gets into that in

that island um from the central part of the island um goes out into the out fishaw creek and this is a good opportunity to treat that water and improve water quality. So that's a big component of that creating some wetlands as well. and then teeing up the landscaping, making it less golf course like and a little bit more park-like. Um, Patterson and Taylor uh Patterson Hill Family Henley Park and Taylor Family Park are both under design um as a kind of a design build project. We expect those projects to be ready to construct at the beginning of calendar year 2026 to the middle of 2026. and uh moving forward with a design on improvements at Old Schoolhouse Park, including some uh new bathrooms and new ADA compliant pathways and some parking lot improvements. So, one or two things stand out here. Um, I I can't speak in great depth about IT equipment and stuff like that, but I can talk about uh the uh improvements we're planning to make on the recently acquired for office way facility. Um, we do some renovations there. We'd like to get that done um by the end of this calendar year to early next year with some of our staff in there because we have a little some staffing constraints. So, Mitchellfield Mitchellville Freedom Park improvements. You know, we have we have a role in improving uh parts of parts of Mitchelville Freedom Park. We've uh tasked ourselves with adding uh better circulation and uh parking parking facilities and some drainage infrastructure. And we're moving that forward right now um through a kind of a

tedious uh permitting process due to archaeological and historic cons um impacts in addition to um getting the permit from the state for water quality storm water programs. We have an awful lot of things that we're moving forward in the storm water program. Um little projects, mediumsiz projects, and big projects. Um some of them taken a lot longer to get implemented than we we would have anticipated because again permitting issues. Uh Moonshell Road, that's the Follyfield area. We're trying to improve storm water there. Uh we've been waiting 15 months to get a response on a uh a uh the core of engineers to to give us an answer on what's wetlands and what's not wetlands. um some new priorities improvements at at Helman's Way where we experienced some issues with the with a field test of our system with Debbie last year and realize that we have a deficiency we need to address at that location. Um one of the big ones is the overhaul of our major pump station there that sits between Wexford and Long Cove that drains this other part of the island. We're continuing the process of a complete overhaul in in uh capacity improvements and more efficiency improvements at the Wford pump station. It's listed here is de uh debris system design, but it's it's more than that. It's a complete overhaul of that 23 22-y old facility. But keeping our vehicles up to speed is always important. Making sure we have enough. That's all I have in my high level. Do y'all have questions? Uh let me let me say it's my understanding this does not require a public hearing. Although I will open up for public comment after after uh there

are questions by the commission. So Vice Chair Campbell, do you have a question? Yeah. If you go back there was the old school house park. Old school house park. Yes. Yeah. What are you planning on doing here? Just want to double check my notes before I tell you. So, it's construction of a bathroom facility and again I mentioned the adding the pathways and connectivity and ADA improvements at the parking lot and at the courts. Are you going to do anything about extending the parking lot any park there? Richard, do you have any input on that? It's Richard Lden is our uh CIP program manager. Good afternoon, chairman. And um commissioners just uh as far as the parking goes, we're not going to extend it any, but we are going to add ADA concrete parking uh uh walkway along the length of it and tie it to the uh existing pickle ball courts. Okay. Yeah. Yeah. I realize there is a parking issue out there. A lot of people park out park everywhere, but you know, it's really set up for you know, just uh the parking lot that we have right now. Okay. Is there anything you can do to help Mr. James out over there, too? Because I noticed that there are cars parking from that mailbox, his mailboxes, every time I go around there. Yeah, we can look into that. We can definitely look into that. Okay. All right. Thank you. Other questions of either these people, Commissioner Hans, so just here's a litmus test to see if

we got it right. What's your committee's top priority that is not a priority? What's your next top priority? And is that below all of these priorities? So, if I have uh 60 priorities and you're asking me what 61 would be? Yes. That's a tough question. That is a tough question. And a lot of a lot of what we're doing here is we have a lot of things we'd like to implement, but we have we have uh issues with budget, staff capacity, contractor capacity. We can only do only do so many things at the same time. Well, so we're focusing on doing doing maybe not quite as many things, but doing all of those things well and getting them done on time. What is the park that's going on in Wild Horse Road? No, you're not Square Poke. What's the What was the question again? that little pocket park that's going on Squire Poke Road. Are y'all in charge of that? Are you talking about the Green Shell or I think it's next to the the oak trees. Do you know which one that is, Sean? Good afternoon, Mr. Chairman, members of the commission. Sean Ling, your assistant town manager. So, the property you're referring to is the uh the Stony Oak property. It's actually not a park. Um, it's just an improvement area, an area that a property that the town owns that we're making some some improvements on. Uh, there'll be a small trail that comes off of the main the main multi-use path that'll take you back under those two those two live oaks that are there um with a little seating area uh back in there and then lighting up onto the the live oaks to to help accent those in the in the evening hours. All right. Is there any parking or anything going to be there too or a park or parking? No. Okay. Yeah. No, it's really just kind of a pulloff for those on the multi-use trail um and the neighborhood itself for for those that are nearby. Okay. Okay. All right. Other questions by the commission? Commissioner Cortis, I have a question about So, I've been down at

KGNY in the last couple weeks after the parking changes and seeing how those lots are he in heavy demand. Why why is uh the Anchelada thing kicked out for another 2 or 3 years? Why is clearing of that site and the parking that's been promised not in this fisc? I'll stay up here for a minute. So, uh good afternoon again. Uh Ancheladas is actually part of this year's uh budget. Um we just received bids um uh for the demolition of that building and then we will make some light improvements to the parking lot to get that into into use uh this this season. And then uh in a farther out, it's actually a priority in in 207, I believe. Um we'll make some permanent improvements to that area, but we'll get it in service this year. Um which is after the the building's de demolished and and moving forward. Okay. So, it will be in public use sometime this year. It will be in public. Yes. Thank you. Y other questions from the commission. Okay. Let me see. Is there anybody here from the public who would like to comment to on on this particular topic? Okay, seeing none, back to the commission. I my my suggestion would be from past experience. If you look at these, they're right next to the column for status. It's got staff priority, then it's got planning commission priority, then it's got town commission. My suggestion would be that we say that we're in agreement with the staff priorities except where we're not and then you point out to where we're not. Otherwise, it's a very laborious task and we usually end up in the same place anyway. So, um, are we okay with that? Okay. Yeah. So, given that, are there any areas that have been suggested that are staff priorities that we wouldn't agree with on this chart? Okay. Then, is there somebody willing to move something?

I move that we agree with the staff's recommendation of priority items. Okay. So that would be agreeing with Commissioner Cordis. Are you seconding? Okay. So we are recommending to town council that we agree with the priorities of the staff for the fiscal year 2026. Other questions or comment? Are we ready to vote? Uh all in favor of recommending town council approve. Thank unanimous again. Okay. Thank you. Now we're here. Now, we'll open up another public hearing to uh go through this public uh project review for a new restroom facility at the old schoolhouse park. Uh and we will have a uh staff report about that and then we will open we will have time for public comment. Yes, ma'am. Good afternoon, planning commission. This is Melissa Leto, principal planner. Let me open up the attachment. Do it. You got it. Okay. I think so. Okay. So, I'm here today to present the public project for your review. This is a proposal to add a small restroom facility with a storage room and a covered porch, paved handicap parking, and a sidewalk to the pickle ball courts at Hilton Head Park Old School Park. And this is the subject property. I'm going to give you a little more details on the proposal. Um, so you enter in through

here. Um, there is a gravel uh parking lot and um the proposed building will closely emulate a similar facility in the town. Um that's at the Cordela um Cordillo tennis courts facility on Cordillo Parkway. Um it will look exactly like that type of model. Um, the old schoolhouse park currently has no toilet facilities and is served by a single portable toilet that must be serviced and pumped out on a regular basis. And there are no handwashing facilities. The parking area is currently entirely gravel with no handicap parking spaces and access to the pickle ball courts is across a grassy field. um making handicapped access to the facilities making it the um handicap access um facilities challenging. All existing elements on the site will remain largely as is. The open field space, basketball court, and pickle ball courts will remain. The gravel parking area will be modified um to incorporate a paved handicap parking space and a concrete sidewalk will be added from the handicap parking space to the existing um pickle ball um which is to have they have concrete around the uh vicinity of the pickle ball courts. Let me see if I can provide you with a better site plan. Okay, so here's the entrance. Uh this is the gravel parking lot. At the end of the of the parking spaces, there will be a concrete um two new handicap accessible parking spaces. This is the proposed sidewalk that will provide you with ADA accessibility that will go to the concrete that's surrounding the pickle ball court and you can have the covered porch with water and bathroom facilities.

Um, all existing elements on the site will remain largely as is. Um, like I mentioned, uh, the new toilet building will directly abut the existing concrete sidewalk of the pickle ball courts and what is currently a grassy area and no existing trees will be impacted. if I can go through the this page. Um, if I may speak of the facts and conclusion of law that indicate the proposed project aligns with the town's comprehensive plan. Um, under parks and recreation community theme, strategies and tactics, best-in-class, uh, continue to provide high quality park furnishings and amenities. um continue to evaluate the need to update and or provide opportunities to improve accessible routes and features at park and facilities and for special events or recreational programming under community theme strategies and tactics accessibility. uh parks and recreation recommendations and action items items. Final recommendations for parks existing and proposal um ADA accessible pathways connecting the parking area to park amenities is what being proposed under the infrastructure for core values, strategies and tactics. evaluating um evaluate existing town facilities and identify opportunities for redevelopment or new construction to provide best-in-class facilities across the town government. And this is what we are proposing today for the old school park. Um, under diversity core values aims to ensure that local business and other public spaces can accommodate the ease of mobility for citizens with physical disabilities by complying with the ADA and conclusion of law. The

comprehensive plan supports the location of the proposed project. Our planned strategies and tactics for diversity, infrastructure, and parks and recreation aim to ensure the local businesses and other public spaces can accommodate the case of mobility for citizens with physical disabilities by in complying with the ADA. The proposed project will add ADA accessible pathway connecting the parking area to park amenities in compliance with the recommendations and action items for Hilton Head Park, Old School Park, Old School House Park for the park and recreations. Um that's location. Um so other the second review is under character. The comprehens comprehensive plan supports the character of the proposed project. Our plan's strategies and tactics for diversity, infrastructure in parks and recreation aim to improve accessible routes and features at the park and provide highquality park finishings and amenities which is included by this proposed project. And then lastly to the extent of the proposed project and how it supports the comprehensive plan. Our plan strategies and tactics for diversity infrastructure and parks and recreation aim to evaluate existing town facilities and identify opportunities for redevelopment or new construction to provide best-in-class facilities that meet or exceed the expectations of its residents and visitors which is proposed by this project. uh the LM uh the LMO official determines this application is compatible with the comprehensive plan for the location, character and extent as based on the above findings of facts and conclusion

of law. Um as you would are you aware planning commission determine a motion. Um, the planning commission's role is to determine whether the application is compatible or is not compatible with the comprehensive plan for location, character, and extent. And thank you. I also have the applicant um here to to answer any questions you may have as well. Okay. Any before I open it up for public comment, any questions of Melissa on this on this proposal? Okay. Seeing none, let me find out if this would be your time, Mr. James, now to come forward. Thank you so much for your patience, sir. Okay. I am James, Vietnam veteran that uh moved back here several years ago after I became sick. Okay. I live on 28 Adrenaline and I've had so much mess going on since that pickle ball opened up. And uh I've got some guy in December came out with some buddies of his. I guess they lit the the whole field up and play pickle ball at 3:30 in the morning. Okay. The stop sign I mentioned before, it it keeps coming down because apparently the people that are actively using the park can't see or have some other ailments. Now, as I mentioned before, on my way here, um, my mailbox was blocked as as you know, it's normally blocked anyway. And, uh, I asked before, what's going to happen when this goes away? Huh? Another what, 8 years, nobody's going to be playing pickle ball. They'll be doing something else.

And uh one of the things that really bothers me more than anything else, okay, is that on the 13th of March, I was outside doing some gardening and I heard somebody from the pickle ball court says, "F you." to the to his opponent. Okay. And that is the kind of attitude I see out there. They come in, they park anywhere. Okay. There's a sign up there that says no parking on the grass. But I uh what was it about 3 weeks ago? Had a tournament out there with another 30 cars on the grass. Okay. And it's becoming a problem with me. Okay. I'm still suffering from PTSD and I moved here so I can have a comfortable quiet place to live and that's not happening. Okay. I spent two and a half years on the on the planning commission and it was two years max but I fulfilled another guy's uh spot. Okay. And at that time the things we were looking for and to correct is to pro improve the environment for everyone. Okay? Not just the ones, you know, behind the plantation gates. I own the house from plantation, too. Okay? Not that I live in, but I rent. Okay? But it's becoming unbearable. I can't rest there. Okay? That's all I've got. Thank you, sir, for your comments. I I think I heard staff saying they were working on addressing some of your concerns. So, thank you for bringing that to our attention. Okay. I'm not sure about that that that uh what do you call it? But to to me or the train or

or place on that spot is going to cause more people to come there. And I'm not sure if the uh parks and reccks know what they're doing, but the scheduling is unbelievable cuz every time there's a change, there's people on the grass because there's nowhere to park. Yes, sir. Okay. Thank you. Thank you. Mhm. Thank you. Anybody else would like to speak with us on that topic? Okay. We'll close the public hearing, bring it back up here for discussion. Um the recommendation is to uh to approve the the the plan to send it on. So u do we have discussion about or any questions? Yes, ma'am. So while this looks technically compliant with everything that has to be done given what we've heard from I just looked at the map. This gentleman's house is like probably spit to the pickle ball courts. Um, is there an urgency in this before we spend resources on this to correct the situation he has in terms of livability to make that a priority I mean before we do whatever has to be done for ADA. Thanks. Uh Sean Coen, assistant town manager. I didn't see Mr. Lanner back there. I let him jump in there. So I I just want to point out so the the property where the park exists today um used to be tennis courts, basketball court um was owned jointly between the town and the county. It's been a park for many many years. Um the town acquired full control of that a few years ago in a land exchange of Buer County and at that time um resurfaced the tennis courts to allow pickle ball play there. Um, we've also, uh, made

improvements to the basketball court since we acquired full ownership of that. And so, public project review, we made those those improvements, went through the process. Um there's a provision in the state code just like asking you to recommend priority uh list for uh CIP projects where for public projects if you're adding a new facility if you're building a new park adding new rightway we bring it to the planning commission to make sure that it's compatible with a comp comprehensive plan for location character and extent. So location character and extent it's been a part for many many years. It's been enjoyed by many different users. Um it's in a location that has been conducive for park in the past. Um the extent other than um making it more compliant from an ADA standpoint, parking and adding restrooms, um the extent of the project is relatively small. We're not expanding pickle ball. We're not expanding other uses out there. Um, and so I think when you look at it from a compatibility, we're just saying it's been a park for a number of years. We'd like to make some additional improvements that go beyond with additional structure which requires and triggers this public project review when we want your consideration to say that it is consistent that our that our public facilities um and the the consistency of of what we deliver from a location character are consistent with the comp plan. So I think that's what we're looking for here. Right. Um, as far as priority, I think the use of the facility is not going to stop. I don't know what it would become and if pickle ball becomes something different, but um, as tennis started to wayne a

little bit, pickle ball picked up and now that's again the primary use of that of this facility in particular. Um, but I think we owe it to the our citizens and the folks that use this park to improve the ADA accessibility uh and to improve with restrooms um so that they've got a place there for water and and um and refuge and I think that would in my opinion and and then the report from staff find it consistent with the comprehensive plan for those reasons. Thank you. And I I understand it is our role to determine whether or not it is within the LMO standards, not with notwithstanding Mr. James' concerns. Yes, sir. Yes. Let me add let me add that um the family that lived there before okay white family left that property to the town and gave it to them for a children's park. Now the language I hear out there is not conducive to that. Okay. I have never seen a policeman over there. Not one time in the last, I don't know, three or four years. I see the the guys that work at the um parks and Rex thing cruising around from time to time. But there's nobody that appears to be in control. Okay. And that's my main concern. When you start piling cars and then just, hey, come on, come on, come on. That's what happens. Chaos. Thank you, sir. Thank you. So again, our our uh role is to determine whether or not we're convinced that it meets the uh standards of the LMO. I'm convinced it does, but I I'm concerned as well that Mr. James has

some legitimate issues. So, Commissioner Cortis, so the improvement for ADA accessibility as a federal mandate, a federal code with ownorous provisions if you don't comply, I don't think there's an option there. I think if it the town has recognized a need for accessibility on this site to not do that puts us at danger of non-compliance with the federal law which has some serious implications. I I once you say we need to put accessible parking in there it needs to happen. I mean am I wrong? No sir. Although I think that to an extent we've got two separate issues here. You've got the need for this. Then you have Mr. James' complaints which I'm not discounting at all. But that's in my view that's a that's an enforcement thing that that the town needs to take up to um you know control the behavior that is is impacting the neighbors. Could we do it depending on the condition of these departments or again I'm I'm pretty sure our role is to determine whether or not it's in compliance with the LMO. Um I I think we hear loud and clear that there are some issues that need to be addressed as far as Mr. Mr. James is concerned, but I'm getting some indication from the back of the room that enforcement is the key there and and that that can that can be a separate issue. So with that in mind, is there anybody willing to move this forward or move to approved by Commissioner Dubois, seconded by Commissioner Hens. Any other discussion? All those in favor of that then please raise your hand. Okay, we're

fine. Uh thank you. This now this would be a time for public comment for items that did not appear on today's agenda. Is there anybody here who would like to speak with us on something that we have not already covered on the agenda? Okay, seeing none, there's no additional con um commission business or chairs report. We do have a staff report today to um to look at a development plan review and I can't I don't know who's going to be giving that to us today. I I see the applicant the applicant is here but uh are we having a staff report on that? a tray. Okay, thank you. Shane, what? All right. Do we got everything in here yet? Just just for reference for the commission. This is for our information only. We're not going to be asked to act on this today. Just for our information, it's correct. All right. All right. So, Trey Lau, development services program manager for the record. All right. So, as town staff continually looks for ways to improve

its processes, one recent change implemented by town staff for the development review program is to require all development plan review applications for new commercial development and major subdivision applications to be shared with the planning commission. The applications will be presented by staff for information purposes only. This will be will provide a way for planning commission and the general public to be made aware of all new development being proposed on the island. There is one new development plan review application ready to be shared with the planning commission today. Uh DPR01470 2024 and that location is 862 William Hilton Parkway. uh a development project that proposes to refurbish the facade and modify the rear elevations of the beach properties building at 862 William Hilton Parkway. Associated with associated with this building work will be reestablishing sidewalks around the building, access to parking as well as providing enclosures for storage racks and extensive plantings around the building. Two attachments, we have a site plan and a narrative. So, I'll go through the narrative first. Let's take a look at that. So, we'll go through the narrative quickly. I or I think it's supposed to say this. This project proposes to refurbish facade side and modify the rear elevation of the beach properties building at 862 William Hilton Parkway associated with the building. Work will be reestablishing sidewalks around the building, access to parking as well as providing encloses enclosure for storage racks and extensive plings around the building. The project involves one parcel 862 William Hilton Parkway totaling approximately 1.3 acres found in the light commercial zoning district. The

property contains no wetlands or critical lands and is within X flood zone without a minimum base flood elevation. Primarily accessed on the eastern frontage from an access easement connected to US 278 William Hilton Parkway, a town arterial and backed by additional access easement driveway to the north. The property is beset by light commercial district properties on the western and eastern boundaries. 20 foot side and rear setbacks and a 50- foot arterial building setback along with 50 foot arterial buffer defined by the buildable area and landscape treatments for the perimeter. The work associated with the project is isolated to the interior hardscapes, building and parking islands, leaving the perimeter plannings and buffer intact. The existing 9,000 I think this supposed to be GPA two-story building will be modified to meet the current needs of the vacation property management office. The removal of separate building entries will be consolidated into one central covered entryway at the William Hilton Parkway frontage. At the rear of the building, the no longer in use teller drive up lane and covered vehicle access vehicular access will be removed. A new firstf floor 900 square f foot building addition on the rear will be used for maintenance operations and storage while the remainder of the modified rear space will be dedicated to open space and plantings. The buildings will expand to approximately 9900 square ft on a parcel allowed for 1300 or 13,000 square ft per the Elmo. Separate enclosures for both the existing HVAC units and the propane storage racks will be built to complement the building and screen these elements. The proposed harpscapes and landscapes will refresh the space around the building and provide safe access for visitors and employers or

employees. The removal of four chinopen oaks due to age and structure will be mitigated with the plings of five live oaks per LMO mitigation calculations. filling parking lot islands and shading the asphalt paving to remain. The existing foundation evergreen hedge will be expanded and additional planning area established outside the main entry. The rear of the building will provide additional planting area screen building and foundation. Screening will provide will be provided around the HVAC and propane storage enclosures. All plant material will be native and naturalized material aimed at longevity and maintainability. Uh, in closing, the redevelopment of buildings and parcels to a viable economic use for the island and its guests supports the efforts of the town to revitalize a revitalize aging properties. The work at 862 a.m. Hilton Parkway will support an own island business whose goal to showcase and welcome visitors and families vacationing on Hilton Head Island. All right, so now take a look at the site plan. Can we get rid of this? It's not really Can you all see this good on your screens up there? Because it's not very I can't see it very well on here. I don't see any elevation. So, it's all 2D work um on the or 2D site plans on the um screen up here. I cannot read that. This is probably existing. Yep. These are the existing conditions um as they are right now. You got William Hilton Parkway here and then the remainder of the paral has the access back here that was talked about in the narrative. Uh right now you enter the building from two sides. Their proposal is to consolidate that to where

you're coming in the front there. I have seen the elevations um that went to the DRB. They look They look nice. I can't believe they didn't add them in here. Here's some of the reconfiguration. I went by it yesterday. Site improvements, but I will open it up to questions to you all. I will try to answer the best building, right? I believe so. I believe you're correct. Community churches. He is It is being repurposed. It's two story, right? It Yes, sir. It is two. I think it mentions that in the narrative that they're adding additional uh square footage to to to only the first floor. 900 square f feet, I believe, is what I read in there. Yeah. Well, while we don't have um this is being presented for information purposes, if there's any feedback or comment that people want to make that we could do that. But you saw the elevations. Can you tell me are they getting rid of that red uh billboard in the front of it? Because that would be of an improvement just to get rid of that. I can't I I I can't remember if they did. I don't I don't This is a completely different use. It's a vacation rental company. I don't think they have any use for that um on there. Um whether you doing bicycle rentals out of here too or anything or not that I'm aware of. That was not part of the uh proposal that I saw. 9,000 ft. I think mainly it's being used for office space and just a nice place for visitors to come in when they're

checking in. Okay. Yeah. Okay. Seeing no questions, I think we're good, Trey. All right. Thank you. Thank you. And that's all that's on my agenda, unless anyone has anything else. This makes up for some of those 20-minute meetings we had last year. So, we'll stand adjourned.