Board of Zoning Appeals - Regular Meeting

Uh, please join me in the pledge of allegiance. I pledge algiance to the flag of the United States of America and to the republic for it stands. One nation under God, indivisible. Liberty and justice for all. Thank you.

All right. Uh adoption of the agenda staff, are there any changes to the agenda? Uh commissioners, any changes? If hearing none, is there a motion to approve the agenda for today? So move sil second. Uh all in favor? It's unanimous. We'll go with today's agenda. First up is a special u welcome. We have um Mayor Alan Perry who's going to join us this morning, this afternoon to welcome our three new members, Margaret Hwitt, Bill Redmond, and Jeff Turnbull. Mayor, thank you very much.

Well, thank you, chair. It's a pleasure to uh to be here today to address y'all. I know it was supposed to have been here last year, but it was the day after we adopted our strategic action plan for the next three years, which is our guiding document. And the planning commission plays a pivotal role in how we move forward as a town, how we move forward in managing our growth. And I welcome the three new and I welcome the returning members to the planning commission. Your role is very vital to what we do. And I want you to remember that as as you go through your position, God bless you. Um and through your your learnings, I want you to remember one thing. Don't let emotion drive your decision. This is about our community. And often we see emotion stepping up and taking the lead. We've made changes to the land management ordinance. We had some more changes last night that will be coming for a second reading. Pay attention to those changes as as you all look at the projects that come before you and as you have well meetings like this today. Council is set on protecting the island and the growth, making certain that we're in a good place and our character remains intact. We also are committed to make certain that we have a workforce here that's very pivotal to our future endeavors. So, you have a very important job in front of y'all. Um, this year is going to be a lot of changes. We're going to be creating a task force with the chair or his design for the LMO rewrite, land management ordinance rewrite. and we're going to have other chairs be a part of that task force as well. We're going to have a lot of meetings and we're going to address a lot of topics, but we're

going to write the show and put some things back in the bottle that have been unleashed where growth has gotten out of control and it's going to start here with y'all. So, thank you for giving of your time to this community, you know, and to this. So, thank y'all and welcome. Thank you. Thank you, Mayor. All right, approval of the minutes. Uh, may I have a motion to approve the minutes of the July 16th meeting? Huitt second. Okay. Um, all in favor say I.

All right, that's unanimous. Unfinished business. There is no unfinished business, so we'll move on to new business. Uh the first item of new business, item A, uh will be for a public hearing and a decision by the planning commission on a street name application. A motion and vote by the commission are needed. So item A is STDV06612025 consideration of a public hearing for a street name request from Brendan Bar of One Street Residential proposing to name four new streets off North Point Circle. The affected parcels are identified on Bufort County tax maps as indicated in your agenda. And I'm going to declare this an open uh public hearing at this time and invite uh deputy fire chief Joha Fister uh for the presentation.

Good afternoon. I am Joha Fister. I am the deputy one of the deputy chiefs at fire rescue. Um I'm just going to say a few words about addressing um and then I'm going to turn it over to our communications manager to present. But um just because we have new people, uh a lot of times people wonder why the fire department does the street naming and addressing and um it is because it directly affects our 911 um response. So we have our own 911 center on Hilton Head Island. Um and so anytime you call 911 it comes into our center and um there the addressing is done in with the standards of the National Emergency Numbering Association. So that is why street naming and addressing gets presented by the fire department and we make the decisions. Um we vet them. make sure that we don't uh continue to have duplications within the county um and that we don't have duplications um within the town either. So with that, I am going to let Kathleen um present the street name.

Hello everyone. It's good to see you again. My name is Kathleen Blitzfield. I'm the 911 communications manager. And give me just a second to pull this up here. So, we are here today for you all to review and approve four proposed street names that will be making up the North Point workforce housing development. Those street names include North Point Circle, Fairfield Station, Dune Brook, and Fen Cliff Trail. Um they will provide direct access to the proposed multifamily dwelling units located in this proposed development. So we'll start with North Point Circle. Um North Point Circle has been around for a long time since the 1980s. Was originally supposed to be a commercial development. Um over time it has transitioned to the current vision of being work for work workforce housing and that name North Point has been around for many years. It meets the criterion of the land management ordinance because it's name that has long been associated with this parcel. And we're also removing the E at the end of North Point to rectify the unconventional spelling. It's just unnecessary. Fairfield Station. Um the name Fairfield Station that refers to the Fairfield plantation that was located where these parcels are now located. Um once again it's associated with it meets land management ordinance because it is associated with the history of the parcel and also it hap this Fairfield Station Road happens to run in front of the Fairfield Station post office. Dune Brook court combines the imagery of

the small dunes found along the ocean and a freshwater stream or creek, also known as a brook. This meets the land management ordinance because it refers to natural features um located on the landscape. And finally, Fencliff Trail. Um it runs along a bioail. I had to Google this word myself. I apologize. Um, it's kind of a man-made marshy area that's a buffer to a wetland area and it meets the land management ordinance because it's associated with natural and man-made features within the parcel. So, um, I used my very poor paint skills to try to give you all an idea here of where exactly this is going to be located. You can see that this building 213, that is the location of the post office on the north end of the island. To give you an idea of where this is going to be, here's an aerial view provided by the developers that show exactly where this is going to be located. And here is the site plan with the four different streets. So you can see Fairfield Station here, North Point Circle, which will be the main road running through here, Pen Cliff Trail, and also Dune Brook Court over on this side. Uh North Point Circle, Fairfield Station, Dune Brook Court, and Fen Cliff Trail all um meet the criteria set out by the land management ordinance. We vetted it. Um, and we recommend that you accept these treat names. Does do any of y'all have any questions?

Questions? I invite the um the public. Any any questions or comments from the public? Seeing none, bring it up here. Could we have a motion to approve those? So moved by Mr. Lubot as second. Second. Any further dis. Sorry. I make a motion that we approve the names as submitted. And I'll second. And no further discussion. All in favor, raise your right hand. All oppose. It's unanimous. Kathleen. Thank you very much. Thank you.

Okay. The next item of new business will be for public hearing and planning commission discussion. You'll recall that last month uh we recommended to staff to proceed with this LMO text amendment and we're bringing it back here. Staff is bringing it back here uh for our review. So at this point open public hearing and invite uh director of strategic initiatives Ben Brown for the presentation. Good afternoon, Mr. Chairman, members of the planning commission. It's an honor to be here today. The last opportunity I had to support the planning commission was back in March. That was when we proposed the text amendments as well as the zoning map amendment for the North Point initiative. And in large part, my original involvement with this application goes back to the work that the town had been doing with North Point. Joel Taylor, the CEO of the hospital, reached out to me about two years ago and was asking questions about how the town is addressing workforce housing. And one of the questions from Joel was that he and his team were having a lot of challenges recruiting uh trained folks to serve the hospital. And he also explained that they had some abandoned offices on the hospital's campus on Bethea Drive. And these are the offices that have been sitting vacant since 2016 since uh Hurricane Matthew. And the question was, could these offices be repurposed for workforce housing? And the uh the as the chairman had mentioned at the last meeting, the applicant had asked the planning commission, would the planning commission be interested in advancing a text amendment application? because an application like this requires both an amendment to the text of the LMO, which we'll talk about in just a second, as

well as an amendment to the map. And the map is the PD2 overlay as part of the uh the master plan for the hospital campus. So, we're going to break this up into two sections. And I know the applicant's here today to provide a uh a thorough report on the ZMA portion. And I'm going to tee it up by talking about the text amendment. The purpose of the amendment and this was discussed with the planning commission. Uh Sean Ler was in front of you last month and talked about addressing the shortage of housing for essential workers, health care, first responders, service providers, and a whole lot more. and to allow workforce housing as a conditional use in the medical district currently. And this was discussed briefly with the planning commission at the last meeting, but there's a provision in the LMO that would allow workforce housing in the medical district, but it's only by the conversion. You would have to convert the existing buildings into workforce housing. And that doesn't work on this property for a few reasons. In large part, it's the existing condition of the buildings as well as that formula for conversion just really isn't feasible for the site. And you you asked us at the last meeting to share some photographs and I'll show those to you in just a minute. Those were also included in your packet. We also want to ensure compatibility with the existing medical purpose, the hospital, the clinics, the related services. One of the questions that has come up recently is okay if housing is allowed in the medical district, if workforce housing is allowed in the medical district, is that going to push out any of the medical uses? And the way this is structured, and this should be very clear after we go through the text amendments as well as the ZMA amendment, but this is a two-part concurrent process. We have to amend the text and then we have to amend the map. And it's essentially a belt and suspenders

approach where if this were successful, this is only allowing workforce housing on the 12.6 acres that that we'll discuss today. Here's the the parcel and it is one, two, three parcels. I think we all know the location. We have some more maps as the presentation goes on today. Uh there's a lot of wetlands on the property and right here is the existing office building. These are the uh the outpatient buildings. It's about 24,000 square feet. Here's some existing photographs. Uh as you can see, it's not what you wouldn't suspect from something that's been abandoned since 2016. We can see that as we saw on the vicinity map, we have uh Hilton Head Plantation. To go back to the map, that's here on our northwest, we have Main Street to the south. And then we have the text amendments. And this is up on the screen more for illustrative purposes than to actually be able to read them. But in your staff reports, we have the the actual amendments. And I'll go through these relatively quickly and slow down wherever the planning commission has questions. And I know the uh the chairman will have a public hearing for the text amendments as well as a public hearing for the zoning map amendment. And we'll talk through what the action of the planning commission is in just a moment. But the uh first amendments is to clearly allow the construction of new workforce housing in the medical district. Right now it is only by

commercial conversion which has a formula for commercial commercial conversion. But if we're going to allow the construction of new workforce housing, there needs to be a density in place to to calibrate that. And the proposed the proposed density and this came from the applicant is 10 units per acre. To give some context when we talked about North Point that was ultimately 14 units per acre and the the the amendment was not to exceed 15 units per acre but we calibrated that. That was based on a variety of one two and three mostly two and threetory buildings and that's also on a major arterial. Bethea drive is not a busy road. So the 10 units per acre is a a more appropriate calibration for this location. We have some amendments to the text that would clearly allow, if permitted, the construction of new workforce housing in the B district. And I'd like to make sure and I open this up for discussion. And I know you you probably have some questions as you're reading through the staff report, but I will read a few of these amendments with the goal of uh starting some discussion. But when we talk about the uh under residential uses for mixed use, mixeduse development in the med district shall be permitted either as part of a commercial conversion that includes workforce housing or PD2 district overlay that includes workforce housing. So it's it's the two. It's either commercial conversion or it's part of that PD2 master plan. The next section, multifamily use in the medical district shall only be permitted either as part

of a commercial conversion that includes workforce housing or part of a PD2 district overlay that includes workforce housing. The last section in this in this area in the medical district, properties developed for workforce housing shall only be permitted either as part of a commercial conversion that includes workforce housing or as part of a PD2 district that includes workforce housing. The last section is the workforce housing program. This is the proposed amendment based on the direction that staff had received at the last planning commission meeting in the medical district. If workforce housing development is not part of a commercial conversion, then the maximum density in any workforce housing development is 10 units per acre if at least 30% of all units within the in the development are workforce housing units. And Mr. Chairman, I can continue going. I can answer questions. It's whatever uh best supports you and and your commission.

Uh why don't you continue questions at the end of the presentation?

Then the next portion is is this in compliance with the criteria in the land management ordinance. I won't read this to you because it's in your staff report and uh I know everyone has already reviewed this criteria. The findings uh staff has found that this is in support of the criteria. It supports the economic growth and housing goals of the comprehensive plan. It responds to changing conditions by aligning development requirements with strategic objectives. Addresses a demonstrated community need for workforce housing. Upholds the intent of zoning regulations by allowing reasonable limited increases in residential density when consistent with town goals. It ensures workforce housing development in the med district is appropriate and compatible locations. And um this this goes back to it's not allowed everywhere within the medical district. If this amendment is approved, if the corresponding ZMA is approved, it would only be allowed on the site that we're going to review in just a few minutes as part of the ZMA. Today the planning commission has the following actions. Uh recommend approval to town council, recommend denial to town council, recommend approval with conditions of town council, or postpone action to a specific date and time. Um these these are our recommendations that the planning commission follow one of the four. I would encourage you to um to seek some some discussion amongst yourself before deciding which avenue you want to pursue. Thank you.

Thank you, Mr. Brown. This time, I'd like to invite public comment on on this session of new business. We do have quite a few people signed up to speak on this item, but they just in general wanted to speak on this housing. So I don't know if you want to take them now or after the next one. Well, um the next one is related to this one. So perhaps we just wait and and Okay.

at that time. So this time I'll bring it back up to the dis. Any discussion on on this item? I I notice that Mr. Brown put another um memo out to planning commission uh asking us to potentially postpone the action on ZMA until September 17th and listing a number of areas that he believes further detail was uh was required. I was wondering if we might have him discuss a little bit about uh some of those points. Thank you. U the bulk of the questions that staff has been receiving are more associated with the the zoning map amendment. However, with respect to the text amendment, I want to make sure that the planning commission really understands the the impact of the amendment. And also that uh if there are questions with respect to the ZMA, I wouldn't advance the text amendment separately. I would keep the the two of them together. And it is staff's recommendation to delay action on the ZMA until the September meeting. Uh, with that in mind, and we'll talk more about that when that public hearing opens up, I I would keep the two applications together, but I do want to make sure that if there are any questions from the planning commission with respect to to any of these amendments, we have those addressed at the same time that we are reviewing the ZMA.

Thank you. Yes,

Hi, Mr. Brown. I think this question is going to be for you, too. So, if we go look at the um current text amendment um under allowable principal uses right now, are you suggesting that this these three parcels remain flexible for things other than residential or are we suggesting that we're going to now commit to residential there and that's it in perpetuity? The way in which a text amendment is drafted, we can make certain that it is only for residential. As it's drafted now, it would be either residential or medical related uses.

And when you when you say medical related uses, can you expand on that a little bit? In the in the PD2 master plan, it refers to medical related uses and uh clearly the outpatient offices are a medically related use. Um housing housing is not. Okay. So if I understand the maps we were presented the last time are basically using every buildable portion for workforce housing. So why would there be any need for medical use on those three parcels if we're committing them to workforce housing, which is a commercial use basically? Yeah.

Going back to the map here, if if it's the direction of the planning commission to only allow residential uses on this, we can absolutely craft that language to support that.

Well, I guess the question I'm asking is what's the value to the town? I can understand the value to the property owner in you know in 20 or 30 years if the building isn't maintained they can always convert it back to medical uses but what's the value to the town in and its uh residents to going to not making a fullthroated commitment to this being residential and that's the end of it not turning it to commercial backed up against a residential piece of property. The the only thing I can think of off hand is if the uh applicant did not advance the housing, it would still leave that door open for the hospital to uh to put offices on that site.

Well, they can do that now, right? That's by use, right? They can do that now. And what this application is proposing is not to prohibit that, but also allow residential on the site. And what they're proposing is to put all residential on the site. Right now by right the text would allow offices on there. That that's not changing. It still will allow offices on there but that's not what they're proposing currently. It does not allow housing and that's what they're asking for.

Okay. I guess I again from a resident's perspective, if we're going to go through this effort and really sort of switch this up to a much more intense use than it's ever been, and this this wasn't abandoned in 2016 because I personally was there in 2021 using the facility. So, it wasn't abandoned in 2016, but there are Hilton Head plantations up against it. Um, and what I hear you saying, and correct me if I'm wrong, is that if for some reason this project doesn't go through, they could go ahead and develop it by right as medic can, you know, renovate it and tear down the building to do medical offices. Is that a correct?

Today by right? Yes, they could they could renovate the site for medical offices. Okay. And also under the way the text amendment is written right now, in 10 or 15 years, if something should blow up and the workforce housing was no longer a structure that's desirable, they could turn that building into medical facilities or offices or whatever they wanted. Yes, sir. Okay. Thank you.

Anyone else? I'm just add on comment commissioners. I'm just going to add a comment that from my perspective I see that as just at keeping flexibility there to keep both uh possibilities so that if for some reason 30 years down the road the buildings become derelict and get knocked down then because that whole region is still medical. It would give flexibility to either build new workforce housing units in that spot or medical in that spot which is still a designated medical area is the only thing I would add to that. Anyone else? Okay. Um could you um go back to our options, our voting options slide. Okay. I think it um what I heard Mr. Brown say is that we want to keep the text amendment and the map amendment uh coinciding with each other. It's it's likely that we'll the advice for the map amendment will be to delay until next month's meeting. Um so so given that given that piece of advice, would anybody like to make a motion on the uh new business at hand?

I'll make a motion. Yes. I think we given that Thank you. Given that we'll make a motion to postpone what's been discussed today and we're not going to we should not close a public hearing. We'll keep it open till September 17th our next regular meeting. That's that's exactly how I would phrase the motion and I would even go so far as to say September 17, 2005 at 2025 2025 at 2 p.m. Thank you. I have a second on that second

Cordes. Um, any further discussion? All in favor of the motion, raise your right hand. Opposed? Motion carries unanimously. Thank you very much. And stay up here for what's next. Um, so item C will be again for a public hearing and commission discussion on the zoning map amendment. So this this item is for consideration of an ordinance of the town of Hilton Head Island to amend the official zoning map with respect to the real property located at the drive to amend the Palmetto Headlands/H hospital master plan within the plan development overlay district PD2 for Bufort County tax map parcels R5108. 8 triple 0 337A 0000 and R510 008 triple 0 0337 0000 and R 510 008 triple 0452 0000 to change the allocated uses from commercial use to commercial or residential use and to provide for severability and an effective date. Uh this is now open to public hearing and Mr. Brown, floor is yours.

Thank you again, Mr. Chairman, planning commissioners. uh in large part because of my involvement with the North Point initiative and as the town has been recruiting to fill our open planning director position. I've been receiving a lot of questions about the text amendments as well as the corresponding ZMA. So I am happy that we were able to get through the text amendments fairly quickly because it's hard to completely understand the whole story without seeing the the two together. And the text amendments and zoning map amendments are linked. The text amendment allows workforce housing in the medical district. Again, that's the construction of new workforce housing. And the ZMA, the PD2 master plan amendment applies to the subject parcels and allows either, as we discussed, medical or residential uses. Currently, it only allows for those medical related uses. staff. The planning staff has put together a map here to show the various uses that are permitted in the U PD2 overlay and the applicant requests amendment to the Palmetto Headlands and Hilton Head Hospital PD2 master plan for the 12.6 acres on Bethea Drive. The current medical zoning within the PD2 overlay only allows medical related uses. The proposal would add residential uses including workforce housing for essential work for work workers. Approval depends on the companion text amendment to the med district. And what staff has is requesting today. And this is why we are recommending that the planning commission postpone action until the September meeting is some additional information on design standards such as site layout, buffering, circulation, infrastructure, architecture, and open space. And I know the applicant has put a lot of time and effort into this and they're going to present this in just a few minutes. And

the goal of today is for the planning commission to ask questions, provide feedback, and be in a position to take action at the September meeting. This is where the additional details are included and I know the applicant plans to address these today. And uh as we discussed, it is going to be staff's recommendation to postpone action until the September meeting. But I'm really hoping that based on today's discussion. Uh the planning commission's questions will be answered, the public's questions will be answered, and the applicant will receive clear direction on what's asked of them before the September meeting. The that ends my portion of the ZMA application. Thank you.

Okay. Thank you. At this time, I'd like to invite public comment. Sir, I know also the applicant is is going to make a presentation. Great. We'll start with the applicant.

Give us a moment to get started. Good afternoon all um thank you very much council um town manager mayor um and um for having us here today again and I would be remiss to not acknowledge um the staff as well. We've been engaged with the town of Hilton Head since uh the beginning of the year and have had tremendous support from the likes of Ben, Sean, Sean, Michael, uh Trey, Nick Day, Michael, Brian, and Michelle and many others. But just it's been a very collaborative, wonderful process at the same time while they were also entertaining a massive project which of North Point, which we are so impressed by to the team and the town, anyone that's here is a wonderful execution. we know how difficult it is and the patience and excellence that that's went through. So, wonderful um applaud to that team as well.

Hey Keith, uh for those that might not have been here at last uh our last meeting, can you introduce yourselves?

Absolutely. Yes. My name is Keith Kreski and Brian, my partner Brian Quinn. We form Leavo Development. We're here with our partner CCDC and Novant Health. Um as you all know those familiar names. Um together we are click through here. Um Sorry. Um I want to quickly walk through a quick agenda but here introducing our team. Um the team here is proposing obviously you've heard before the land owner is Novant Health. Avoid will serve as the developer and CCDC as a critical partner in a joint venture between the three organizations. CCDC will also serve as the property manager and operations. So we'll talk about that a little bit more in detail. Just wanted to lay that out a bit. So just for the quick, this is not as long as it looks. um just wanted to walk through we want to do an introduction to the team walk through formally what we are requesting. So Mr. Brown mentioned about the text amendment we want to dive in a little bit deeper into the ZMA and I know um Mr. Redmond you had some questions with regards to the memo that came out with regards to need for additional information. Um we'd like to walk through some of those elements with you and also point out where those were in our initial application as well. So I just want to take a minute to do that. We also want to discuss our compliance with the workhouse workforce housing framework. Um and then do a quick proposed overview of development. I'd like to invite our our friend uh Mr. Taylor from Novon Health and then talk through um and have our friends from CCDC have a few minutes as well. Does that work for the group?

So just a quick we talked through this quite a bit but the team is Novant Health AO and CCDC. Um we walk through that a bit. Uh we also have support from the community foundation of the low low country as well as lowco fund as part of our pre-development uh and planning efforts for this engagement. So just to review again for consideration and I want to focus focus this on the ZMA the zoning map amendment for parcels in the PD2 overlay at Pomemetto Headlands and Hilnet hospital. Um the the changes needed as we mentioned again I don't want to repeat myself to allow new construction of multi for multif family workforce housing which is currently limited to conversion. Why does this matter? We again we've talked about uh in many times in this room and throughout the public the address the need for the critical uh the critical need for attainable housing. Um it directly supports Novant Health, a wonderful provider of critical health services to our community and it does align with very well with the town's comprehensive plan and workforce housing framework. Our commitment back to you all the town and the community is that we will exceed mass and scale and aesthetic standards for compatibility within the environment. It's not a speculative environment. This supports essential workers and hospital operations and via CCDC. This is a very long-term effort with CCDC with a 99-year commitment to helping support workforce housing on the island and throughout Jasper and Beaver counties. This is a very been a very collaborative process with the town and multiple stakeholders in the community as Wend mentioned. And then it's a a very sustainable design exploring renewable energy and high quality builds that are up to modern-day standards to comply with some of the changing weather patterns that we do have and sometimes unfortunately face here in Hilton. Some of the um hot spots on on the proposed development would be we are proposing 126 units on 12.6 acres. Only five and a half of those acres are developable. So about seven acres will

be remained wetlands and green space. Um there'll be a mix of one, two, and threebedroom apartments. We have made the commitment for 30% of those units to be at or below the 80% AMI level. And onethird of those units will be reserved for Hillad Hospital employees. at the start. We anticipate growth in the change in needs and also Hilton Hospital will have a right of first refusal as leases turn over. So as their needs change and as their workforce is they will be the first in line for those as part of this agreement. Our projected grants that range from 1600 to 3500 that 3500 number is reflected of the of the three bedrooms. So to accommodate um that size um we'll have a community center, a pool, small pool, green space, very heavy landscape buffers which we'll dive in deeper to and then interconnected pathways which also has a very place to the wells and interconnected community to where many of these workers will be um employed or residents will be employed. Um we'll be engineered to meet 2023 storm water standards and and exceed those d guidelines which Brian will talk to later. And then we will be at impervious coverage of greater than 30%. Which um is a high quality standard compared to recent developments. So I'll start here with the commitment to the workforce housing framework. Um there are four key tenants that we would like to speak to. Um a that we are reserving 30% of the units committed to um at or below 80% of AMI. Um novant house priority. really a strong focus on the working middle, the work for rate balancing. So we have middle inome housing really the sweet spot of this um development will be focused on that 80 to 120% AMI where we have so many of our workers and educators healthcare professional service workers many staff that work at the town and and other support agencies that really are are struggling to find places to live where they work and to

really help build that culture of community not only as a commercial partner but also a resident of the island. And then local worker preference. So as we've discussed as the tenant of the workforce housing framework is local residency and CCDC as a property manager will enforce income residency and local worker preference provisions to ensure that all units are prioritized for health um essential service providers. I'll pause there. Any questions that I can answer with regards to the workforce housing framework?

Can I ask one? Um so I guess the one question is under workforce rate balance um you talk about the other 70% I believe um being up to or near the 120 but it does say maintaining a mix for the island's workforce. So are we saying that 100% of these units will be for Hilton Head Island workers? We're we're saying that 30% will have that income ver that um employment verification as part of the workforce housing framework. We have not we we want it to be employment verification as many standard leases do. Um this is designed for active workers in the community. So they're contributing to um it is not designed to be a retirement faced for active workers. So, and CCDC can can comment that as well. But part of that piece will have an employment verification.

But where I'm going with that is so will that other 70% be for workers who work on this island versus Bluffton Okat Buford? That that's a great point. We will have prioritize priority for Hilton Head residents. Um it does make it um challenging for the number of units we do have to limit only to Hilton Head. there will be preference the work the workforce housing requirement that 30% will meet that um we can dive into that a little bit more and understand some of the the the questions on that um it was a recent point brought up up to us this week so I want I want to dive into that um not saying no to that but it's something that I think we need to discuss with with the team great question

any other I have one can you go back one slide Can you speak? Sorry, I went for Oh, one one of your slides indicated that that oneird of these units would be for Hilton Head Hospital employees. Is that Sorry, I'm It is only going one direction. I apologize. It's all right. I'm pretty sure I saw one of your slides said that onethird of these units would go to Hilton Head Hospital employees. Is that right? Yes. One third of the Yes. One third will be employee. Yes. So just looking at the 30% requirement for workforce housing, those employees would be that entirety of the 30%. Is that

No, thank you very much. We we'll clarify that point. The the Novant Health employees will be uh they're just committing to that number to start. Um but our that's not going to be just at 80% AMI. They have workers across all income bands, levels of employment. So from from physicians, technicians, nurses, um managers and other staff. I won't speak for Joel on that one, but it will be across the gate. We will have so it's not just for that. So we did we did change some of the nomination around that because there was some confusion with 30% being 30%, but that's not that's not the goal. I'm ju I'm just trying to trying to to the extent you can talk about it trying to find out what percentage of these units could be available to other employers on the island potentially right

70 of the 80% AMI or is that of the workforce housing dedicated units I think that's hard for us to pinpoint the exact number now but I I will say um and maybe Mr. Taylor can speak to as well. The the efforts of this this development for Novant is across their employees. And if we look at that AMI restriction, that AMI rate, which I can get to it without screwing up the presentation here, um maybe I'll get to when we get to this as well. What what I'm going to suggest is let's let all three of your uh team members go through the presentation and then we'll we'll ask our questions. And I think that'll that'll um

be more efficient.

Um looking through so what is the concept looking at the the night andale comments here? You've all seen the draft of uh or the the location map um where we are. We've seen some uh current photos of the site uh which we've already seen. We don't need to do that again. But here's the current Southside campus. And here's a line of our conceptual mapping, conceptual drawing. Again, it's very clearly in red, conceptual for site plan and capacity study. Um, we're looking at the walkability to the hospital. Um, the loop around road there is Lamont and then at the where the purple uh dots are there, that is Bethea Drive. Um, that leads into the proposed development. Want to speak to?

Yeah. Um you'll notice on this map here um this is obviously a conceptual drawing that we've been through uh with some of the town officials. Uh I think it goes back well our our final meeting of the capacity study was April 22nd um when we reviewed some of this with fire department and you know some of the critical um departments related to design in the community. Um so we have reviewed this with them related to the the loops around for you know fire engine um EMS um you know working through a lot of this stuff. Obviously we're still in final stages of kind of pulling some of this together. Um but really pulling those center buildings back that B and C. Um that's um we'll show a slide in a second to show you kind of an overlay of what's existing versus what's here. Um, you'll also notice the uh type-c buffer that is written at the top there. Um, currently a PD2 U headlin. You're going to hear us say PD2 a lot. Um, we're going to be referencing PD2 Headlands Hilton Head Hospital. Um, so it kind of flows a little bit better when we keep on saying PD2, but this uh this PD2 is required to have a type B buffer. So the type C buffer is uh something that we've recently been talking with Hilton Head Plantation on as well to kind of work together with them. um the intercon interconnected community aspect of this. Um you can see some walking trails around the perimeter of everything connecting buildings in together and then you see our kind of you know our our our attempt at uh land planning here with our purple line here. But uh we've been talking with Joel and his facilities manager about an interconnected pathway in between Hilton Head Medical and this community. Um at the bottom of this al also kind of almost where the white starts um that is Main Street and you can see the um the walkability to Main Street as well. But uh here's what I'm here's what I'm kind of referring to. Do we have a laser on

this? Is there a pointer on this? Um does that show? That shows. Okay. Um currently some of the buildings that you've seen in place right here. This is this is obviously the overlay of the existing versus uh the proposed or the conceptual. I'm sorry, I should say conceptual. Uh this is uh this is an old garage space that essentially for storage. A lot of landscape materials and things like that are in there. Uh the old pulmonary center is uh right on the line right here that is back in this location. Uh the larger building that I think everybody kind of recognizes with the pool behind it and the rehabilitation facility. Um if you look at kind of where that awning or drive under motor court, whatever you want to call it, portico, um the point right here is essentially the start of our building. So, just as a reference point, if you're kind of looking through some of this, um you're obviously seeing as well, um the larger kind of L-shaped building that's in the back right here, um currently the um trash reservoir or the trash pickup is right along that line, um of HHP as well. So, um you can see we're kind of pulling everything back, grouping the buildings together so that they're a little bit tighter, our interconnected aspect of things um you know, and we're really trying to promote this walkability. looking here at conceptual design of the building as well as uh trying to present um the look and feel of the community as well. So there'll be four of the buildings. Uh the bel beneath is more of the updated architectural rendering and then the above image is is a design for how we'd like to keep the natural aesthetic and landscape around the site truly encompassing uh much of the natural landscape there. um through our discussions, recent discussions with some of the Hilton Head Plantation residents, which we are extremely sensitive to, and I I I know that we're going to have, you know, some

input obviously, um which we certainly welcome, but um the uh the sides of the buildings, especially the ones facing Crooked Pond area, uh we're slated to not have windows, so nothing looking over. Um and then obviously our buffer which we'll talk about in a second. Um that will help to kind of um mitigate some of this as well. Um we are we are slated for three stories right now. Um the uh current height restriction um if the uh if if the previous agenda item goes through um we're sitting at 45 ft uh which is standard for that med district. um Hilton Head Plantation, you know, their a lot of their a lot of their architecture is sitting at 35, just for reference. Here's a quick snapshot. You don't need to read through it, but wanted to make sure we're encapsulating some of the design, engineering, and community integration highlights, and I think it will play uh well into the conversation when we talk about the PD2's design standards. Again, full compliance with storm water ordinance, responsible designs, reflect the character, aesthetic, and expectations of Hil Head. We're incororating high performance st sustainable design principles pri deep deep prioritization of environmental preservation um uh introducing the landscape buffer which is exceeds expectation with type C um strict adherence to the town's mass and scale requirements maintaining that 30% impervious coverage and then also adhering and deep support for the comprehensive strategic plan I've outlined each of those line of items to the comprehensive plan we don't need to do I can make this available for you. But the keynotes that we we've highlighted here uh the reasonless pursuit of excellence which we look at look at the new standards for design and operational excellence. Um strategies for the people for our people obviously demonstrated need for workforce housing. Um and commercial impact on Main Street area as well. Revi revitalizing and

modernizing the economy workforce. We can walk through each of these, but we do have references in this document to where we include this in our narrative as well. So, I'll take a moment here, give myself a breath, um, and talk to someone much more engaging than myself, Mr. Taylor from Novant Health. Good afternoon, everybody. Joel Taylor. I have the honor to lead Novant Health Center. You know, this this concept was really uh formed in our executive team about two years ago and with thanks to Keith and Brian and the CCDC partners before you is a real workable solution for certainly the hospital but also our community. The desire is that it is workforce housing. So in my opinion, I think one of the initial questions was this is 100% workforce housing across the bands of AMI. Now I will certainly yield to excuse me Keith and Brian as we work through how do we finance it in those pieces, but this is a private solution to a known problem on Hilad Island. From a hospital operator standpoint, we have somewhere in the neighborhood of 70 vacancies today. And so if we and right now, Hilton Hospital contracts approximately 30 contract labor personnel to fill a portion of those vacancies just so we can continue to provide essential, excuse me, essential services. This is one of our efforts to solve that vacancy issue. It's a significant one. It's different and we recognize that and appreciate as as Brian said the feedback from Health Plantation. We want to be good neighbors. We are a community service.

We are going to continue to do that. This is an opportunity I think that's pretty unique to us and can be a pretty substantial win for the entire community, not just the hospital. So, appreciate uh the consideration. I will certainly be around to answer your questions at the appropriate time. Thank you. and congratulations on 50 years. Thank you very much.

What we'd like to do now again is talk a bit about the what the items with more regard to the PD2 overlay and the Highlands neighborhood which includes Hilton Plantation specifically the Crooked Pond neighborhood within Hill Plantation as well as um our alignment to the design standards within the overlay. So um over the past month I began conversations uh earnestly with plantation about a month ago mid July um and having conversations about the proposed development and how we may collaborate together being very transparent on communication and wanting to put us ourselves out there to have those dialogues to really share um our proposal and proposed development as well as see receive feedback from those especially in the Cricut Pond neighborhood who will be um impacted the Um we have in that process we've also engaged with the leadership from uh Hill Plantation um and asked that the architecture review board their ARB be involved in our landscape design and noise and light mitigation. So we'll be looking to their design standards for within the neighborhood and bring them out to the guideline. So we want to make sure that there's a very deep and and and and earnest effort to have the best outcome possible. Um with regards to responsible design buffer setbacks and neighborhood protection. Brian, I'll lean on you to lean in there to talk some points.

Yeah, I don't um I don't know how in you know how in tune you are with the the buffers and you know candidly I have to reference the the LMO restrictions quite a bit with buffers too because there's quite a few things in there. But one thing that may stick out with the type-C buffer and Mr. keepers here as well. Um the um the current standard for a type C buffer anywhere from 15 to 20 feet um and um obviously some overstory trees as well. Um I believe in that um is a three-foot fence that is required um through a type C buffer. Um it can be a fence or it can also be I believe a hedge of some sorts. Um we didn't feel like that that was appropriate for full privacy. So, we're actually elevating our type-C um to engage with um you know, obviously the ARB's input as well. Um but we'd like to propose a sixoot fence um along property line. Um you know, and and we've you know, we've had some positive conversations. Um obviously, you know, any change is is difficult at times. Um, and you know, we proactively have been trying to, you know, engage in conversations with everybody to make sure that we're we're really trying to be good neighbors. I mean, I' I've been here 19 years. You know, Keith is a resident of Hilton Head Plantation. You know, um, we we really want to make sure that this is a community effort to to try to, you know, lessen than, you know, lessen this as much as we possibly can. some other examples of our collaboration um protections and uh so looking at we've we've talked through many of these uh these items as well so I don't want to I want to get to the the meaningful discussion um when we we tal this is the first but let me let me address kind of um Mr. Mr. Redmond's initial item and through Ben's memo uh this week. Uh the request for additional information was specifically around

um relations to Pomemetto Headlands and the PD2 and how our align how our project aligns with the um the master plan design. So I want to walk through some of those elements. There were nine um that were included in our application. On the right hand side we do have um that reference in in the attachment of our application. But we really want to and ask if there's u any other information you think available or you would like. Um but again the key points for arrange development of uses clustering of development integrated and circulation system infrastructure and integration street design ownership and maintenance of open spaces architectural guidelines and standards and adequate acreage. We've made a very thoughtful effort in advance of our application to also put supporting detail in our application and how we would address this for PD2 for Pomes and we're open to any questions on that or wanted we can walk through each of these individually but this was the piece of information that I I believe that the town staff thought that would need more information for your review. So happy to walk through that process.

Keith, I'd like to kind of just take a I mean our our application did not specifically detail the PD2 Palmetto Palmetto headlines HI hospital directly as a question and answer. There wasn't a Q&A list out the A through H. But I I respect the staff. I really do. Um and we've been working very closely together with this. Um it's in our application. It's in it's in the details. We go back from April 22nd when we were going through our capacity study related to clustering of the development, the circulation system, the architectural details. All those items have been discussed. Um, and you know, we we do feel that we have what we need here. So, I don't I don't want this to go through as, you know, a non-prepared application. Um, because we've worked our tails off to get this to where it is. Um, but I'd like to actually just, you know, pause for a second and see if you guys have any questions of what what else you feel like we're missing, um, in this in this detail. Um, could we uh possibly first hear from from your CCDC partner? Yes. And kind of wrap things up and then we'll u pitch it back out to the um to the community.

Good afternoon, Mr. Chairman and commission members. My name is Dave Wetmore. I'm the vice chairman of CCDC. And CCDC is all about workforce housing. That's the be all and end all why we exist. We are going to serve as the property managers for for this project. But let me tell you a little bit about CCDC. So

about two years ago, a a bunch of concerned citizens were got together and were worried about walking into restaurants not being able to be served because portions of the restaurants were shut down due to lack of service. We had friends that had gone to the hospital and couldn't get admitted to a room and had to stay in a bed. Sorry, Joel, you probably know about this, but you know, they had to stay in a bed in a in a hallway until something opened up because there weren't enough uh nurses to take care of that patient. U we've had difficulty getting skilled workers come to our house and take care of the problems that we had. So, we decided why don't we try to get together and see if we can do something about this. and we formed a 501c3 corporation about two years ago and uh we started to work on trying to buy properties and dedicate them to workforce housing for 99 years now. Why do you say 99 years? What the heck is that all about? Well, this problem exists throughout the United States primarily in resort areas, but it's in towns, beach towns, and also ski towns. It's primarily because the property values get so high in those resort areas that the workers can't afford to live there. And lots of people have come up with solutions. There's we're doing something that's been done across the country. But what happened was they would put 15-year uh provisions on the projects or they would have 10% or 20% or 30% of the project would be limited to workforce housing and then after a certain period of time it reverted to market rate. Whoever owned the project at that period of time the price went right up and they made millions of dollars. We don't need to make any money. We have no profit motive whatsoever. We want to solve the workforce housing problem. And so we by a deed have a 99-year restriction to use our properties for the AMI levels at which we're serving. So what what have

we done to date? Well, we own 40 properties now. We bought 40 properties in the last two years. The only way we could do it is to raise money because if you buy a property at market value, you cannot charge the rent which meets the AMI requirements or you'll go broke. you'll be out of business so fast it'll make your head spin. So we raised 20 almost 27% of the 10.5 million dollars we have in pure donations. We also have offered private mortgages which offered a return which is less than what a bank would charge. We also uh had altruistic capital. So we went out to individuals and we convinced them that this is a problem needs to be solved. And we have people that invested 3 million uh in 3% promisary notes. And so what we basically did was bend the cost curve in order to buy these properties. And so you can see we've we have both properties on Hilton Head and Bluton. Why do we have that? Hilton had to give us $600,000 and uh Buford County gave us $600,000 and we had to use those funds in the areas where the money had been given to us. So we are dedicated to workforce housing. That's the only thing we care about. All of the all of this, just to make it clear, all of this property will be dedicated to workforce housing. The first question that somebody's got to ask you, do you work here on Hilton Head Island? Second question is what what is your income and what is your you know how do you fit into that requirement. So uh that's going to be the first and foremost thing we ask. Now if we can't fill the units with demand from workers logically then we might we'd open it up to others but I don't think that's going to be a problem. So 100% going to workers. That's what we're all about now. We want to solve the problem. Thank you.

That concludes um our portion of the presentation. Thank you very much for your time and materials available to you. Thank you very much. At this time, I'd like to open it up to uh public comment. Um can you help us staff? Yes. The first one we have is Chester Williams,

Peter Christian. Mr. Chairman, members of the commission, I'm Peter Christian. I'm the general manager of Hilton Head Plantation. Sat in your seat for seven years. So, do a good job and know what you're going through. Um, Hilton Head Plantation is an employer and I employ over a hundred people. I have four golf courses. I have a marina. I have a restaurant. They all need workers. They all come over that darn bridge. We are committed to solving the problem in many different ways. Our board president, Margie Lewis, right there, signed a letter to the Secretary of Transportation for the United States in support of the two million $200 million grant to do the westbound span of the bridge. That's how serious we think this problem is of getting workers onto Hilton Head Island. Many of these units could support many of my staff members, many of my security team, many of my other workers who commute long distances to come to work. The devil is always going to be in the details and obviously everybody wants workforce housing, but the rub is going to be if it's close by someone else, how is it going to affect them? Uh, Council Member Tuner probably two, three months ago contacted me and said, "This may be something that pops up and introduced me later on to Keith and his team and Mr. Lewitz and I met with them months before and suggested that they come to a public meeting in Hilton Heck Plantation to make a presentation which they did in July. very well attended. Members of the

community attended and we encouraged Keith and his team to reach out to the direct folks in Crooked Pond who are going to be affected by this. They further indicated that they would be willing to submit any plans to our ARB and work with our ARB to design the buffers, design the building, design the setbacks which was very very much ex accepted by us. The Crooked Pond folks have concerns and I think those concerns uh need to be heard, need to be mitigated and hopefully we can come up with a solution that works for everyone because we are in desperate need of workforce housing. Every one of us knows that it's not the only thing we need to solve this problem. The transportation piece is huge as well. So it needs to be several time but so far they have been very very willing to work with us and we want to continue to work with them and I know that this is just the first step in in a very long process. I appreciate your time and your commitment. Thank you.

Thank you Mr. Christian. Next Suzanne Mccclure. done this before. If I do it wrong, I'm sorry.

Um, Mr. Commission or Mr. Chairman and Commissioners, um, I am a resident at um, Crooked Pond Association and I am the treasurer of that association and we are very concerned. We just recently found out about this, so we're not very prepared, but we had a um, resident who um, I think is here, Mr. Eric Frost who put out a letter and he CCD uh the board. So we took that letter and sent it out to everybody in our community. We have 240 homeowners in our community and we have collected comments go and I'm happy to give you guys this. I have another one at home if you want it. um of concerns. There's one person in this um bat who is all for workforce housing. And yes, I understand that we need workforce housing, but when you think about it, you've got light shining in our eyes. You've got 200 parking spaces, I think, with all night long coming and going because hospital workers are at different shifts and all that. That's right in our back doors. That's right in our windows. That's right in our whatever. And they talk about these six foot buffers, but they're talking about three story. You've got pools, private pools that these things are looking at. You've got drainage concerns. You've got right now we've had um the fences cut behind where they're right where they're talking about and um cut people have cut through the fence and come into the property and and you're only talking about putting a sixoot buffer in there and that buffer might be trees and people can get through that. I live on Edgewood, which is the road that runs I guess think parallel to what they're doing. People walk in out of the right near the firehouse. They walk into our community without going through the gate or anything. I I live right there at the very very end. I see them all the time

coming through there. We have a lot of concerns about um you know, security and and like I said, lighting, noise. It's right by our pool. It's right by our tennis courts. I looked at the plan before I bought my house 7 years ago, 7 and a half years ago. It was a medical facility. It wasn't residential. It was going to be open from 7 or 8:00 in the morning till 5 or 6 at night. Maybe there would be not one night a week that it might be later, but it wasn't going to be 247. It wasn't going to be noise. This was a commercial and it was designed that way. And now, I mean, it's it could affect our home prices. because it could affect other things. And the one thing that one other thing I wanted to ask is so if I heard right 10 units per acre, five unit five acres are developable. Therefore, that's 50 units. How do we get up to 126? They're putting all 126 on five acres. That doesn't meet any criteria that was just identified by you guys. So, I mean, I I know that there lots of others want to speak too, so I don't want to take up any more time, but there's lots and lots and lots of things I think that really need to go into this, and we need to be better protected as homeowners in in Crooked Pond.

Thank you very much. Thank you so much, Ron Zamura.

Mr. Chairman, council members, I am the president of the Cricut Pond Association. And we do have a lot of concerns like you heard from my treasurer Suzanne. Um the one big thing I pointed out what Suzanne just said, five acres are buildable. 10 units per acre equals 50 in my book any day. Why are we squeezing everything in there? If we have to build it like that, can we turn one of the buildings perpendicular to our fence line? Take it out being parallel to our fence line. Make it perpendicular so then the people are not looking over our fence line. Let them look at their neighbors across the parking areas. I spoke with the fire department yesterday right outside our main gate. And Ryan Novas, I believe that was his name, is very nice. He gave me information about what they need for their trucks to go through. Now, I don't know if any of you ever been in Aquatra. I know people that live in there and that's a tight community. He showed me a picture of one of their trucks with his arms or his legs fully extended. He goes from one parked car to the other parked car. I get that. I think it's tighter there than what it would be in this new community here. Even if they turn the buildings perpendicular to our fence line, they do have access to get in there. the height of the fence. Brian told us at a private meeting that the town regulation is only six feet. How much what is the height of the fence down Beach City Road by Palmetto Hall? That's not six feet. Um fully against reszoning that to residential, keep it commercial, put the medical buildings back in there. Thank you.

Thank you, Larry Bourne. Good afternoon.

Thank you all for your service. Uh my request is pretty simple and as Peter alluded to, the devil's in the details. I think it's in the site plan. The orientation of the buildings are critical. I built my home 19 years ago. My wife Beth is here with me. Uh we've lived there for close to 20 years. Um I'm at number 19 and I butt up against what would be the back elevation if the proposed site plan was approved. Uh I could potentially have third story occupants uh peering down on me. In our neighborhood, we have provisions, rules, and regulations for privacy. I imagine most all of you live in that same sort of condition. The thing that I would request is that as you're looking at this site plan, take into consideration what that will look like pairing over the fence. That's not what we purchased 20 years ago. It's not what anyone in this room, I think, would uh want to see. And having said that, I'm an advocate for construction and development. I've earned my living and lived my life supporting that. Um, and I understand the need for workforce housing. I think it is a critical thing. We can do the right thing by doing the right thing with this site plan and orienting, you know, the amenities and the buildings in such a way that they won't impact the folks on the other side of the fence. Uh, I would also suggest that when we have what appears to be a final or you know, the first real draft of a site plan to to go to the bank with that we get to see what the occupants will see and that can be done with a drone or

possibly viewing towers that I know builders build, you know, for certain lots where people want to see what their views look like. Okay, I know in this way it's in the reverse, but I think our privacy is of utmost importance. That's why we chose to live there and I would hope that you all would consider that. That's that's really all I've got to say. Thank you. Thank you, Sher Wright.

Thank you all for seeing us. Um, I have a few concerns. Was a traffic study done for Beach City Road, Main Street, any of that? What all those apartments will do for that area? They're small roads. When we purchased our home, that was zoned medical. And now you want me to not look at a singlestory medical building, but a threestory apartment complex? It's not right. The lighting, the noise, three stories. Why does it have to be so big? You've already approved the one down by the post office. You're getting a lot of units in there. Do we need this much and they're only saying 70% or 30% for the hospital? Where are the other 70% coming from? You don't know where they're coming from. They can't tell you where they're coming from. And I have to take exception. They have not worked with the Crooked Pond neighborhood. letters were put in our mailbox this morning. So, no, they have not consulted us and we are angry.

Thank you, Barbara Schroeder. Thank you all as being a crooked pond.

Oh, sorry. Thank you for seeing us, hearing us, and caring. Lived in Crooked Pond, 30 years. They're smaller lots. Yes. However, we're a community and the fact of three stories with a sixoot fence and minimal buffer or clearance. We need affordable housing. We've needed it for 30 years. and all my predecessors that just talked. I agree. Thank you. Thank you. Eric Frost.

Good afternoon. My name is Eric Frost. My wife and I live on 26 Edgewood. Uh if you look at the pictures that came up of the existing site and you appear through the bamboo you will see my house. So that's how close we are. We're about uh I'm trying to think the existing parking lot that's there is about 20 ft from the uh the Hilton Head Plantation fence. So it's right there. I'm going to just briefly share my story. Others have done the same. Um we started a search looking for a place to live about five years ago. We looked all over the east coast. We picked Hilton Head Island because I read that there was socially responsible development. We love the fact you keep the trees, the signage is back, you do all these things to kind of keep it natural. Uh, and we picked a gated community. So, we wanted the security of a gated community. So, I retired. uh bought a house in the middle of COVID which was a really adventure for us. Uh we have improved it. We've actually spent more on improvements than we pay for the house at this point. It is our forever home as long as I can be upright and take care of the house. Um I think this is I understand the need for it. Really do. Um, but this is really going to fundamentally change our neighborhood. It's quiet now. It's just a great little neighborhood. Um, and I'm concerned about things like flexibility. We mentioned, you know, keeping it for medical use as well as res residential. What if they put up the apartments and then they want to stick in some medical offices in between or an

urgent care center or whatever else on the same property? I'm also concerned long term. The hospital is turned over several times. What happens if it gets sold out again? What if they want to sell the property uh that the apartments sit on? Um those are all things that we just if we're going to be there forever, this could be five years, 10 years, whatever, as long as I'm still here. Um I'm also concerned about the financial viability of it. Um I you know if you get 30% from the hospital you got 70% elsewhere to make it viable you got to have the units filled. So what happens if and may not happen but it may happen. What if you fill threearters of them and it's not viable and you got to fill the other quarter? Are you going to start changing the rules and letting in other people? I also have concern with only one person in each unit. So, if you can have six people in a three-bedroom, you have one that works in the hospital and five who don't. So, who are the other five people? Probably husbands, wives, it could be kids, I don't know. But, uh, that is a concern. Um, I do have to admit I did speak with Keith. Uh, he's been open with his plans, uh, and been very helpful. He's listened. Uh we've listened to the things that they've got planned, but we still have concerns. Um I'll be honest, uh looking I've been here five years. Um this island's becoming too developed. I purposely didn't pick Florida and it's starting to feel like Florida to me with traffic and with everything that's going on. It really does. So, um, I hope you listen to us and be great if we could find another place for this. Understand everybody has the same thought. We want it, but we just

don't want it next to us. Well, lucky us, we it's next to us. So, um, if it's going to happen, we really got to talk a lot more. We need a taller fence. We need more things done, uh, to really reduce the impact on our neighborhood. Thank you again. Thank you for your time. Appreciate it. Loretta Brim,

I'm the next door neighbor of Eric's and I'm a little concerned about the upkeep of the property by the CCDC who maintained the property of the medical buildings that are there now that are in disrepair. I mean, five years down the road, they talk, you know, what's going to happen to it? Are they still going to manage it? And is there any anyone over them who can oversee it through the the town of Hilton Head? I mean, we've lived in this house less than a year and we bought it for the privacy of it. We have an easement property on one side and we have the woods in front of us, which now we're going to have a three build threetory apartment building and I'm not happy with the additional uh lights, noise, and maybe and potential flooding. Eric's been out there up to his knees digging out the drain because of the flooding and we're going to have all that extra water and stuff coming through that area. So, that's my concern.

Thank you. And that's everyone who signed up for public comment. Okay. Would would anybody else um like to opine? All right. Well, we will close the public hearing and um bring it back up to the dis here. Mr. Chairman, could you please uh reopen? Do not close the public hearing. Yeah, close public comment. That's right. Because we're going to keep it keep this going until our next our next um meeting next month. So, thank you. But I will bring it back up to us. Any questions, comments?

I I guess the one question I have is loom factor, which I think we heard from neighbors. U and loom factor is not necessarily good or bad. It is what it is. What is the view today from a property line to a bunch of dilapidated buildings is is an angle. Um there's a proposed um obviously drawing of three stories. there's a loom factor associated with that. Um it doesn't necessarily mean that the threetory ones create a greater loom factor if they're pulled back. Um but it would be interesting just to know how that loom factor is seen from the adjacent property line and or how that might change depending on what type of a uh you know barrier line that goes down there. um that might mitigate some of that. And that's a general comment. I don't I don't have the answers to that.

I'm I'm wondering if the uh presentation that was made today will be made available for us to look at more between now and the next meeting. There's a lot of good information in there. I'd like to wonder if that's if we would have access to that. Yes. Yeah. Thank you, Mr. Chairman. If I may add, the the reason that staff was not able to prepare a recommendation was because um we we need more information. And I suspect that the uh applicant will provide that information in advance of a staff recommendation being prepared and being presented to you hopefully at the September meeting.

Anyone else? Um, I don't know if this is a question for Brian or for Keith. Um, who actually owns the land in the building when this is all done? Current owner is Novant Health. We are engaging in a joint venture between Novant Health, CCDC and Abode um as the land owners and you want to speak about. Okay. So that that will will be in a joint venture. So that is the So it's going to be a separate corporation. Yes.

That's set up. And who's the primary is how how who who is primarily responsible for that land and building CCDC. So that's interesting. Um the other question I have is that um one of the things we talked about and I don't think you were here Brent at the last planning commission meeting was the drainage issue and you did bring up a map that showed the wetlands. I'm not going to make you go through that. Have you gotten a current um US geological map survey of the wetland situation as it exists now? And what is the date of that survey?

And we can I do actually have it if you'd like to review it or we can submit it with a packet. Um but you are going to submit it with a packet. Supporting documents. Um what ones right there? This was done I believe in February of this year. Okay. Is this is this a service it I'm sorry a surface geological survey or because I do know that that area of crooked pond

and Peter can correct me the people who live there can correct me if I'm wrong there's a big sort of I don't know what you call it drainage thing that runs on the norththeast side of Crooked Pond right and then I know that we've heard from some of the residents so um and And I know that down off of Hospital Center Boulevard where it meets Maid Street, it will also accumulate, water will accumulate. So are you at the point you can share with us how you're going to address the drainage and are you going to go beyond what standard because this is a much more intense pvious use imperous use than was on the property. I mean, not just simply from the structures perspective, the sewage, the water use, the pool. So, you know, is there going to be over-the-top engineering and is there any subsurface um water uh issues that we need to know about uh through the survey?

Uh so, uh when we go through um the process and we intend to have a major project review um which I mean we've got one on the docket today obviously, right? Um that's whenever we're going to be presenting our civil engineering and all the drainage studies, percolation tests, all the things that you know they they probe the land with. Um it is a civil engineer item that they're going to be running through all the drainage solutions. Um some of the um runoff itself. I mean there's there's substantial calculations that happen within that first six inches of water. uh which is realistically most of the time what the majority of the contaminants are is within that six inches. Um but uh preliminarily we have can you guys see my cursor on your Okay. Yeah.

So preliminarily we do have obviously we can't we can't dump up you know we can't watershed into the wetlands. So we do have a collection system that is going to go along the outside of the parking lot system. Um obviously when I say this I'm speaking on behalf of you know a conceptual plan here. um by ordinance and by design um we're not allowed to throw any water the opposite direction. Um so um working together of any of the additional watershed that occurs in this area um we we're absolutely open to um our PD2 um plan through this sorry where's the Yes.

Okay. Oh, headlines are head. There you go. This is it right here. I apologize. So, um, the PD2 master plan. Um, now given I I recognize I mean we're all reading the same thing. November 1988. Um however um there is a drainage system that's currently in place. Our parcels are right in here where the where the portion is. Um there's also um you know we don't have any of the details related to the additional you know uh RM4 district over here and how they officially drain everything. Um I would imagine they've got some interconnected drainage systems that you know um need to be sounds like you know need to work together on it but it's not part of our actual drainage system itself um I don't know if this is kind of answering some of the questions but the the drainage plan itself is

so let me just from a civil engineering perspective once you get this done and you you know we've heard the crooked pond people um sort of share their concerns certainly and I've seen Um, how are you going to ensure that especially as you come down to the point of the pie here where it all kind of like drains to um that that's a appropriate engineering system not for the site but that it whatever you do can be mitigated on the other side of that property line that you mean how are you measuring what the situation is now you know we talked about traffic before if you were here. Sure.

So, you know, there's a certain situation there. So, how are you going to measure the baseline? You don't have to answer that now. It's a question. No, no. And I think you know the what the baseline is and or can you make it better for them? You know, and I'm not asking you to answer it. I

No, no. I believe I believe the you know, if we get to the major project review, um I will assure that the civil engineer is here to help answer some of those. There's a bunch of calculation. I'm not I'm not an engineer with it to tell you exactly, you know, how much how much rainfall, you know, happens within that amount of time and how to actually, you know, calculate where it all goes. Um, but working together with them, I think I think it would be beneficial and and talking to HHP related to their drainage systems and their BMS and, you know, how how they manage any of that wershed, I think it's important to work together. Thank you. Any other questions, discussion? Yes. Thank you, Mr. Corners.

To Ellen's point, has your civil engineer informed you that you need uh storm water detention, underground storm water detention? There's

a significantly larger amount of impervious surface than what currently exists. So, I'm guessing that's probably part of the solution. Uh you're you're correct that there is more impervious not at um you know whenever you calculate the current versus the proposed um it's not as big of a delta as you would think there. Um however underground storage is a solution um as is detention as is you know of course in the construction world we just call them ditches you know but um those types of uh systems can you know can help this as well. Um so indicate whether or if you need those or

we we will need some Yes, we will need some collection systems. Absolutely. There's no question about it. Um pvious and impervious. Um if you look at the uh the the med uh zoning map amendment that or I'm sorry, the med text amendment that went before the ZMA, um you'll see on there, I believe the impervious coverage was uh saying 60%. um our calculations of what we've got with the entire parcel. I mean, we're we're in the high 20s. So, I mean, we're we're considerably lower. Other questions, comments? Could you put the uh site plan back up there?

Would you like to see the overlay or the the overlay of the existing? like to see what you proposed.

Oh, there's back. How many parking spaces total and how many are along that buffer line? So, we we did actually calculate count these up not too long ago. Um I don't want to go on record of telling you how many are right here because I can't remember the number whenever we counted these. I mean I

but uh yeah there's roughly about 27 from this midpoint which uh we do you know we do see that you know the general site plan of these properties is is the most critical in this. Um certainly all of it is incredibly important to work together on. Um we we do rec I mean we're we're seeing what's going on. So that these 27 spots right here um oh I mean that whole line. How many are in that whole line? Yeah, the entire community is 2011. Um, that is also something that So, so the whole line along that, sir. I mean, I count them. And then you got 15 feet

before the other neighborhood, right? Yes. Now, um, you know, LMO requirements, uh, I believe for a onebedroom, you have to have 1.4 four spots. A twobedroom, I believe, is 1.7 spots and a threebedroom is two spots. So, um that comes up as 201 for the unit mix. How small could this whole development be before it's not feasible economically?

I I that's a I think it's a question for we'd love to entertain discuss with for follow conversation. We don't that on I mean 30% for the hospital is great partial for the rest I mean you that's a pretty big development a lot of impervious all that parking you've got 15 feet of buffer that's it's pretty tight

so you know I I know we get kind of you know we're talking about the the other 70% here you know there council meeting yesterday there was a discussion about the airport coming through bringing 50 new jobs to the area. Um the base base salary of $81,000, you know, um that puts you right at the baseline for some of these AMI levels. So you've got 50 new jobs coming in. Where are they going to live? You know, um this is, you know, that that other 70% is designed to support the hospital as they need it and then support the rest of our island. Um, so, you know, I don't think that, you know, it's it's, you know, I I was talking to the the high school the other day. You know, they're uh the high school is the lowest attended high school on record of the last eight years for Hilton Head High School. And I asked them straight out and they said, "Well, it's because we don't have any young families here, you know, so we're we're not we're not bringing any young families. We don't have people that want to start their careers here. Communities like this. Start your careers on Hilton Head.

Thank you. Any other questions, comments? All right. Are we at the point where we could make a motion? I'll make a motion. Wheelie. Uh, similar to the text amendment. I think at this point we make a motion to postpone. Um, September 17th. Okay. Motion's been made. Is there a second? Second. Second. Any further discussion? All in favor, raise your right hand. Oppose. Passes unanimous. Thank you all very much.

We appreciate that. I looked at the 50 I know.

All right. If you all could

if y'all could uh could take the conversation outside, we'll continue with our meeting. All right. All right. All right. This next item will be for a public hearing and decision by planning commission on a public project review. A motion and vote by the commission are needed. So this is PPR0000119-2025. It's a request from Scott Harris with the town of Hilton Head Island for the public project review for a new park facility on townowned parcel located at 252 Wild Horse Road. The affected parcel is Bufort County Tax Map parcel R510 0030027 0000. Uh it is open to public hearing and I um invite um principal planner Brian Eber.

Thank you, Mr. Chairman. Um we're going to load this up and committee members. I'm trying to load this up from Let's talk a little bit about how we got here in 2020. Uh as we're developing the comprehensive plan, the looked at kind of a needs analysis of parks. So in conducting their needs analysis, they found a real need for a neighborhood or what they called a mini park at the time. So a mini park was identified uh both here for the Taylor family park and at the Patterson Park location as well in the in the 2020 um master plan for the parks and recreation. So what's happening today is that the capital improvements program section is starting to develop the plans for the different parks. Today we have a PPR for the Taylor family park and next month we'll have a PPR for the Patterson family park as well. But to talk specifically about a little bit about this park, um it's located at 252 Old Wild Horse. Um I don't have my map here. Um, and it's currently by Gum Tree, Wild Horse, and then Squire Pope is not too far away. Um, but the the Taylor family donated the land to the town. Um, and that's why it's named Taylor Park. But the land was most notably owned by the Mcnite family. And the Mc Mcnite family is is it's really pretty cool. They were known for being farmers and fishermen. And so that really helped create the theme of what the park is going to be. Uh we were able to create some interpretive signage signage and trails being proposed that relates back to the family that was

there originally. um have a be a very creative park, an area for contemplation, a small garden, a playground with fishing themed elements surrounded by our typical pavilions, parking, and a playground. So, it's like most of our parks, but maybe on a smaller scale, but maybe with more meaning because of where the land sits. Um elements of the design of course will be low country in nature. Um but we're going to treat the the trail system in a more natural way because this land has not been developed upon and um to to preserve what we have and retain the knowledge that's there. There was a meeting uh on Monday with the the neighbors and a couple of the members recall going to the to the land um and visiting the site uh with the Mcnites and there's a special pecan tree that's there and it's about almost 60 in diameter and so it's a rather very large and you can see uh some of the young uh pecans that have grown up next to it. It's really just a very dramatic uh feature of that park. So, we'll play upon that and do that delicately. We have the park designers uh here if you'd like to hear from them at all. But we we did take great care and ensure that this this park is part of was part of the 2020 master plan for the parks and wreck and it meets the the location character and extent of the adoption of the comprehensive plan. And that's really what we're asking you all to decide for us today if we are in alignment with our comprehensive plan.

Any questions you have of me or design? Do you have a schematic of of the parks uh that they developed? I I do. I'm having a a challenge opening those. Do you know where those might be located? Oh, just scroll down.

I'll spell scroll down. So, this is kind of the project site. Obviously, William Hilton, this is Gum Tree. This is Wild Horse. And this is Square Pope. Zoom in a little closer. Again, this is the roundabout on Square Pope to go to the back gate of Hilton Head. There's the Gum Tree. And this is the site. That site has a lot of wetlands on it. So, we're mindful of that. We're protective of that. will ensure that we we pre-treat any runoff before it goes enters those wetlands. And then I have here I have to zoom out a little bit. This is our current concept for the park. Again, we'll have a playground area, pavilion area, place for parking, and again a very naturalized u low impact trail system. As a result, a key aspect of it, I think, is integrating the existing pathway across the Wild Horse to make sure people can enter the park from the neighborhood that live on the opposite side of Wild Horse. I wish I had this earlier because I don't think this is quite describing limits of the park. Any other questions? other questions. Uh I tell you what, u before we bring it back up to the dis, how about if I invite the public uh for any comment that they may have? Yes, ma'am. You come and state your name, please.

Good afternoon. My name is Nell Barwell Haye. I am a fifth generation gulligichi woman and I only the park is very impressive. I went to the presentation on Monday night but I do have a question about my tax bill. Will this affect my taxes? Will my taxes go up? And what about the storm water drainage? with the water from the park drain on my property on Wild Horse Road. Those are two concerns that I would like to have addressed.

Okay. Thank you very much. And if if uh you could talk to staff before you leave here today, we will get your address and contact information. Thank you very much. Anyone else?

All right, we'll bring it back up to Das. Any questions? Um would the architects like to add anything? I I think I can her question about the storm water runoff. It's a very good question. Currently, all of the runoff that the park would have would throw flow through and into where number 17 is up here. So, we're going to direct the water. No water's going to be directed downward. be directed towards number 17 and that's a storm water basin. I I can't answer your tax questions but we'll get your information and provide you the best answer we can.

Okay, thank you. Uh public hearing's closed again. Back up uh questions from the DAS here comments. All right. Well, hearing none, would somebody like to make a motion on this item? Are we asked to move this forward or clarify what we're being asked? Yeah, we're being asked uh this is a public review. It it's a it's a public project review. Um I believe Well, would you answer?

Sure. Sure. Sure. So the the P planning commission has to make a decision whether or not the proposed development is consistent with or conflicts with the comprehensive plans and goals and you vote on whether you approve this plan. And I'm I make a motion uh to approve this plan and move it forward and I find it consistent with our overall goals and plans. Motion made by Commissioner Loall. Is there a second?

Second by Commissioner Seabold. Any further discussion hearing? None. All in favor raise your right hand. Opposed. It's unanimous. Thank you very much. Appreciate that. Okay. Next is uh public comment for nonaggenda items. Uh staff, were there any comments submitted for non-aggenda items? Chester Williams, did you want to

pass? None. Okay. Well, we'll move on then to uh commission business. Um first item of business is uh we have two vacancies in our um subcommittee, the Golagichi Land and Cultural Preservation Task Force and we need nominations to fill those two positions. Do I have a nomination for those position? Yes, Commissioner Seabol. Uh Mr. Mr. Chairman, I would like to uh nominate commissioners Loba and Huitt to be the two representatives from the planning commission to serve on the Belguchcci cultural land and cultural preservation task force.

Okay. Uh thank you very much. Are there any other nominations? Seeing none, um let's vote on the pair of of Huitt and Low Ball for um for um those two positions with the Golagichi Land Cultural Preservation Task Force. All in favor, raise your right hand. Opposed. Great. Thank you very much. Approved unanimously. Um, there is a second item on the agenda, appointment of board secretary for July 1st through June 30th, 2026. We're going to take that item up at a later meeting and brings us to staff reports. Uh, this item will be for the presentation of a development plan review for comment by the planning commission in regards to the North Point workforce housing project. A motion and vote are not required by the commission. Uh but our comments will be incorporated into staff's plan review. Um this time I'd like to ask um senior planner Michael Connelly to give us a presentation.

Mr. Chairman, members of the commission, if if Michael has no objection, I'd uh appreciate the honor to provide an update on the North Point initiative. This is uh particularly exciting for me today because we discussed this at length back in March. And I also have with us today Brendan Bar who's a managing partner and chief operating officer of One Street Residential, our development partner. We also have Robin with us uh who is the project executive and we have all worked together very closely and between the three of us we could answer any questions that you may have today. This is really a brief update and an opportunity to share where we're at and answer any questions. We all remember where the site is located. This is background since the planning commission. We talked about a lot of background leading up to the planning commission meeting on the 19th, but uh on the 19th, the planning commission held the public hearing and unanimously supported a recommendation to town council to approve both the the ZMA and the text amendment. Uh that was reviewed by the town council committee. The committee also recommended unanimously to forward that to town council. Upon first reading of town council, we received a uh unanimous support from town council upon first reading, second reading, and that's what put the zoning in place and allowed the one street team to secure their financing. And at the town council workshop recently, that's when uh One Street as well as RBC announced that RBC will be uh both a debt and equity partner in North Point, which is super exciting for us, especially I mean Brendan and I have been talking about this for three years and the fact that I can say it publicly,

it means a lot. And what are the next steps? Uh we have received the uh DPR support for both the conceptual and the final approval. The uh the DRB the design review board unanimously supported both conceptual and final. Really really well received. Uh the goal is to start construction by January 2026. Um when One Street and RBC attended our town council workshop, they both committed to doing their best to start construction by the end of this year. and substantial completion would be in 2027. It's about an 18-month build. We think it's about 14 months until the first units are released. So, our goal is to have folks moving into apartments in early 2027. The scope of the project, we've talked about this at length, but it's 11 acres of town owned land. It's a great location. It's energy efficient, sustainable neighborhood, high quality construction, 127 rental units. Early on, we were talking about what is the capacity of the of the site. Uh we took a deep dive into understanding what the site would yield and with a combination of one, two, and threetory buildings. Uh the site yields 157 units. Um I mentioned that because the development agreement said that uh it could go up to 170 if the site could support 170. Well, it can't. 157 fits perfectly on this property. It also includes a dedicated apartment for the full-time property manager, a two-bedroom apartment. It includes other amenities and programming as well that uh focus on the well-being and quality of life of residents. There's a community building with highspeed internet. There's a pool with outdoor communal spaces, grilling, pavilions, seating, and playground. One thing the DRB said is this is great. This isn't what you would typically

expect when you think about workforce housing, but this is a class A apartment community with class A amenities. It's something that's going to make all of us really proud. Walking trails, indoor and outdoor fitness stations, community garden, laundry appliances in each individual unit. And this is for Hilton Head Island's essential workforce, teachers, first responders, healthc care providers, and a whole lot more. But, uh, Commissioner Redmond and others mentioned today, uh, serving the island's workforce. North Point, you have to work on Hilton Head Island to live at North Point. That's that's really special and that's something that we heard from the community loud and clear. Uh, it'll serve 60 to 100 and 50% of the area median income with at least 50% of the units serving that uh, 60 to 80% of the AMI. And that comes directly from U RBC's partnership. They're Their investment in this initiative includes that term that at least 50% of the units have to serve under 80% of the AMI. There will also be affordability covenants on the property. So it will remain a workforce neighborhood. The goal is in perpetuity forever. The town is granting a 65-y year ground lease on the property. So after 65 years, uh all the improvements will come back to the town, but uh the the intent is that this will be able to serve folks uh forever. We talked about this at the last planning commission meeting, but the connectivity to the school campus is really important and we've been working closely with the US Postal Service and has taken a lot of coordination. I was thrilled when Mayor Perry received a letter from the US Postal Service of of their intent to sell 1.8 acres to the town. And that's something that I'd need to continue working through uh particularly as I I bring that forward to town council for their consideration. But that allows for really safe

connectivity to the school campus. We've studied this area a lot and Gumree Road really from school road all the way down. uh we can do a better job with connectivity to the school campus and that'll be incorporated part and parcel as a uh town CIP initiative as North Point advances. Here's our site plan. Super proud. We talked about this with the planning commission. Uh we have 55% common and accessible open space. That's best practices. We have bio retention areas throughout the site to collect and infiltrate water. Really good connectivity throughout the site. Uh we have lots of common open space. We asked our development partner to land plan the multi-purpose pathway. Uh that's ultimately a town's responsibility to construct that, but it's laid out really nicely in relation to the community. Uh we studied the neighborhood up in Marsh Point. We know that those are two-story buildings and they are about 35 feet in height. So, we land planned the buildings on the northern part of the property as also twotory 35 uh feet in height. So, it's it's very much neighborhood scale. We have some three-story buildings. We have some one-story buildings. Really nice pool area, a dog park. We also wanted to preserve this area along Jarvis Creek. There's about an acre and a half that'll be preserved in perpetuity to ensure good water quality and a nice amenity for the residents of North Point. One question that I've received a lot uh back when we talked to the planning commission u you all wanted to see some elevations which I look forward to sharing as well. But another question I've received a lot is uh what is this going to look like from William Hill Parkway? And if we go back to the site

plan, it was important for us to have the development at least 100 feet off of the edge of pavement. And you can see uh we've accomplished that. I know the LMO allows some flexibility within the adjacent street buffer, but we wanted to make sure as we presented this to the community that that we didn't take advantage of that flexibility other than the multi-purpose pathway so that it could really be set back. And I I've lived off Marshall Road for about 25 years. I think of the the apartments, they were Greystone lock, now it's Summer House, but as you're coming down the western side of Marshall Road, they're set back and it's heavily wooded, and that's that's a nice look. But this is what you see from William Hill Parkway. Uh yeah, you'll know there's there's an apartment in there, but it's it's set back. Here's a a better view, but it's it's heavily vegetated and with especially with those lobly pines and a lot of understory, it creates a nice thick buffer area. And then we look at the elevation plans, but it was really important to have a lot of accessible open space throughout the community. And uh across the street here is the pool. We have a yoga garden. We have a an edible garden on the site. And I I love this elevation, but as you're coming from the post office, from that that new frontage road, you're coming in. Here's our leasing office. Uh one story, this is the gym, the pools behind it, twostory back on the northern portion of the site. But the the goal today is really to bring you up to speed and share our progress. And uh like I said, be between Brendan, Robin, and I, I'm sure we can answer any questions you have. Thank you. Mr. Brian, great presentation and and kudos to you and your team here at the town with your with your development

partners. Very exciting. Very very much needed and um yeah, thank you. Thank you very much. Um comments, questions? Yes, Mr. Cordes. I just have one question. I'm looking at it and it makes sense how people are going to leave this community and go off island.

I think that looks easy. How did they go the other way? What's the what's the egress to go to say the hospital? Great question. I I went through that pretty quickly. This is where we talked about the enhanced pedestrian connectivity. We are also going to place a frontage road here and the goal of that is to primarily serve the uh the school campus and and folks that need to be heading east because right now North Point is one way in one way out. So it's it's it's westbound only. And I've talked at length with our traffic engineering department to understand what what that means to traffic circulation in the area. And uh I'm happy to get into the details but just to give a a high level overview they explain that based on the use and the unit count something like this in the morning uh during the peak hour the the busiest hour in the morning creates around 70 peak trips 70 to 75 depending on how they model it. And what that means is about 50 folks cars are leaving during that hour and about 20 cars are coming in. And then they went on to further say that they believe about 60% are going to head west, about 40% are going to come through. And I asked what does that mean? And I I just I use simple math, but let's say it's 5050 and there are 50 vehicles. That means that during that busiest hour in the morning that there are anticipated to be about 25 vehicles coming through here during that period. And it's it's interesting. And I've spent a lot of time looking at especially Aquaterara and the apartments on Marshall, but we don't see a lot of heavy stacking for these apartment buildings. And I think it's in large part because the uh distribution of trips for the various

jobs on on Hilton Head. Hopefully that answers your question. I'm a little confused. You say this is going to be employees.

Yeah. So, how could it be 60% traffic west? So, if if these are all employees, most of the employment is on the eastbound side of the island. So, how could 60% of the trips be westbound in the morning? And then the other question I So, that is kind of cognitive dissonance for me. Um, the other question I have is in the afternoon, especially when businesses are dropping stuff off at the post office and the school's letting out and the school buses come down bus drive and make the left on Gumree. I've sat at that Circle K intersection, there's no light there because the lights over here on William Hilton. I've sat there five or 10 minutes in the afternoon. if I forget not, you know, I shouldn't have gone there at 3:00 in the afternoon, but people will because businesses are dropping off their packages for the day and stuff. So, those aren't my two questions. I don't understand how it's 60% west in the morning if these are employees and I don't ask you to solve it now but um I'm concerned about the afternoon

during the school year that little you know that little leg between William Hill Parkway and the Marsh Point Hilton Head post office exit to the school gets you can sit there just change there's no question that intersection can use improvement and as you all know I'm not a traffic engineer, but I ask a lot of questions to our engineering team. And as they're doing their modeling, they're looking at folks who are going to the south end of the island, who may not necessarily turn eastbound here, who could go to Spanish Wells, who could use the Cross Island, but um they model this. I mean, I hope that answers your question.

They get to the cross island by coming down road, right? So, So this shift traffic have to solve it now. It's just making any sense to me. And there's no question that over time that that that whole gum tree area can can be improved. Other questions, comments right here. Yep. Uh just first of all, if you could go back to that rendering you just showed. I think the architecture is from my opinion getting better and better. It looks great. But two questions. What is the developable footprint in acreage? just a guess the entire site is 11.33 acres.

Okay, great. So that is that is the developable site. And then the second question is you talked about associated building heights in Marsh Point and what you were limiting yours to. If you go back to that rendering, you're saying that's about 35 ft to the Is that true? You showed a you showed that rendering, but then you showed a threetory. Yeah, there you go. There you go. Be closer to 45. Okay. Okay. Yeah. Our goal side closer. I don't have an issue with that. I'm just trying to get the information for comparison. Our our goal was to have neighborhood scale so to have the the variety. We what we absolutely didn't want was everything at 45. Thought it looked

Yeah. And you're stepping back and down at various places, right? And it's always a balance because we want to provide as much workforce housing as as possible, but we have to respect Illinois Island. Thank you. Anything else? See? Yep. Real quick, just out of that 12 acres, you 12 acres uh just shy 11.3 was is wetlands. Uh that there are no wetlands on that. I can Okay. show you the footprint of the site, but the wetlands don't start until Jarvis Creek. And we've had this delineated and the property line is the wetland,

but you can use it all. We could, but we we strategically are not using part of the All right. Thanks, Commissioner Sibo. Yeah, I wanted to add my congratulations to that of the chairman for for your work on this project and also to thank you for uh the amount of time that you invested on keeping everybody informed along the way. I I know you spent a lot of time with me and my former role as chair and you all you've done a wonderful job of communicating what you're trying to do and how you're how you're adapting to input and all that sort of thing. So, thank you for listening and adapting and and informing. I I consider this a generational opportunity. I'm just blessed to have the opportunity. So, thank you.

Shall we end on that high note? I make a motion to go. Thank you.