Board of Zoning Appeals - Regular Meeting

mber 17th, 2025 at 2 p.m. That means it's time for another planning commission meeting. Okay. 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 which it stands. One nation under God, indivisible with liberty and justice for all for all.

Okay. Adoption of the agenda. Um does staff have any changes to today's agenda? Yes, sir. No changes. Uh, may I have a motion to approve the agenda and a second? Second.

Okay, I got uh a first uh from Commissioner Whley, a second from Cortis. Uh, all those in favor, please raise your right hand and we will go with today's agenda. Thank you. Next up is the approval of the minutes from our meeting last month, August 20th. And uh um we did catch a couple changes. Um what was recorded on from the agenda were the planned presenters. They weren't the actual presenters. So what we did is we uh fixed who the actual presenters were from the uh minutes. Other than that, are there any other changes to the minutes from last month's meeting? Uh, may I have a motion to approve the minutes? In a second. Okay. So, we have um Low Ball made the motion. Huitt seconded. Uh, all in favor, please raise your right hand. And those opposed. All right. Next up, unfinished business. Um, I want to provide an update on our uh workforce housing application that we heard uh last month. It uh it was postponed from last month uh to this month, but the text amendment and zoning map amendments uh associated with that workforce housing uh proposal uh is not complete. It will come back to the planning commission at a future meeting hopefully real soon. All right. So, our first order of unfinished business then um if you recall back in our May 19th

meeting, the commission reviewed and recommended approval to town council uh changes to the town's traffic impact analysis standards. And when this progressed to council at first reading, uh, one modification was made. So that means with that change, it comes back here for our review and another recommendation to town council. So we'll hear that again at this time. Um, this is a consideration of an ordinance of the town of Hilton Head Island to amend chapter 16 of the municipal code, the land management ordinance to amend the traffic impact analysis plan requirements and traffic analysis plan requirements and traffic analysis standards and land management ordinance sections 16-2-103 16-5-106 and appendix D and providing for severability and an effective date and I would call on Shay Ferrar principal planner for a presentation.

Hi, good afternoon commission members, Mr. Chairman, um Shay Ferrar for the record and I'm happy to uh present this to you this afternoon. Um as uh he summarized the traffic impact analysis amendments um went to town council and changes were recommended to that. it does need to come back to the commission for a review uh to see if that's a recommendation that you would like to to make. So, um I want to highlight the change that was made to that um amendment. Um but just because we had three commission members that are new, I wanted to make sure that there were no questions about anything related to the initial review. So, initially there were concerns over our traffic impact analysis ordinance and whether it adequately um mitigated traffic that um gener was generated by new developments and redevelopments. So, staff proposed amendments to those procedures and requirements to better um navigate that and to allow for multimmodal um inclusion as well. So those amendments were were forwarded to town council with a recommendation of approval by the commission uh that went to the um community services and public safety committee following the planning commission and that was in May. Um they had questions and asked staff to look into a few um issues that they were concerned about with those amendments. So we did that. We came out of that with one proposed amendment which you see on the screen before you. Um that proposed amendment went to town council um on August 19th and they did first reading of that amendment. So now we're bringing it back to the commission to review the one change that was made by town council

um for a recommendation um of approval to include that amendment um as revised. Uh the amendment specifically addresses the exemptions from a traffic impact analysis plan. Uh when you determine whether or not you must perform a traffic impact analysis, you look at how much new traffic a site is generating or the proposed development would generate. um in the case where there's an existing development or a prior development that existed that that level of traffic generation has to be considered when you're looking at what is being added. So basically you must adopt for the existing traffic. However, there's a difference in a scenario where a site has been vacant for 15 years. It was previously a a convenience store, for example, but there's no um association from the public standpoint with any level of traffic from that development. Um so a time frame limitation on when a prior land use traffic generation can be considered um is what staff proposed and that would be a 2-year limit um which is based on the duration of time for which a transportation impact analysis plan is valid. Um so in this case if you have a development that was there within the last two years and it generated x number of trips at peak hour per day you can deduct that from what the new development would generate as a credit and that more accurately reflects the actual traffic that's being generated by that new development on the site. Um and so that is the amendment that you see here which says that for um proposed development that's located on a

previously development parcel, the number of peak hour trips projected to be generated by the proposed development shall be reduced by the number of trips generated by the previous development during the peak hour for the preceding 24 months. If the resulting number is less than 50 peak hour trips, a transportation impact analysis plan is not required for their proposed development. So that essentially is the only change that was made from the last time that the planning commission reviewed the proposed amendments. Um I'm happy to answer any questions that you have. Um we would be looking for a recommendation um from the commission to move this back to town council for second reading um with a recommendation of approval. All right. Any questions for Miss Ferrar?

Hi Shay, how are you? Um, so the 24 months, uh, where is that established from? Why did we pick 24 instead of 36 or 12? And if it is a best practice, what other local in the low country have adopted 24 months? Is that something uh Veresa that you might be able to speak to or we can definitely

Okay. Well, the 24 months as discussed when we were when we were drafting is based on a duration of time for which the the traffic counts are valid. Correct. And that is that was the sole reason that we used that for the amendment. Okay. I can't speak to the adjacent. That's not my question. Why are we picking 24 months? I know that's what you guys settled on, but where did you source that? Are there best practices in a low country so the public understands why we picked 24 months?

It's my understanding that it's a best practice and that it's a requirement that traffic impact analysis um plans be 2 years old. They are not valid after two years. So for example like a wetland a wetland delineation has an expiration. A development plan has an expiration. In the case of traffic impact analysis plans, what we found was a two-year limitation on that and that's where we uh that's what we used for the amendment. So to be clear, it's not a best practice. It's tied to how long a development plan is good for.

It is it is not tied to how long a development plan is good for. It is a best practice for transportation plans that we are using in this case. Okay. Well, you didn't answer my question, but I appreciate you taking the time, but I still don't know where the best practice sourced from. So, that was really my question. Okay.

Other questions? So, one of the best practices to take into consideration are traffic counts and a 2year-old traffic count probably need to redo that. So, when we look at volumes, existing volume on our roadway, that would be a best practice. After two years, I would want to recount. So, it's what you guys want to do here. Well, it's kind of a best practice in in the industry. Okay. Thank you.

Thank you. I I was going to ask clarification on that. So, is it South Carolina Department of Transportation? Is the US Department of Transportation who determines that that's best practice? I mean, is isn't there some entity that generally sets that up? I I think it's two years from a from a study standpoint that if you have a two-year-old traffic count, then it's probably needs to be relooked at and updated to get better data to get more accurate data for your existing conditions. Any other questions? Mr. President

Shay, I I saw one of the submissions from um our public asked a question about how do we look at uh a coroner. So, you know, let's use Marshall. So, let's say we have three different developments going on there. Um each one gets potentially a traffic uh transportation impact analysis based on the criteria is laid out. Is there any way to collectively say what's the impact? You know, three years from now, I've got X amount of of additional U development going on. Are we looking at what that particular roadway can really handle? Um, and now that we're all adding, you know, multimodal, um, it throws a little bit of a wrench in there. I know it's primarily, you know, cars, but obviously we are an island and we have thousands of bikes as well. How do we handle um you three developments, go-kart Course, um you know, the group that built uh down near the proposed park, um Aerys Property, I mean, if everything came together, how would we actually determine that the road can actually handle that or or that we would have to do something different for a development to be, you know, compliant with what what we're trying to do. I I guess I'm trying to avoid I think it was 10 years ago when some of the density requirements got changed and I don't know my ignorance. I don't know that that everybody looked at the overall ramifications of that

um for the the for specifically um developments incrementally over time because these traffic impact analysis plans have to be based on traffic counts. That is where you capture the additional development and that's the only way currently that our that our um ordinance allows you to do that unless the town engineer determines that additional factors should be included in the analysis. So if he knows that you've got a development um that's in the pipe for you know x number of units um it is possible to include that as a variable in the analysis. So that's where we capture um that's where we capture cumulative development impacts. The um comment that was made by Mr. McNair um I did I did mean to address that and we are appreciative of those comments. Um I think for the specific recommendation that he suggested relative to more of like a corridor type of overlay um we are going to take this and factor it into the full code overhaul so we can evaluate it more thoroughly and determine if it's something that we might want to utilize um with that overhaul. I

I think that's smart. Otherwise, it's like first come, first serve. And and if you're the last guy submitting, completely agree with that. But it should be spread out that that obligation should be spread out evenly, not determining necessarily when you got in. Agree.

Um, which was Mr. McNair's point and and we I think we concur. All right. Any other questions? Let's uh open it up to the public. uh see if anybody has any thoughts or questions. Hearing none, I'll bring it back up here. And if there are no questions, um can I get a motion to approve this uh request? Can I point of information before we make a motion?

Sure. So given what we talked about in terms of this cumulative effect, is it appropriate to make a motion with a condition or a note or about that so it you know it makes it through the pipeline so we know it's officially something we discussed and recommend. I think that's a good idea. And um so would you like to pose that motion? No, I was just asking a question. And I don't know if anybody else feels the same way. I I do. Um I'd like to at least get it in the record.

Okay. Um, well, I'll make a motion to approve the consideration of an ordinance of the town of Hilton Head to amend chapter 16 of the municipal code land management ordinance to amend the traffic impact analysis plan requirements and traffic analysis standards in the Elmo section 162103,65106 and appendix B and providing for severability effective date with the condition that uh the staff and the planners review the um consideration of cumulative effects and how it should be written into the ordinance.

Uh Commissioner Lobal, I I didn't mean to override your motion. Is that okay? Okay. Uh did you care to second that? Sure.

Okay, great. So, the motion's been uh made by Commissioner Whley and seconded by Commissioner Lobal. Um, any further discussion on that? Okay, see a show of hands. All in favor? Opposed? Okay, it's unanimous. Thank you very much, Shay. Appreciate that. Okay. Uh, new business. Um, this item is for a public hearing and action by the commission. Um, it is uh TPR 0000829-2025, a public hearing request from Scott Harris with the town of Hilton Head Island for the public project review for a new park facility on the town parcel located at 23 Mass Marshall Road. The affected parcel is Bufort County tax mat parcel R510 008 000000 008D 0000. Uh it's now open uh for public hearing and I invite Shay to present this one as well.

Good afternoon. Happy to be back. Um, so we are looking uh at PPR 829 2025. Um, this is for the Patterson Family Park, which is a newly proposed park on Marshall Road, if you're familiar. Um, if not, here's the location of that islandwide. And then zoomed in, this is uh Matthews Drive here, if you can see my cursor, and Marshall Road. So, this is a parcel owned by the town that was identified for a neighborhood park when we called them neighborhood parks. Now, they're referred to as mini parks. Um, so it's been on the books for a long time and now it's finally uh moving forward. Um, the public project review is a review that the planning commission conducts for compliance with the town's comprehensive plan. So um at a conceptual level when projects are identified um they need to comply with our comprehensive plan and be be either indicated as as as such um as a recommendation or as an a project itself in the plan. Um so when we undertake projects we have this review where the planning commission takes a look at a project assesses its uh relevance and consistency with the comp plan and then you make the final decision on this um whether or not it is in compliance with the comprehensive plan or not. So it's not a recommendation in this case you're the final decision on the application. Um, basically the town's uh comprehensive plan outlines that we would have best-in-class facilities, um, accessible facilities and facilities that are adequate for our community. Um, based on staff's review, it is staff's finding that it is in compliance with

the comprehensive plan for location, character, and extent. Um the extent of the project includes basically a new access into into a new park. Um there will be a pavilion, parking area, an activity lawn, um storm water pathways, and a marsh viewing platform just to highlight um the scope of the project itself. Um the character will match the existing parks that we have. Um it will feature low country design styles and um best practices for um storm water. The um location is a location that was identified for a mini park. Um it was identified based on the need in that area for a facility like this. So again, that um that finding by staff is that it is consistent with the comprehensive plan and we would ask that the planning commission make a recommendation um that it is as well. So with that, I can entertain any questions if you have any. And I also have Scott Harris here um with town staff um that can answer questions um as a project manager.

Any questions? Yes. Um Commissioner Seagull. Yeah, I I noticed that that is a very heavily uh treed lot. It's and some of those trees are going to need to be cleared, but it looks like a lot of them will remain in the in the design that I'm seeing here. Uh in when the recommendation came for the Mid Island Park, I remember a provision that removed some non-native species that had crawled in there and stuff and that sort of thing. Is there is there anything similar for the development of this park that's contemplated?

Let me see. Scott, is that a question that you could help me with? Good afternoon, Scott with the town. Um, yes, actually, uh, the some of the the landscape plan for this particular property, uh, we are trying to save some of the specimen live oaks, um, open up some of the views to to Broad Creek. Uh, but yes, some of the invasive species will will go away. And there are, uh, plenty of new landscape plantings going in along the way to uh to enhance the the landscape design

and so the specimen any any trees that are considered specimen would would remain undisturbed. Okay, thank you. Any other questions for Scott or Shay? Yes, Commissioner Wh. Uh question about um what is it called? The viewing platform. Is that handicap accessible? Uh it it will be. Um we're we're going to have paved pathways uh throughout that um what's laid out on the plan that encircles the the lawn. Um so there there will be hard escape and a way to make it all the way out there. Yes.

Okay. And it also says that on number one that there's five parking spaces. Could you point those out? I'm having I can see the number right right below the number one where where the the pavement kind of dips down a little bit that's going to be like parallel parking kind and what are those two I I know that um the the food truck area used to use a road on its right it's south or whatever to get in there. So we're closing that off eventually. Yes. So this this new access road will not only be for the park but uh will be utilized for the the other lots there in the area.

Okay. Because so what what's the purpose of the indents uh access to the beautiful Island Square area that currently the the lane Mingo lane uh is located on that property. That's the only access at the moment. Okay. So, is this going to be a public road? I'm just trying to figure out you're going to have people trans like people coming to,

you know, engage in commerce. So, so that's not meant because it has a borderline. So, you're actually providing two points of access into a private business's property. Uh, one one in, one out. And then there's also access to the uh the other lots there um in the in the back. And where is that? Because all I see is like a gravel thing where you see right where you see lot 13, lot 12, lot 11. Yeah. Um the the end of uh what we were showing as access road that that little hammer portion. Yes. Uh is creating then access to the other lots as well.

Okay. So then I'm confused about the graph. So when I look at this, when I come down one and I make the left, it looks like it has some graphic depiction of gravel and it stops. So I'm kind of confused how lot 12 13 uh 11 and 13 and 12. I'm I'm confused by this graphic. The well yes the what shows as as gravel is basically the existing conditions today. That's the underlying um layer of the Okay. So, we're not touching that. That's not part of any work the town is doing. You're going up to the Correct.

Okay. All right. I just didn't couldn't understand what's going on. That's okay. Okay. Thank you. Other questions, Commissioner Huitt? Um so, uh can you share with me any concerns that the local residents have had about this park? Uh No concerns at the moment. No. Okay. Cuz house number 12 is really close and so they've not expressed anything. Okay. Good. So far so far so good. Everyone's looking forward to to a new nice looking park in it makes a great backyard for them, right? But I just I just wanted to ask

it. It is meant to be community and neighborhood gathering space. Okay. All right. So, I'd like to invite public comment. Anybody like to share? Yes, sir. Mr. Scott, state your name. Taiwan Scott. Um, the owner of Beautiful Island Square. And I just want to say we we definitely appreciate uh working side by side with the town. Uh, this park is a long time coming. Uh, it's something that the community has been looking for uh along with the Taylor Park. Um, so we just appreciate um the connectivity with a vehicle and pedestrian. So we look forward to um it coming online. Thank you.

And there's no need for that grilling and roasting area because you can go to beautiful Island Square right next door. Anyone else public? All right, we'll close it to public here. Oh, yes, please. I have a couple of questions. Number four is a pavilion and it's covered. I don't think this is the the um time for questions. You can get with staff afterwards. This is just public comment. I'll just give my opinion. Y

number four appear to be covered pavilions. Where do you have an area for families to play? Where do you have swings? Where do you have a typical park setting or is this just funneling people? And I'm assuming there are tables and chairs under that number four. So, that's a built-in place to eat. So, who's going to keep this all clean? And those are my comments. Thank you very much. I'll invite staff if you if you would like to make comment.

Uh yeah, sure. Just for clarification, um the town is going to maintain uh this park just like the town maintains all of our other parks. Uh as far as play facilities are concerned, uh 7A, 7B, there's all all the the playground area here on the on the map. Um so there will be there will be play structures there as well. Okay. Any other public comment? Yes. So, I live in Please state your name as well.

I'm Hi, Kelly Pulfro. I live at Marshes at Broad Creek. And so, it was my understanding there's going to be an access from our development into the park as well, but I don't see anything up there. Any other comments? Okay. Thank you. Uh staff, would you care to address that issue? Uh there at at one point in the design process, we were talking about um uh walkway access. Uh yes, between that that development and the park, there there will be a way to to get in there from that side. Yes.

Anyone else? All right, we'll close the public hearing and and bring it back to the dis uh commissioners. Any any discussion? All right. Can I have a motion to approve? Uh second, Mr. Seabold. Uh again, no more discussion. Uh please signify your approval by raising your right hand. There's looks like it's um unanimous. Thank you very much. All right. Now we'll move to u any public comment on non-aggenda items. Uh were there any comments submitted on non-aggenda items today?

There were not.

Uh none. Okay. Uh we'll move on then to commission business. And there is none. Uh chairman's report. I don't have a report, but I would like to acknowledge and and thank um Miss Ferrar for providing a copy of the strategic action plan for the town for 2020 fiscal year 2026 through 28. This is the uh guide that's going to lead council and staff for the next three years. Obviously, uh we'll want to keep that as a resource for planning commission as well. So, uh, thank you again for making that available. Okay, we are now at staff reports. Um, the applications presented, the next three reports uh are forformational purposes only with no formal action required. The commission can ask questions and provide comments for staff. So the first one is DPR00001043-2024. [Music] Access Engineering Consultants is proposing the development of an Aldi grocery store at Sea Turtle Marketplace. The subject property is located at 80 Matthews Drive and is identified as Bufort County Tax Map parcel R511 00800 0156 0000. And I'd like to invite uh Michael Connley, senior planner, to um present this request.

Thank you. Uh my name is Michael Connley, senior planner and I'm the project manager for this project and for the next project uh that we'll be informing you about. So this specific project, the Aldi project 80 Matthews is um it's Mid Island near the Parker's gas station off Matthews in the rear at the uh green space, the green lot, the undeveloped lot. It's in the community commercial district. It's also within the airport overlay and within the corridor overlay. So, there are a couple different moving parts to this project. Um, originally this lot was part of um Honey Horn Plantation. It was broken off into a 12.2 parcel and that later became um the commercial subdivision that we now know as Pineland Station and Wood Lakes Villas. So, this specific parcel is the last parcel to be developed. The applicant is proposing to develop a 20,664 square foot commercial building with new infrastructure, parking lot installation, pedestrian access, storm water management plan, and landscaping. So, the current status of this project is under review. Um, there are a few remaining items that staff is reviewing and working with the applicant. And this is the site plan. So, I think we received an updated application on Friday and just for clarification purposes, they submitted additional application materials, not an updated site plan. So, this site plan is the current site plan. They submitted things like a phototric plan that the staff is reviewing and the DRB will also have to review and approve. Um so we we do expect to have that review completed soon but pretty much this is very very final. Um

a few key points of interest about this project. So I have three things. Uh one regarding the airport overlay. The applicant has received an FAA no hazard determination. So they meet the FAA regulations uh per the LMO. So that has been addressed and handled. access is another big topic uh for this project. So when we look at the um the new proposed internal circulation access, this is all new. Um Matthews is on your right hand side for orientation and then we have the driveway that starts here and we have the adjacent development on the south. So, what's being proposed here that's new is going to be this access that's going to continue on through the rest of the um the subdivision and provide access for semi-truckss and whatnot. So, that's another big point of interest is the access and the parking. The last point is just to um say that the storm water management facilities, landscaping and pedestrian access are consistent with the town requirements. Um and those are also being reviewed as part of the DPR. Thank you.

Okay, thank you very much. Um does the public have any comments? All right, bring it back up to the dis. Uh any questions for Mr. Connelly? My biggest concern, I guess, is is that it's right on where jets take off and land. It's it's in that footprint. You would think that you'd want to keep that footprint as clean and clear as possible. Um, apparently this is far enough away that the FAA is not concerned about it.

Uh, no sir. So emails and reports are included in the application materials. Uh we were working with the applicant for a couple months and communicating with the FAA just making introductions. Um so they have gotten approval. I can tell you the the proposed height of the building and the max allowed. 45 foot is the max allowed in that zone. Um and the proposed is 39T4 in. The FAA is okay with it. Anyone else? Yes, sir. Curtis, if I'm reading this right, the parcel to the left of that, that's Golf Galaxy. Is that correct? Am I in the right? That's part of that sea turtle.

Right. Yes, sir. Yeah. Pets Smarts over there. The Golf Galaxy. So, those are probably 354T anyways, right? And and is that the gas station directly above it? Yes, sir. Okay. Okay. Okay. Just trying to orient. So good.

So 278 would be up here and then Matthews would be over here and the stop light maybe right there. So it's tucked in here. In the recent submitt they did submit their um uh their fill cut sheet. So that was something we've been keeping an eye on the whole project. We really didn't want to see them exceed the three-foot limitation of fill. Um we got that reviewed it with um the flood plane manager and and that checked off that. So when you go there and you see it in person, it looks like it's dipped and you wonder how but mathematically the way they're moving the the fill it it's okay.

Good. Thank you very much. And if you'll stay up here, we'll introduce the next item. It's DPR 00000011042025. Uh Casey Warfield of Kinley Horn and Associates is proposing the redevelopment of 70 Pope Avenue for a grocery store. It's our day for grocery stores. The subject properties are identified as Bufort County tax map parcels R553 018 triple 0268 0000 and R553 018 triple 0269 quadruple zeros. Uh take it away.

All right. So this property is also in the corridor overlay being a part of the Kadian resort district. It's automatically in that overlay. Um this project came to the town in 2024, hence the the project number. I want to give you a brief history because I think it's kind of important. Um just to connect the dots. So in 2024, the applicate came in for a preapp meeting and in that preapp meeting um there were a lot of non-conforming site development issues that had to be addressed. So comment number 25 in the preapp corrections report um reminded the applicant that they could seek to use the substitution for non-conformities request form. So they did that in 2025. They um submitted the applications with that form included. So the substitution for non-conformance request form request to uh deviate from the requirement to bring everything into compliance. There were three items that they could not bring into compliance. Uh the first was the landscape medians. So the code requires landscape medians in the middle to be 12 feet wide and at the end of the bays to be 15t wide. Because this was an existing grocery store prior and asphalt was there. um they could not bring the site into compliance but they did find ways to improve the overall site conditions which I I'll mention after this part u the other this item number two the width of the parking spaces are required to be 10 ft wide per the LMO they were not uh but they were able to be nine nt so 6 in short of the LMO um they were not able to hit all of the required 61 bicycle parking spaces required, but they did uh almost double the number from 18, adding 14 more, bringing the total to 32 parking spaces for the grocery store. Um, so I just

wanted to bring your attention to that. While they have improved the site, um, they've removed a lot of imperous cover um, by reducing the m the number the by reducing the amount of the asphalt. So about half the parking is being ripped up and pavers, impervious pavers are being used and that will improve the site conditions not only for the site but also for the adjacent property. So if you look where's the north? Yeah. So if you look south right right below that across the street that's where Celebration Park is. And so we know a lot of people park over here and park over there. Um, we've had a couple inquiries about the parking calculations, which is why you see them circled in blue. So, the LMO requires a minimum number of parking spaces. However, if you want to exceed the minimum, you can. You just can't use her material. Um, so even though they're over the parking min the parking minimum, um, it's okay because it's going to be impervious material. Um, so they did provide a a parking memo and that will be a part of the application project folder. Those were the two big points of interest. Well, actually that was one. The parking was one I wanted to bring to your attention. Um, and the second one is when you look at this site in this site plan, I think it's unique and special a lot because it's in the Columbia Resort District. So, when you start reviewing this from a plan perspective, um, something that should jump out to you is the zone because in this specific zone, there are unique standards that are applied in 163105B3. There are modified adjacent use street setback standards. There are modified adjacent street buffer standards. The

density is modified. It's limitless. Um and max impervious cover is limitless as well. So for the applicant to be able to reduce the impervious cover and not max out development um was was very it was nice to see on on this side of the table. Thank you. Do we know what grocery store is going in yet? I heard it's confidential but I don't. Okay. Well, don't tell us. Want me to guess? I'd like to uh invite the public to make any comments that they see fit. Okay, we'll bring it back here. Any questions, comments for Mr. Connelly.

Mr. Connelly, quick question on the the nine and a half versus 10. I don't know what the average size of an SUV is anymore. Um, we've certainly all tried to park newer SUVs in old parking lots and and we know what that's like. Is taking that six inches off of the space in your opinion going to be, you know, any kind of a other than for a monster truck, uh, which we don't have many of those. NT is sufficient,

I believe. So, uh, being living on the island and being a part of the community now for like 15 years, Walmart and other areas like that, I know they can get kind of tight and unique. Um, but 6 in even with a massive SUV at the Publix on the south then, you know, see um see that other grocery stores from previous development, but no, I don't see as being problematic and neither did the traffic engineer, you know, so we're comfortable with this. Thank you, Commissioner. Wheelie. Thanks, Michael. This is really uh helpful. Can you just tell me what the the significance of the shaded area is? Is that where the impervious pavers are going to go?

So, this sheet is the overall site plan, right? And right now, oh, I'm sorry. The the ones closest to the building are asphalt and the impervious papers are the ones in the back. Is that what is that what this says? Yes, ma'am. So, if you were to go to the site right now, this would all be asphalt um and they're removing it and that they're also um removing asphalt from these other areas and putting impervious pavers to improve the overall site um storm water and uh quality site quality. So, will the space of those impervious pavers be 10 ft wide

since they're ripping everything up anyway? I um I I would have to look at the numbers to triple check because they're not on here and 6 in would be hard to to visually confirm. But without the numbers, I can't I can't answer that question. The reason I'm asking is if the standard is 10 in and they're redoing this area anyway, why wouldn't they do it to code? Well, I'd have to verify the numbers because the numbers aren't shown. I can't. Okay. Thank you. Yes, ma'am. Yes. Question. So, what is causing the limitation for bike parking?

Basically, a little more than half the requirement.

The limitation for the bike parking. So they are they are adding to the bike parking. Existing is hold on. I think existing is either 14 or 18 and then they're adding more to it. Um but not hitting quite the the 21 spaces. And I think a lot of that is is the site design when they're redoing the front over here and making the access easier. So when you go up there to get it to the entrance and without blocking the entrance, I think a lot of it has to do with with this part right here. Um, when we did the site visit at the preapp, that was one of our comments that we noticed that it was physically hard to get in there and if you were pushing a wheelchair or, you know, if you were walking with a cane, it we could see a lot of um, safety concerns. So, them addressing the larger safety picture um, and not adding bicycles that would inhibit or cause any kind of safety issues.

Okay. Thank you. Anything else? All right. Thank you, Michael. Appreciate it. Thank you. All right. Next, we have DPR0518205. James Atkins of Court Atkins Group is proposing the redevelopment of two Tanglewood Drive for a hotel use. The subject property is identified as Bufort County Tax Mat parcel R553 0180330 quadruple zero and I invite Brian Eber to present.

Thank you very much. Brian Eber, principal planner with the town of Hilton Head for the record. Thank you chairman. Thank you commissioners. Um today I'm um going over the project that I'm managing at to uh Tango Wood Drive. Um and Mr. James Atkins of the Atkins group is here in case we have some questions for him, but in essence what they're trying to achieve here. I don't know if if you were familiar with the Holiday Inn on Tangle Wood. This is like the commentary building that was right next to South Forest Beach. Well, they're proposing to tear that down and in its place put in a boutique hotel uh 20 units uh hotel. Um actually as part of this currently they have reduced the amount of impervious by 2%. We're going to gain maybe some more as we continue to work through this project, but it's currently under review. It's not approved, but it is a major DPR. everyone wanted to bring it to you uh to seek any input you may have and let you know what's coming. Um as you know may know this is in a what's considered a resort district zoning. So it is appropriate to have this sort of development within this zoning district of a hotel. In this district, they are allowed up to 43 different rooms, but in this case, they're only proposing a 20 unit boutique hotel style. And here's just kind of a location map. I think everybody's probably aware where that is. Um, and then what they've done here is they've kind of done a really nice rendering to kind of scale what the building will look like against its adjoining neighbors. So, it is three stories over ground level parking. Um, it's under the 60 ft building maximum height requirement as part of

the district. Um, I'll show you the site plan because one of the the considerations we had early on with this project um was our fire department being able to gain access to all sides of the building in case there were a fire and emergency. So on the plans you kind of see these these little squares and up here you see like a big grouping of squares. Well, that's really for like the fire ladder truck to sit. It's a permanent spot for them to go if they ever needed to go to fight a fire, but they're made out of what you would only see grass. It's called grass pave. So, it's permeable. So, all the rainfall that falls into it is there, but when necessary, it has the structural integrity to be able to support um the fire trucks apparatuses in order to fight a fire. And they did a similar approach over here on the close to the lagoon side as well. Um when I talked about reducing some of the impervious, they're thinking about making this radius uh a little bit different um where appropriate to clean up the site a little bit. They do have currently 40 parking spaces underneath the building. Um they're not required to have that many. So, we may they may choose to modify this. Again, it's it's still in review. It's not a final plan before you. Um, and then they have bicycle parking, which we know will be be very important uh given the area this that this occurs in. There is a substitution of nonconformity because the distance between the drive-in

lane and the drive out lane are too close to our standards, but they're comp bringing into compliance to the fullest extent that they can. And we feel that by making them one way in and one way out, they've achieved the goal uh and requirements that we have for the code. Um the grading and storm water uh review is still underway. Some of the storm water is managed by the town. Some of it um is under an easement. The same way with the pathway that you find along Tangle Wood is both on private land but within a town uh bicycle path easement. They're making improvements to it to help people know that hey, there's um people that have visual impairments that there's about to come across a uh a driveway. So, but I'd be happy to answer any questions that you may have and and James is here as well.

Uh let's uh ask the public if anyone has any comments. All right, bring it back up here. Questions, comments for Brian. Yeah, the the 40 parking places underneath a 20 room hotel seems a bit odd maybe. Well,

sometimes families come, right? These may be bigger. Some of these rooms are bigger, so they'll have two cars. Um it's kind of a boutique setting versus going to a a time share setting per se. You might get you might have more families come and so um it's up to them on the parking. I like it because it's under roof and it's not additional impacts to our trees, our vegetation or and our storm water. So they could do it. Hey Brian. Yes. Thanks. Uh just if you could stick stick with the parking for a minute. So that parking is all under the first floor of the where the of a residential. Correct. Underneath the hotel. Yes.

And there's one electronic vehicle parking um in the space. Yes, ma'am. There's a EV parking space. If I look at this schematic, they're going to come in and be parked bumper to fender. Yeah. Okay. Are you allowing EV parking under the residential section? It's Well, it's all hotel, so it's not residential. It's just commercial. Okay. But there's people going to be living in there. And we just had a

staying trans staying. Yeah. Hopefully their occupancy, they're going to want it like 90% of the time. So, let's just, you know, you know what the point I'm trying to make. Yeah. Um, are they going to be permitted to put electronic vehicles, EVs under there, or there'll only be one EV spot?

There'll be one EV charging, but they could park all of them EV. I mean, they're not going to limit the amount of EV cars that can be there, but there's only in required to have one EV parking stall. Um, and so if they were to add a second one, our regulations about ADA access might make a second bank. If down the road they wanted to have a second EV charging station, they could probably do that on their site, but pretty soon we get into a situation if if you go three or more, it gets really complicated from a building permit standpoint. Um, so Commissioner Low Ball,

just from a comment perspective, it's it's nice to see a a building design not not to take advantage of every height, every capacity that is possible and uh and and uh you know fits appropriately into the space and uh and I also like that there's potentially extra parking. So, usually it's the other way around. Usually there's not enough parking. So, I'm happy to see that. Well, it's nice we have a principal, Mr. Jane Atkins, who does adhere to and know, understands our codes very well. So, the um the the drive for the fire trucks, it's going to look like a lawn. Yeah. Yeah. That's the great thing about it.

Great. Yeah.

Yeah. I and while we don't have it here at the at this campus, you know, this I'm ready to see built and constructed so we can take photographs, we can show and you know, educate others as they come to the town looking to redevelop. Hey, here's an approach. I'm not sure how old I want to say it's about 15 year old 15 years Grass Pave has been in the business. So, they've been around a while and they have a proven track record of being safe and working over the years. It mainly started in schools so the fire departments could gain access to the rear some schools that were up against the property line. I do I do recall that. But it's it's been around a while and it's a really good product that's easy to install and easy to maintain.

Anything else? Kind of neat. We have like an extra minute if anybody has. All right. Well, thank you very much. Appreciate it. And if there's nothing else for the good of the cause, this meeting is adjourned.