Planning Commission - Special Meeting

Y'all ready? Okay, we'll call to order our special meeting for our planning committee. Um, next item is if anyone's here for public comment. Uh they you can come to the podium and give your name and address and you have two and a half minutes. Oh, okay. Can they He's asking if they can speak after this any like if we have questions and have questions in the session. Okay. All righty.

Good morning. I didn't expect to come up here right away like this, but here I am. Uh, my name is Jerome Vanderhorse. I reside in the 10mi community, 1039 Theodore Road in 10 mile, and also I'm a member of the Phillips community. Um we are in support of the uh town supporting us with the um with the overlay with 10 mile meetings the protection of the HBC which we have in place and county council uh they're really our protectors um agencies to help us protect the area. Um I identified this pro this uh problem like three years ago. I was in the Wando library in Mont Pleasant and I recognized Miss Liz Bose was one of the person that was there and I brought it to her attention on my street currently. Um the house has been there for about uh about six months now. Brand new million-dollar house and I noticed the house being built and I said, "Wait a minute. This house didn't come in front of the HBC or county council to get built." So I did my research and I found out that the workaround again I told Miss Liz Bose and Larry Kowalsski about this the workaround was what they were doing is um annexing to the town of Bon Pleasant to keep from coming in front of those boards and I I I talked about this many many many times. So here we are we're finally trying to do something about that problem. So um I think there is like three and Mr. Ed Pinkby can correct me to this. I think there's about three new subdivisions that has and done the same thing and we tried to stop them. We tried to fight them but um um some people told me that there's nothing we can do about it. So because you can't stop somebody um for billing

but here we are again. We are finally trying to do something about the problem and we appreciate that you guys are looking into it because uh we want the land we don't we not um we want the land to be there for the next generation. We don't um trying to stop growth but we know we got to embrace it but we want smart growth. We don't want to be wiped out out of the out of the community because our ancestors left the land there for us to enjoy and for future generations to come behind us. So, if we get overran by million-dollar houses at some point $2 million in the area of Tmont community, what's going to happen to those people that can't afford to pay those higher taxes? And I wish we can do something about taxes for the elderly because they can't afford to pay those h taxes once those um big developers come in and build those massive beach style housing that we have right now. In fact, the houses in the area do not even match the kind of houses that's originally that was built there. So again, we do not want to be wiped out and we really appreciate the protection that M Pleasant is trying to um to help us because some of the settling communities like 10 Mile, Phillip, Hammond, Six Mile, uh we've been here before these people came and I hope there's some people that's sitting in this room other than myself and um Edward Pinkney are from the original Mount Pleasant people. Because what's going to happen when we get all these, if forget me for saying this, when we get all these Yankees and couch these uh the Californians to come up here and and wipe us out, what's left? So, we don't want to lose our identity. We got something rare and special here at Bone Pleasant. So, we want to keep that going.

Thank you. Thank you. Thank you. Yes, ma'am. Next, we just need a name and address and you have two and a half minutes to address the committee. I'll be very quick. Would you all mind if I gave you these copies? Appreciate. Thanks.

Thank you.

Good. We can share Hey, good morning everyone. My name is Edward Pikney live at 3768 Robby Love Road, Alwendall, South Carolina. Good morning, council members. Thank you for the opportunity to review the 10mi community overlight framework with you. The purpose of today's discussion is not to advocate for or against development. is to explain the structural reasoning behind each component of the overlay. So if the Mount Pleasant chooses to replicate it, it can do so faithfully and effectively. 10mm is a documented historic African-American settlement. Over time, the community experienced what's been described as jurisdictional misalignment. Areas with the same cultural geography being developed at different densities under different standards. That misalignment created incremental pressure, increased traffic, drainage drain, altered lot patterns, and perimeter intensification. The overlay was designed as a structural response to those patterns, not as a reaction to a single project, but as a framework addressing cumulative impact. What you will see in the documents I've handed out is that each section has three parts. First is its policy purpose. Second is the focus area that makes it structurally important. And third, the real world real world mitigation issue it was designed to address. We've learned that density caps alone are not enough. Form standards form standards matter. Lot ratios matter. Impervious coverage matters. Traffic triggers matter. Boundary integrity matters. and consistent application across jurisdiction matters. If any one of those components is weakened, the framework exists on paper,

but the outcome shifts in practice. The overlay is not anti-growth. It is growth management aligned with infrastructure capacity, environmental conditions, and historic settlement patterns. Our goal today is simply to share what we've learned through the experience so that replication if pursued preserves the structural integrity of the model rather than adopting it in name only. We appreciate your willingness to study it thoroughly and we look forward to walking you through any of the sections. Thank you. Thank you.

Anyone anyone else? Okay. All right. If we have nobody else, then we'll begin our discussion of the 10 mile overlay zoning district.

Thank you, Madam Chairwoman. Um, I did want to first introduce our partners from the county. So, we have Andrea, she's the interim director and Emily. She's uh planner three, senior planner with the county and they were both intricatally involved with the county's process and so they're here to answer any questions, to weigh in on anything y'all might have and otherwise Liz is gonna take it away, run us through it. Okay. Well, thank you all for the opportunity to kind of get back into this and to have a little more time to to deal with some of the the questions. Um, so a lot of this is going to look familiar. So, but that's I hope that's okay. Um, so timeline of how we got to here. And one thing as I was going back over this for today that I realized I had left off the original slide was this pretty important point right here which was 2018 is when the county adopted their historic preservation ordinance. So that's the point in time when they established this system for you know designating um historic areas in the in the county and having this historic preservation commission to review um development applications that happened in those areas. So that's kind of a a key point as we're looking toward what we have going on. Um so again talking about what you go back

certainly. Okay. Good.

Okay. Um so in the Mount Pleasant area, I'm just rehashing for for sake of making sure we're all on the same page. um obviously about 10 or 11 um settlement communities in the area, but there are three which have have taken the steps so far to become um Charleston County historic districts and they're all a little bit different in kind of where they are in the process. So, I just wanted to run through that a little bit. So, Phillips Community is a Charleston County Historic District and they have taken the step of becoming um of applying for and receiving recognition through the National Register historic um as a National Register historic district. That in and of itself doesn't put any particular criteria on the development in the area. It's just it's an honorific designation for that community. um they are they have done a community survey and they're beginning to work with the county now on development of their own overlay. So we might be having a similar conversation with them a little bit down the road here. Um so that's ongoing. 10mi of course here we are. Um they are both a Charleston County historic district and they have the 10mi overlay district in place. Um also um of consideration is the Hamlin community which has of course the um county's historic district designation and they are in the process of getting signatures required to submit their area character appraisal to the county um in the next couple weeks. We hope we'll see. Um but so the within three these three communities um development activities have to go through the his the county's historic preservation commission as was being described a little bit earlier. Um so just kind of context so that historic commission

um uh as I said um reviews the development activities that they're looking at within the context of the county's ordinance requirements and the overlay district and the area character appraisal are um steps that the communities themselves with the county support of course are taking to refine the criter criteria for their district. So 10M has worked really hard for all for these years to define what they want for their community and that now the county's historic district can use that as part of what they're looking at as they um are applying that as they look at new development approvals in that area. Um so um back to the so here we are 10 mile zoning district as as adopted by the county um establishes you know use regulations. This is a map of the district um and the different uh land use categories within that. Um and just you know we we have talked also about you know so how does this relate with with the town's um documents and and efforts in these areas. There are a number of things that are covered in the 10-mi overlay district that do relate back to what we've what we've seen in the past with our settlement community task force trying to address some of the concerns that have been previously identified with the flexibility of housing types with the need for sidewalks um historic preservation so forth and so on. So, this is in keeping in in many respects in keeping with what we've been talking about for years that we need to make sure um these communities have access to. Um so, what we've talked about is do we adopt a similar zoning? Um you've all seen the

copy the red line draft of the code where we are. Obviously, you know, it'd be lovely if we could just pick it up and plop it in and say, you no verbiage changes whatsoever, but it's not practical because, for instance, the county's code references county code section blah blah blah blah blah. Well, that doesn't do us any good. So, we've had to go through and make some adjustments there. So, if it's instead of addressing the county's um sidewalk standards, it references the town sidewalk standards, that sort of thing. just because um we can't apply the county standards directly um like that. Um so anyway, but most of it is, you know, we've changed a setback here. We've put a standard there. It's it's a typical overlay district, but there were just some things I wanted to point out as we're going through this that are different than what we currently have in the town code, which is fine. And it's but I just want to make sure you as an adopting body of this are aware of what we've got and so that you know going forward nobody can um be surprised. Um so ADUs um within the um overlay district do not have maximum square footage. Um signage and street names I'm not going to dwell on any of these unless you have a question. signage and street names within the overlay district have to be approved by the 10mi neighborhood association. And my understanding is that's, you know, um either an approval letter or at least, you know, signs of uh that you've asked for an approval letter. Um we'd have to figure out that out, I guess, what that exactly looks like, but that's something that um is in the overlay. It's not something we typically do, but it's something we could figure out. Um, within the land use categories, the um,

recreation and entertainment outdoor as defined here would be an allowed use on commercial properties. Just again something that within town codes is has more um, levels of control and approvals before we get to outdoor activities like that. um workforce and affordable housing, the the county's code in general and the overlay allow density bonuses if you're doing workforce housing. This is something that the town in the past has done and we have a little bit, you know, in the commercial areas that you're all aware of where you can up your um density a little bit if you have workforce housing. But I just again want to make sure that that's clear that that's what is being proposed here. So within the rural area, which is essentially the left hand side of 17, if you're heading out within this within this um district, um you would be able to have those sorts of densities. If you had 100% of um principal dwelling units qualifying as as this sort of housing, you could go up to four dwelling units per acre. Um within the urban suburban area, which is essentially the right hand side as you're headed up, um you'd have these sorts of densities. And within these areas too, you would have the ability to do duplexes, triplexes, and quadplexes as workforce housing with a special exception. Um, so there would be that level of approval required. Um, within the overlay district, you could meet these sorts of densities if they were if that was approved through special exceptions. Um,

but again, I I imagine the um intent is to allow housing that is meets other needs than than what is currently being built in those areas. Um, and then the storm water requirements. The overlay defines this district as a special protection area, which is something the county as a tool the county uses to

um allow different types of um storm water control measures in those areas. And we don't have anything that's exactly analogous to that, but just um just again pointing pointing that out. that would be something we might need to change a little bit just to meet with the rest of our codes. Um, but those are kind of the the potential talking points that as far as I'm aware from a from a um from an ordinance perspective in terms of the conditions. The one other thing that we will need to figure out is the boundary of the district. Uh the county of course crafted theirs so that it contained properties that were only in the county. Um and there are certain properties that as we've heard that have already annexed into the town in the vicinity that were um part of what was initially their historic district that was approved some years back. But between the time the historic district was approved and we got to the overlay district, they had already annexed into the town. So of course, anything that we adopt will apply to only town properties because that's who we are. The um so the I mean we can we can stick with their boundary and just go forward from here. That's certainly an option, their their overlay district boundary um

which the which is the one with the circles, the ovals around certain properties. Oh, okay. The ovals around the properties show areas that are not in the overlay district but are in the historic district. So, what is 10 mile c it's the boundaries and in the discussions with Kim? What do they see as the going forward? I have not had that conversation. Well, we can ask that question. We can ask that question. Um, but that's just something to think about is in terms of applicability of this ordinance going forward.

Um, it would I can see it being similar to the sweetgrass basket overlay district and that you know when it comes into the town the the town's 10 mile overlay is applied just like that. um that other one is. So that would capture anything going forward um pretty neatly. Um but that again that's a policy decision. It's not mine. That's just I'm just pointing out what the um some things to consider. I'm sorry. Can you go back to that? I'm confused about what we're talking about. Um so the one the one with the red boundaries is is the is the historic district. They're both They're both county districts.

Okay. So, they first established a historic district. This is theirs. And then the circles represent what is ours that is currently in the county zoning overlay district. Um, what is our town property now? No. Okay. What? So, almost explain the circles. Okay. I'm sorry. No, you're good. It's confusing. That's why we need to talk about it, right? To make sure we're all on the same page. Great. Okay. So, for instance, so the when was the historic district approved? It was 22. Okay. Okay. And then the zoning district was And y'all are backwards. I'm sorry. From what I'm looking at, the one with surface was approved just a few months ago. So, there's a three-year gap in there. Okay. In that three in those three years, some properties annexed into the town. Got it. So, they couldn't very well include them in the county's overlay. Okay.

Because they were already in the town. And that's most of them. Most of the circles. There was one circle down the bottom circle. I believe the individuals who own this properties didn't want to be included in the overlay. So, they were exempted. um by the county, but they were a part of the the historically designated community through the So, anything in the pink has to go to the his the county's historic preservation commission for approval of development plans. And the multiolors over here, these new zoning overlay district rules apply to them on the map with the circles.

Got it. So, it's almost exactly the same thing, but not quite. Those few things that annexed in make it complicated. Um, okay. Yeah, that's why we need to talk about it because it's, you know, um, so and this kind of talks about that issue is okay. um development on those county properties goes through the historic districts historic preservation commission um which is comparable to our HDPC or DRB an architectural uh standards review commission um public commission public meetings

um without a comparable review process there's a concern concern as you heard earlier that residents from the community would annex into the town simply to avoid that review process

because that's I mean it's it's a big deal you know going through that review process is a ch is challenging any review process that's public building a house is challenging but you know um so questions that we need to also figure out is do we also form from a historical commission to implement this overlay district. Do we, you know, what does that look like? Does, and an awkward thing about this kind of along the lines of what you were just noticing, Miss Whitaker, is that all right, we have, let's say, half a dozen

properties in the 10 mile area that have annexed into the town. We're going to have a whole commission for something that's going on on half a dozen properties. So, can they still not go to the county because we're technically still in Charleston County? That's a good legal question. The county still technically in Charles Mount Pleasant is in Charleston County. I and just have a staff represent. That's what I'm thinking. The whole idea that would be if if I got, you know, to wave my magic wand, that would make a lot of sense. But I don't know. I'm not a legal person to be able to answer that question whether that's something we can do. No. Ah,

could we put like a appointed staff member to like represent Mount Pleasant and then it's legal? I think that's the ultimate answer. And then further the historic commission um the county historic commission is made up of people from all over the county right making decisions on

something they may not been to right like they may have never been to the Phil how do we feel about that

added layer that Andrea just can speak to more is that If I'm in the historic district, an added layer is that if I'm in the 10 mile zoning overlay, I still have to go to that county historic preservation commission, but they are not just reviewing criteria out of the zoning overlay. They are reviewing other design criteria that we don't necessarily have either. So you can have this zone this identical zoning overlay but you still have the commission and you still have extra criteria that they are reviewing. Is that correct Andrea?

Well like Mr. Vanderhar or Vanhor said about the like and kind houses design have been outside of what the community wants. So they're not they're beachy houses not they don't fit the community. So that's what which is the historic commission would enforce. So okay speak pres for the virtual attendees in the recording Mr. Pney.

So again Edward Pinkney uh one of the things that's very important is we mentioned it briefly about the area character appraisal. So to really understand the planning commission oversees the overlay, but the area character appraisal is a jurisdiction of the preservation commission and the area character appraisal for each of the individual settlement communities kind of defines that architectural standard. So even though there the preservation commission is made up of people from around the county, once the area character appraisal document is adopted, they understand essentially the design of that community and what those residents have essentially voted for and understand is acceptable. now and going forward. Okay. If that makes sense. Yeah. Go ahead. Because I have a question.

So, we could could is that not something that could be part of our current DRV for the parcels that are in the town or would be in the town going forward? Can we not make that a part of our existing Well, review commercial. That's right. Good. Okay. I'm just trying like if we could if we wanted to match at least the area character appraisal which body in our town could do that which existing body if it there would I mean there's also could the HDPC but they're focused on the old village right which fine

similar um sort of thought process but again then we're dealing with who's who's on who's serving on the board and are they equipped to understand a representative of the communities that are that they're looking at. Okay. But one of the well one of those two potentially existing bodies in theory. Yes. Existing bodies or a new body. Correct. Okay. It seems that if we had established design standards that staff that couldn't be part of plan approval that they meet certain criteria just the way we do setbacks and square footage and heights and again a porch or not or you know

I don't disagree with you but it there's then there's still that loophole of of people not being required to go to a commission right and they're just getting a staff level review. So there's that gap that is still a concern. Yeah. I mean, for me, I'd rather modify our existing HDPC because the Old Village is certainly not the only historic area in town, as has been discussed. Um, and so the fact that they're focused on the Old Village to me doesn't really I don't I don't love that that we're basically prioritizing an area of town over different areas of town with that body. So, you know, that's that's my thought there. Liz,

I understand it would take somebody that has I I understand the current makeup. There would have to be some some adjustments, but you might give you might give the history of why how the old village got changed to historic district and why the reasoning how that happened. Uh not only um with the settlement communities, but in general why there was a a change. Well, we did um I think what you're referring to, Mr. Tankius. Several years ago after the 2019 comp plan, we did do some ordinance adjustments to the HDPC. It was old bill whatever

it was old that body that um and it was an anticipation of this um but we just didn't know when and how and what it was going to look like and so forth. So it it I mean it's it certainly could very well be done that way.

So Katherine, it was changed to historic district um preservation commission old village. Uh likewise there's other areas of town. There's uh old Mount Pleasant. So it be it could be historic district preservation old Mount Pleasant. It could be historic district preservation commission 10 mile. And uh and the idea uh is that and people um I live in the old village so it's historic area just like you you you do too. And so we don't want people from off you know on on I mean I'm just being honest with you. So so we in our guidelines it says only one person can be from off and um so therefore you have local people determining what local people have. So you have a historic district overlay for the area. Correct. And that's that's and I'm asking the county that were the histo the historic district overlay for the county that that was in the the red or the yellow.

So we have two things. We have the historic district itself. Yeah.

Which is adopted under the historic preservation ordinance which sits outside of our zoning ordinance that's separate from zoning. And then um a few years later 10M came in and worked with us to create the overlay zoning district which is a zoning aspect of things. So when the historic preservation commission looks at things, they are looking at the criteria for the 10 mile for the historic district that's in our historic preservation ordinance. We make sure that it meets all the zoning requirements before we even take it to them. Um and then they look at those criteria um to make their decision. I know 10 mile is working on an area character appraisal and that will help inform even more the historic preservation commission's evaluation of those applications. So the so what would what would happen is that the um um you would have a a 10 mile would you have a 10 mile old historic district preservation commission 10 mile essentially uh so that they they could govern themselves versus

No they have the whole it's the whole county I understand that but are you working towards that or not? Okay. How many properties do we have in the 10 mile that are in the town? Because I feel like I see several annex requests on the monthly meetings. We well we do get a number of requests from 10 mile and Hamlin and Phillips, right?

Um each month. Um I'm afraid I don't have an exact number, but it is roughly anything that's on the map or the circles that's not um not gray. I mean, excuse me. Yeah, that's not colored. That is gray in that vicinity. So, the circled areas um like up at the end of Chandler Road, there are a couple of properties, not Chandler um next to Chandler um that annexed in before between the time the historic district was put in place and the overlay district was put in place. the properties that we've dealt with recently along 17 um right there in front of uh Carolina Park that have recently annexed. Um for instance, there were some um neighborhoods that were developed in there prior to any of this happening either of these happening that had annexed in. So those have not been included. Can you come up?

Yeah. As as we're looking at this, can we think about um we have many different areas of town that have property owner associations, brickyard, etc. We have some that have have property own associations. We have some some that don't. both like Old Village, but both of which have um historic or ordinances and guidelines that give them extra layer of protection. In each case, they're governed by the the Brickyard Community Association or Old Village Community Association. So, I'm I'm at a loss to understand why um what does the I'm more interested in what 10M wants. Does 10mi want to have their own uh you have a group already. have been to your meetings um where you govern yourself that that we talked about signs earlier but it would be more of the historic overlay to me that's that's what people would want but I but it's up to y'all I mean tell me what you're thinking

so I I think one of the main perspectives of 10M is what is most legally defensible so that's one of the reasons we work so closely with the county is that we see that when even though we have or we come to manity council meetings unless we have overlay adopted. What is legally defensible when it comes to a developer challenging that rule which is why we would prefer it to be handled at the town level is because we need something that's actually helps preserve the character the boundaries of the community from incremental you know uh incremental development throughout the the years. So that's really what's most important is just having that legal structure in place. And I'm sorry. No, no, go ahead.

No, I was going to say one of the things that this map, if you can see the map on the left, I believe it's your right, that's red.

One of the things that doesn't denote effectively is the doughnut polling that's happening to the historic district. So the community that's on beehive is the bees crossing community. Not to call any specific community out. What happens is a developer in anticipation of development joins Mount Pleasant for higher density standards and that's why there's such a high intensification of the bees crossing community in comparison to the rest of the community and that happens that happens right now there's I believe there's a 10acre track that Mont Pleasant council dealt with recently that did the same thing. So the historic district deals not only with that issue, but many of the other properties that join Mount Pleasant do so because of the water and sewer requirement. So in order to join water and sewer, they're essentially being forced to join Mount Pleasant and that's incrementally eroding the historic district boundaries, which is something we're trying to preserve in the district.

Let me give a finer point on it on the zoning. You have a zoning ordinance, but you have an historic overlay, correct? And the historic overlay is going to get more to the character which you I think you call it a character analysis, right? Yes. Eric character appraisal. Yes, sir. Okay. So, if we don't have that and we adopt the zoning, but without the character analysis for the 10 mile, we'd leave a giant loophole. Yes, sir. So, the overlay itself would define the dimensional standards, the homes are built, the density patterns, but the area character appraisal essentially defines the style of the homes that exist in that community. So, the two have to work together in order to kind of reserve the character.

And we decided last or last month at the count um last town uh town council meeting that we're going to defer continue to defer all these annexations until we get this in place. I mean, I guess that's everyone's vote. So, it does there was a property in the Philips community that was deferred. Okay. the Phillips community is pretty far away from adopting any sort of zoning overlay. So you're right, we did defer it. It's that deferral expires at six months even.

So the only one that we are actively working on right now that has a current zoning overlay in place is 10 mile. Um I don't know that we deferred anything there or not but going forward going forward as of this point again Jerome Vandor's 1039 road um as of this point going forward and we know the problem that's the reasons why they're doing annexing to the land into the town of M place for various reasons one reasons again is for that HBC not to go in front of that board

and also because of the sewage criteria or benefits. So going forward, if the land falls within the red historical district and I buy a piece of land today, I want um to be able to tell us if I'm on inside of the committee, tell that person that bought the land now, you know, you will have to go in front of the HBC and the county get approval. I think that's a request to tell somebody that's buying the land trying to undermine the system that we have in place to you have still have to go through those character uh those criterias. Now, could we write something into the ordinance, M Pleasant, to tell that person that, you know, you got to go in front of this board, you can't walk around, you can't use loopholes, you can't undermine the system. Can we do something like that?

That's a legal I think that was the no because we can't defer our jurisdiction to somebody or even though they're in the county, right? and part of the a county overlay. I mean historic district. They're not required to answer to the county at all once they come into the town. Yeah. So that's the that's the rub. The only way to maintain what is being spoken about is to not I'm just being upfront. The only way to maintain this system and this process is to not annex these properties or establish our own or establish our own zoning overlay, establish our own design criteria, establish our own HPC. Yeah, that's what we need.

Are we all the same? To me, that's what this is all about. And I'm curious, you know, growing up here, I think there's so many similarities in each of these settlement communities. I mean, how different are the the folks in Phillips going to want to be from 10 mile and from I mean, do we really need that many different things or can the town find a string of similarity that we can that we can live with that we can impose? So uh just speaking from a resident

all these communities were designated staff please correct me if I'm wrong but based on the comprehensive plan they designated gullichi communities as being culturally significant. Therefore 10 mile is very similar to Philillips. That's what I'm talking about similarities. We're all connected. Yeah. So essentially once one area character appraisal is adopted if you adopt 10 miles every other community that's a template for every other community going forward. That's what I feel they're going to adopt the same. It won't be exactly. It'll be 95%. But could they create a commission? I mean, we create with those people like the the residents of

members from each community. I mean, if there's so much 90% similarity in what they want. I mean, the town doesn't have to completely mirror what the county is doing, but if it's so sim 90% similar and it's something that we can can string together. I mean, we've done a lot with um lowering density, like we don't approve our four neighborhoods in historic communities anymore. Um, we just haven't done it. We've kept it at the lowest density possible. So I feel like but that's a has been a count the current council decision that can change with an election. Um so for me the design standards and land patterns and all that those are the things that we haven't been able to address because you end up with these cookie cutter lot sizes and houses and you know you you ruin the character. So, um, you know, for the town, the easiest thing would be to to be to find what what's similar and put something together, have a commission and, you know, sort of mimic what what the county is doing.

Let me ask another question. I don't know if I asked the question well enough. um if you're 10 mile and you have you have the new zoning in place and you have the character analysis. So you have those two pieces which we don't have the second piece yet but you have those two and um 10 mile wants to uh apply to do the zoning and have the historic the character analysis. Are y'all uh do I hear you say you're comfortable going to a countywide historic district um um commission that's represented by all all over the county versus having one for 10 mile that's uniquely focused on 10 mile

I think well correct me if I'm wrong but um lately I think the HBC that's in place now is really added protection for us. So, they've really been working with us. Okay. So, um it's there's nothing wrong with having another layer though if you want to put something in place for more pleasant to protect us even more. And also, I was just sitting there, I'm thinking until we figure this all out, is there any way we can do a moratorum to hold off permits being issued? So if somebody bought a track of land right now and then come to you tomorrow for permits and application, can we do a moratorum to until we figure this out? We have one. Yeah, this goes till July.

Okay. Yeah, we have one till July, but it it only applied to more more than four. We have that in place now, but it's only until July because of this conversation. Extension. Extended. I guess we can. We've done it with others. Okay. Until we get the zoning straight. Yeah. So, it will come on the agenda.

Where is the uh for the county? Where is the um character analysis? I know you're waiting on some things from the different communities. Uh I understand it'll be 10 mile first and Hamlin second. So, I'm trying to think of a timeline and this answers the question of when we deliberate and people come to us and want an annex and do different things. we have an idea of when that process is through. And then we can also figure out what we're going to do to try to mirror either the zoning, the character analysis, and the conundrum of just a few people coming in and um and having a historic commission when they only have, you know, two or three properties that are there.

Yeah. So, none of our historic districts have area character appraisals adopted with them yet. That is something we learned along the way that we needed to help our historic preservation commission to evaluate applications better. Um, I know 10 mile is working on theirs. So, when theirs is ready, they'll submit it and it'll go to historic preservation commission and then on to council for adoption as part of their district. Hamlin or Hamlin, as you saw, is getting really close to theirs. So, theirs will go through. Phillips is a little different. Um, you know, they have a really good list of contributing resources. So does Hamlin. Um, but Phillips is also a National Register community. Um, so so they have a little more information. So when we get these area character appraisals, they'll go through a process to be adopted and I think that'll help inform the review of applications by our commission.

And Mr. Pinky, do you have a timeline on when that is going to be ready to go to the county for adoption? I know you're working on We will have it. This is what February. Okay. We'll have it by first week of April. First of Great. That's helpful, I And then H then Hamlin would be to follow because they would want to mirror some of that and have uniqueness with it. Hamlin's is ready already and getting um neighborhood signatures to submit it to Okay. Yeah. to council. It's already written.

Well, to our uh to our um very qualified staff, you've had a lot of time seeing this these types of things. um h how would you um think are some good solutions so that we could allow the uh to avoid these um people annexing just to get around um the different guidelines. How could we how could we mirror how could we mirror uh this as much as possible there may be some things as you outlined miss boils earlier that we look at but to the extent we do we mirror it what be the things short term um you don't have to annex them

yeah well that's what that's what we're not doing and if they have applied for annexation and are denied they can still get sewer right if it's a denied they can they reerequest yes Yes, I think that's I mean that's right there. It leaves them under the county's jurisdiction. That's the easiest. Well, that gives us time to come up with the real answer to come up with the real answer. We Yeah, we can we can do that. But that's but you got that's you know it seems like that would. I mean, well, I mean, if we want to protect these areas, that's first and foremost, but we also want them to annex and into the community. Um, well, we may or may Yeah. Go ahead.

You know, if if possible to, you know, close these areas. Um, so when we deny then those places will never become part of the town. Basically, it may or may not to Miss Crosley's point. I mean, chances are once they're denied and they have what they want, they'll never never be part of the town. And one day they I just I feel like we need to I don't know not take years to get this done. I've talked about this for a long time since my own council that I wish we had some way and I feel like the town can just come up with our own

something that I I'll be curious. I I appreciate you know the the um thought process of trying to get the various East Cooper communities together and see if we can come up with some that works. What? Yes. I'm very curious to see how that would go because what I've been told repeatedly there are many similarities between the communities but there are many differences and they do not want to be treated as one unit across the right no that's why representation from each each not all the same but whatever is one set of standards

whatever they agree on so what would it look hours. Sorry. What would it look like if they if we expanded our current historic commission? And then also, what would it look like if we had to create separate ones for the three communities?

Mr. Tinkey's concern is well stated in that there aren't that many properties to be able to create these commissions. So envisioning it, it would be expansion of what we already have with change of the of the membership requirements, a basic set of consistent rules and then perhaps separate um supplemental rules for each community is the only way that I can suggest how it could be effectively.

Well, I have two I have two thoughts on that. So right now we have the a map and it and it's and the map if we can agree on what the map is uh between the county and the town within that map there's uh the properties that have been annexed and there's properties that haven't been annexed. So I'll go back to Hilton Head and Charlie Frasier just a second. He said the biggest mistake he made is he created different groups uh because the different groups fought with each other. Waxford, Seines, Hilton Head, etc. So they're very different identities. So to me, if you take that 10 mile area and proportion it, you have a situation where you have board representation. There's already a committee association in 10 mile and you have have a subset of that that becomes a subcommittee or whatever for governing it. So then it goes to that. So you'll have people that are on the town that are in the town and people in the county, but they're in the overlay district. Uh that way you have, you know, you're basically having the community work together within that area and have to talk to each other. Now that may be too difficult, may not be able to be legally sustainable, but basically you have the 10mi governing itself, whether they're in the county or in the or in the they're in the town.

But I think there's a maybe I'm misunderstanding you. I think there's a concern with um abdicating town government responsibility to a group of citizens. We'd have we'd have we'd have a st we'd have we could have staff there just like we do with this. It wouldn't be any different than historic district. It wouldn't be any different than except that that's an appointed town commission not governing themselves. It also sounded to me like you you all preferred the town level overlay because of the legal defensibility. So yeah, what would be beyond their own foot perhaps? Here's here's just a let's continue this conversation. We have in our ordinances we have a map of the old village historic district. Here's our historic district that we presently

right have a board to administer rules over. We could take the pink maps for each of these districts that have been approved by the county. the 10mi, the Hamlin, the Phillips, and anyone else who comes down the road in the future. Utilize those. Maybe there's a working group of representatives of each of those communities to figure out how to incorporate those into HDPC similarly with their own sets of standards. But that's going to take time, right?

Yeah. I mean it could be they could be just like HDPC and that you've got the map we've got the boundaries inside this boundary these rules apply. So the simplest thing is completely different criteria

just to deny until we get it we get it done. But we but we also want to we also want to um you know we we we don't want to just be um I think we want to get expedite because we've been as you've said this was the our our settlement commission 2019 was that when it finished and so we've been at this for a long time and we're we're going around in circles. So, can we get four or five different solutions down and look at those and beat them around and and see very what how we could do it in consultation with the county? Let's have a working group with the county. Let's sit down with the county and have a working group and just uh come up with a solution and have representation of the of the settlement community there so we can avoid at least move it forward. I'll just reiterate the solution that seems most likely to me but also to your point Mike would move us forward um is in my opinion the expansion of the HDPC and trying to change the membership makeup of that include this with these boundaries get the area character appraisal from 10 mile first and so then that would be our guiding light you know in some respects to this community um and then as the others come on board again kind of um wrap them into the existing body. That is my preference and I do think it moves us forward.

Yeah, I understand it's a lot of work but you know that's that would be my thought. I I think structurally it is the least amount of work. Um I I think you know the on the that is the the best in my opinion the best and and most functional way to do this. Of course on the other hand is Mr. Tinky said, you know, the the old village especially, um, all of these communities are going to have a group of people, not necessarily who live in that neighborhood, making historical decisions for the betterment of those communities, not their neighborhood.

Yeah. Um, and I think one of the concerns that I've had legally over the last decade and a half is that the the what it used to be the old village and now it has essentially functioned as a neighborhood HOA and we need to not be in that business. Um, we continue to go farther down that line u, you know, down that path, excuse me. And um, in a way this would help solve a lot of that. Yeah. And it also mimics what the county currently does. I mean, the the county has this commission that applies to multiple areas, and to me, that's what ours should also be. That's what I'm saying. Can't we do something for Is there a way for a commission to have uh committees?

Well, any commission can have subcommittees. So then we they could have committees of that can provide reports to the commission itself because you need cororum and all of those various um requirements but certain decisions can be made by committees generally it's the best for committees to perform reports and in-depth study and bring it to the commission right I mean if you look at our uh old village dockets right now there are months where we have 15 items Sunday they're long and now you're about to create Not you, but what you'd be about to create is something significantly more. There's going to have to be a way to streamline that and that may be one of them.

Yeah. To have Okay. to have like subcommittees that represent each area. Um now for our moratorum um we did we applied it to what four acres or more is that or for subdividing? Four lots. Oh. Oh, four lots. It wasn't acres, it was lots. And we just did that to mimic what the county was doing. But we could do our own that was like any any property that wants to annex if we wanted to go that far. We would didn't have to match like it was that way when it comes in one one spot at a time.

It could be part of the moratorum because right now like we've had one person asking you know. Do you do you mean any property in any settlement community or any in any historic historic I'm size we maybe we could make it smaller than what we've got going currently the mortorium. Yeah. Um in July like if we want to extend that I want to avoid that. I'll review those options and and advise town council. That's not something I want to appine on. Mhm.

And couldn't it be meeting? Can we bring this discussion back to the next planning committee meeting before it goes to council? Oh, yeah. Yeah, that was the plan. So, I would just a learning. Andrea, is there anything that we have missed or that as you think about your process and we bring back some possible four to five solutions or expanding HPC, is there anything that we have not thought of or talked about that you're like, whoa, wait a minute, what about this?

Council member, might I say something? Um, Andrew, I'll wait. I'm sorry. um get one thing that we do um that if you're within 300 ft of the historic district or within the historic district and you have a subdivision application or you have a site plan review application with some ex exceptions of course um those also will go to our historic preservation commission. the subdivision um applications go to historic preservation commission just for them to do a report um to planning commission on whether or not they feel that the subdivision proposed is consistent with the county's cultural resource element of the comprehensive plan and then it goes on to the next planning commission meeting for a final um approval um because state law grants them that authority site plan review um applications to HBC the HBC has that that authority So I think that's that's really all I can think of.

Andrew, that's terrific. Can you provide that language? Yes, sir. Please. So these these commissions would be advisory to council. No, not at all. They'd be making their own decisions like DRB does, like HDPC does. Yeah. Hey, council members. May I ask a quick question? I'm sorry. I believe you you're talking right now is the Historic Preservation Commission for Mount Pleasant. Is that separate from your planning commission? Yes.

Yes. So one of the things we saw throughout the entire process is that it's imperative you adopt the overlay first because without the overlays adoption the president commission really doesn't have legality to fight and defend these communities. So if we were to recommend the first path it'd be overlay adoption because the overlay adoption will first allow some of those development pressures be mitigated. And one of the things we like to say is like if you turn to page three in the document that I gave you, this will be a very quick example. Mr. Vanderforce is actually in the back and this and he can point these three developments that have happened in the 10 mile store district. So you have seafood subdivision. It'll just point that out on the map that's at the bottom.

Yeah. So you have seafood, you have Watson View general area, and then you have another one in the Gatonville area. So what happened unless the entire of the overlay is adopted, developers will see ways around the Charleston County ZLDR. So for the zoning and land development regulations and what we saw was that instead of having one massive development based upon how the ZLD ZLDR was written, they had three separate LLC's develop three separate large parcels. That way they didn't trigger the traffic impact study with the accompanying site mitigation and infrastructure improvements.

Which is why we're saying we really need a holistic approach and it needs to adopt the entirely of some of the overlay structure because each level was designed to mitigate against something in the real world that we actually saw. We earlier today we talked about the storm water provision and that was because what we saw after development was that we had massive storm water overrun for the local ditches for the original residents but that was supposed to be accounted for in the initial site plan and much of that wasn't done because they didn't trigger some of these levels because they went under the levels like five acres or the certain number of vehicle trips. So, we're we're really thinking that the overlay is probably the most important thing and the holistic adoption of it to make sure that we close many of the loopholes that currently exist.

Thanks. Thanks. You you brought up a good point that Liz brought up before that we do need to maybe save for the committee meeting, but the the list that you had was excellent and the wetlands was an excellent example and the flooding that you just mentioned is an excellent example. You've got the Hamlin Liberty Hill uh that's built a a seaw wall, a huge seaw wall uh and and we had nothing to do with it, the county had nothing to do with it, but the state did. So, and that huge seaw wall has got to be deflecting water uh on either side of them. They've not only put in a huge seaw wall, they filled it substantially to the seaw wall, so they're higher. Disgusting.

And so those types of things. And you've got Hamlin right by it. and and and it's this is a critical area that we have to look at as part of this. And so there's other areas that you other ones that you listed, but that's the one that's the most egregious to me.

Yes, sir. And sir, if I could just point out again, if you look at your map, you see the seafood road. One of the things that we saw that was for the OCRM line, the incremental development pressure as you get close to that line, even though it's technically allowed, we would love a way to mitigate against some of that development. One of the developments there is a community called overlook and what happens now is that even though we fought against these initially because what happens during a king's tide is they're effectively cut off. They have one road in the road is under about two and a half feet of water. There's a marsh on one side there's the inter coastal waterway on the other and if they miss the road they go into the inter coastal and that happens. So, as they get closer to the OCRM line, they're seeing many of these accidents. So, we'd love a way to protect the wetlands, the OCRM line, and maybe back that off. That way, these residents are in a livable place once these developments are actually stood up because they don't know this coming in.

Is that part of what the county is doing? We have um standards for um from setbacks and buffers from the critical line. Um, and I did they increase theirs in the 10 mile overlay? I don't remember. No, but they did put the special protection here. Yeah. Yeah. Yeah. Yeah. So, so we have that setback and then within that setback there's a buffer um from the critical line and that's across the county um and including in the 10 mile overlay as well.

Well, the the other thing I think it'd be helpful to I don't know the answer to it. I'm sure it's just standard construction, but uh it'd be nice to know from the state the reasoning behind permitting seaw walls to be put in when an individual property owner can't put it in, but this whole development has a seaw wall on it. So, it'd be it'd be interesting to see how that understand from the state because we can try all we want, but if the if the state just goes and gives permission to it, we're we're neutered. Anyhow, chairman. Mr. Chairman,

so am I cutting anyone off? Just um so the way we have the overlay structured at this point, um you know, fixing the few little references to town codes or whatever. I mean, do you want me to change anything in here before in the draft that we've talked about specific to the overlay? We got the whole I have a question about the ADUs. So, the ADUs, um, you mentioned the they wouldn't have a height requirement, but they would still of course have to be approved if they're in the town within our ADU limit. You know, we have a weight list for those, right? Right. So, so I mean, I understand that we're not putting a height restriction, but they would still have

there's no square footage restriction. I'm sorry, square footage. I'm getting it mixed mixed up. Square footage restriction. Um, they would still have to be on the list to be approved to get an ADU. Yes. So, there's still some and short-term rentals even a longer list. Yeah, understand. Yeah. Or aren't allowed in the overlay. Okay. Yeah. Um I I don't know what how y'all feel about the square footage. I mean, to me, that's not is again not overly concerning, but um did want to kind of ask about that. Yeah. I just wanted to make sure. Yeah. You know, sure. the bonus densities all the yes that I'm not but of course I'm not you talk about 18 units an acre my hair goes on fire

but that's a very high level of affordable yeah you get number yeah I'm just well that not into that kind of thing so I'm I'm going to have to stew on those little details or even no limit to the size of an ADU I can see a developer buying some lots and doing crazy things making sure they're putting two houses on every lot, you know. Um, that's when I say there may be just a few things about this that the town can't live with. Um, you know, that aren't that impactful, but they do matter, but nothing at this point that we're certain we need to change. We want to have further discussion.

Can I follow up on your your question, Laura? I thought it was a good one. I think that if you look at the unintended consequences, are there any unintended consequences? You've seen how people, you just talked about how people got around situations, buying three lots, doing different things, etc. Uh, are there any unintended consequences if you were the developer put the shoe on the other foot and you use these new zoning things that would allow things to happen that you really wouldn't want to see happen? I I wouldn't want to see happen. You wouldn't want to see happen. In other words, you're you're relying on the neighbors and the people and all that, but if it's sold and and then they said, "Well, this is great, so I'm just going to put in a whole lot of density here." And you went, "Well, that's not what we wanted." You know,

exactly. That's exactly not what the community wants. And one of the things we did in our overlay is we have a width to length ratio. So, essentially,

if you were to come to the 10-mi community, they're more street facing homes than depth homes. So, if you think about that, that's what you typically see in downtown Charleston. The homes are very deep but narrow in the front. And what we saw happening with new subdivisions is they wanted to replicate that same pattern. So, we started to institute those criteria in our overlay. That way, it wouldn't change the character of our community. So, we we balance a lot of it between the overlay and the area character appraisal to hopefully mitigate against some of those development pressures that developers come in and try to change the overall feel of the community itself. I have one other question, Liz. Um, the storm water,

it sounded like the town does not have ability to kind of do the same thing in terms of enforcability or the requirements or all that. So to me, I'm wondering if we take that extra out of ours. Um, again, because I don't want to have to create something new that we don't currently have. So we might I mean, I think we've got appropriate kind of reviews of that thing anyway. I don't think we need to necessarily add something there for the additional storm water restriction requirements. So that would be my only suggestion there because again, didn't sound like we had the ability to really do that in current state. Correct. That's my understanding. Okay. So I would remove that if there were a subdivision of property one to two whatever our storm water engineers would be reviewing

right there's no imperous surface coverages out in that area but I think that's part of yeah I was about to say yeah okay so the overlay zoning would put in place impervious surface coverages which we don't currently have in that area and then if there was a subdivision of land our engineers would look the storm water impact I may have to so that would be our in the building to area ratio it's 40 the largest is 40% but does it also allow other in the case of 40% and when you could build the accessory dwelling does that go into the 40% there's not a out here okay

that's 40% coverage there's a building coverage that's 40%

yeah it is Yeah. Um, so we have in across the board in the county for lots that are less than 30,000 square feet in size. Um, we have a building coverage requirement which is really just the footprint of whatever structures. And then we have the impervious surface which is those plus any imperous surface, driveways, sidewalks, patios, that kind of stuff. Um, in the overlay itself, the building coverage is 25% and the impervious surface coverage is 30%. Um, and I just wanted to address in a similar fashion, um, the accessory dwelling units. We used to have a cap of 800 square feet in the urban suburban area. This is across the county. Um, we took that away across the county back in 2021. So that the lot coverage and the building coverage would control um the amount that could go on a property. So that's not just specific to 10M that we don't have that limit. That's across the county. um as are those um the affordable housing incentives. Those are countywide as well. Um and then just one last thing to address the question about building along the critical line. And I should should have thought of this earlier but didn't. Um we also have larger minimum lot sizes um and larger minimum lot width requirements and then also very different requirements for accessory dwelling units if you are building along a property that is frontage on a critical line. So we do have those standards in addition to the minimum um buffers and setbacks. So

thank you. Um when I

I have one I have a meeting I have to attend to a zoom meeting in about five minutes but I wanted to bring this up. Um it's so imperative that you guys adopt the TMA overlay because um we faced a lot of k push back from the HBC's once the HBC well wrong terminology once the HBC approve or disapprove the billing of of someone's structure they appeal and we lost so many um so many vows with the folks appealing it and they won through the county. So just it's just just get ready for that if you establish your own HPC and please adopt 10 mile overlay because that's going to give you the teeth to bite back. Okay. Thank you.

Thank you. If they appeal it goes to VOSA in the town or would it just go straight to the court? If they appeal HDPC circuit court so the community is comfortable with 18 units an acre. I mean, that does not match the character of No, that was the first time I think we've seen that. So, yeah, that's a no. That's a no. Yeah. I I feel like if we're going to do affordable housing in Mount Pleasant, it needs to we need to keep with our whatever rules Mount Pleasant is using

and not have a different criteria for these communities because I can see these areas if it's higher density than we allow, they'll be consumed by affordable housing. Absolutely. So it doesn't need to be more than what Mount Pleasant already allows. What was the reasoning that y'all were in the approval of that? You're saying the the density 18 units? Yeah, I looked through the overlay. Let me actually our zoning. Yeah.

And in order to get there, you're going to have to do an alternative housing type and that's going to have to go to the board of zoning appeals in a public meeting. So there's a whole process for that just um but the the um the overlay does allow for that as a potential process if someone were to apply for it. I just that's just one piece that we should Mount Pleasant should keep that uniform so that like I say they don't take over these areas and turn it all into affordable housing. And I thought you might want have wanted it because you know to have to have a place with more affordable housing which we need and and to keep families in the community and the rest and that and if that was the reasoning then I would understand it. I just didn't I just wanted to make sure that so for the over at that level it's it's honestly never been discussed. It probably relates back to a county ordinance.

So we will actually review that and take it to our community. Um and we'll probably put it back before county council to have that amended. um that density is too probably well it is too high for our community. So and that's one of the things that you have to essentially go through the adopt the entirety of it because there's so many of those small loopholes that you have to look at to make sure it doesn't overrun the entire community. But thank you all for pointing that out. Yeah, that's definitely a loophole that people will take advantage of if Mount Pleasant doesn't allow that density, but these historic overlays do. That's what it'll turn into. Okay. All right. So, we'll take out the storm water. And

why are we taking out storm water? Just so I know. Because we don't have a similar process to what they describe. We have But do we have a process? Yes, we do. We just we we will refer to our own process instead of the county's process. Same with housing. And then um

well do do you all want so we'll make these few changes we'll come back to the regular committee in March but then this is this will require public hearing this is the new zoning ordinance so um for process do you all want to hear it at committee do you want to get direction from full counsel or we can I mean we can decide that but we'll bring it to you at the next committee meeting And then either it'll go to full counsel for support back to the commission for public hearing or you all can send it straight back. However, um I don't know if there's preference or it matters, but eventually we'll need to take it to the planning commission because this will be a new zoning code.

Before you do that, one last question on the overlay on the overlay. Uh does that address um uh trees and does does it address uh noise? Yes, sir. It addresses both. So there So the noise there is a noise. I didn't see it. I didn't see it anywhere. It would it if it's if it's not specifically addressed, it revert back to our town. Okay. Okay. Okay. Thank you. I'd like for them to see what what the town does as far as uh affordable housing and density um the community. Absolutely. So that you can compare what's being proposed versus what we do. Don't do anything in residential areas. Okay. Just commercial. Yeah,

I thought we had something some affordable housing or we did away with what we had because we said it wasn't exactly legal or something. Can we can it's just for increasing diver density if you're doing it in like a redevelopment, right, of a commercial in a commercial mixed use redevelopment scenario, but that's it. Okay. Yeah, there's no we don't have any. We did away with it. Yep. Okay. Okay. We only allow it commercial. That part I that one. And so what are we doing? Right. Yeah. The size of the ADUs too. I don't I mean for work unlimited size. No, we've What is it?

What is it? I believe it is. I'd have to look back through the overlay, but I think it's 1600. It's no limit. There's no there's no cap, but it falls within the essentially the building coverage. It does. It would certainly fall within but we did the math essentially. We did it as a proportion of if a resident was going to build a single family home, how much would be left over to then build the ADU. So we didn't we left it unressed only because is it covered in essentially the like what Andrea said, the way they handle it. Yeah. Throughout the county is they just assume the building coverage um impervious surface coverage rules will keep it within a Yeah.

That's impervious. Oh, it's 25% total. Okay. 25%. Yeah. Oh, okay. So, it's okay. So, it's it's covered. It's not explicit. Not in the same way. But that's I mean that's again that's why we need to have a conversation. Um and so for the draft to come forward in terms of affordable housing, I mean, if we don't have that, we could leave it out and address everything else. Yeah. add that later if we want to. You know, if it's going to be a sticking point that's gonna throw a wrench in the whole works, I mean, we could just leave that out and apply all the other rules. I would agree with that.

And then, you know, yeah, we could decide later we want to do that. I feel like the community are only converted and I housing complexes and I believe I'm going to have to double check but um if I can find it quickly I believe in within the overlay the different types of housing uses like duplex, quadlex, triplex in the suburban urban area are only allowed under workforce housing scenarios. Correct. then it would need a special. Correct. So those if we get rid of the workforce housing bit, we get rid of those as well. Well, okay. So we're saying

or you could keep those as a special exception. Yeah, I'd keep it as a special exception. I think we exception. Yeah. Okay. Um now they do have rules for their commercial commercial areas as well. Do you want them to be neighborhood scale type? Is that sort of the direction it's going in? Neighborhood scale commercial. There's a list within the within the ordinance. Okay. Specific uses and that was the one. They're all pretty neighborhood scale. um the one that I pointed out about the outdoor recreation

um facility that was of permitted use in the commercial areas um without any sort of special exception or anything like that and just the types of um using the county's definition find it here. Um, so would that be an opportunity if it's are they going to have mixed use opportunities in those in a commercial? They're not very if you look at them the way they are located. Let's go back to the map. There not that many commercial. Okay. I didn't think so, but I didn't know in the future if something could get changed. Well, that's always a possibility

along the highway, you know, changed. But this that was the one use that made me go look and see what is that definition and is that something that okay matches what we typically do. And before you go, can you go back to the list that you said you wanted us to look at? The of uses the the the list that you said might be exceptions or things that you want to look at. Like you said, the recreation area was one of them. You talked about the affordable housing was another one. Yeah. you talked about you had a list. Well, it was the Oh, I think I know what it was. I think I know what you're talking um that one. Yeah, those are the those are the different things that I pointed out within the within the PowerPoint.

That's all I wanted to say. Oh, I know what the other thing I was gonna um How about types of housing? I know in the town we don't allow like modular trailers, that kind of thing. They are allowed CC if we if they came in it was just plain old CC. that allowed. Okay. So that's consistent. Um and then with using the U boundary of the historic district, the original one before things started annexing in. Yes. Just keep that. Yes. Keep the big one. Okay. Keep the big one. So, we've agreed duplex would be okay

as a special exception as a special, but none of this 18 at a time. Um, and I mean, and of course, this will still be a draft. I just want to get the draft moving in the correct direction. We have the Yes. Yeah. Um, to get us closer to that adoption that we need. And and the and the character the character overlay will address a lot of the issues of what the houses I think potentially look like. Is that correct? Uh the historic character. So that's the that's what we're missing delineates it styles character person April. We'll have that for April for accounting. Okay. Because that'll address those unique characters.

It will uh but again we still need to start working the expansion. Yeah. HCC. Okay. and the makeup of that. I I I mean that's obviously a related topic, but it seems like it's also a separate topic for agenda purposes. Yeah, I agree. Um just to keep as clear as mud that we be, you know, um or we could just not annex them.

Or you could just not annex them and we don't have to have any of these whole thing. Well, I mean, I think I think the reason they've been I think the reason they've been annexed is they got special privileges that they didn't get otherwise. And so, if we got get if we if we adopted all these and there wouldn't be a real reason to be annexed and the community would state except for the historic angle. Yeah. Theact the public review process. Yeah. So, so next steps, send it back to committee. Is that what you're saying? Let's just put a draft together,

see what we've got. We got we got more work to do, but we we do want to get it done as quickly as we can because we want to get that protection in place um for the community and uh if we keep the moratorum in place, then that helps for right now. And if we don't bring any more in, that helps right now. So, those are the two things I think we need to do as a ca a council. And I' I'd like to get other other communities on board and input and, you know, because it's going to be we're going to be working townwide. So, I don't know what other communities would like us to get get with it. Absolutely. We can help organize some of the communities and we stay representative. Yeah.

We stay in touch with the county from a staff level. Uh um pretty much I mean I'm sure there's a meeting I've missed somewhere along the way or Kate, but you know we t attend the meetings to stay aware of what the processes are going what what's going on. So um I would imagine we'll continue that and then branch it out. Yeah. It's interesting when we look back at this like 18 units an acre. Those those properties would have to annex into Mount Pleasant and get sewer in order to even be able to do that. So, it's kind of a Anyway, okay. And I'm not sure if you can allow it. So, anyway. Okay. Is that everything?

Let's see. I think we're Are we Is that the end? All right. If that's it, we'll adjourn. Thank you so much. Thank you. Got two of them. You got one over here. You got some