Planning Commission - Regular Meeting

Good afternoon. Welcome to the April 21st uh 2026 Mer Planning Commission meeting. Call this meeting to order. We're going to begin with roll call. Sharon here. Joe here. Danielle is absent. Betty here. Phil here, Zeb here, Lawrence here, and Paul is absent. Moving on, approval of the minutes from April 7th. Motion to approve. Second. Motion from Sharon, second called Zeb. All those in favor?

All those opposed? Motion carries. All right. Per staff request, I'd like to make a motion to amend the agenda to move the street street names in the 26th and 27th Avenue into the matters of business. Can I get a second for that? Second from Sh. All those in favor? All those opposed?

Motion carries. So, uh, under matters of business, so, uh, one of the things that we've been doing with our departmental performance plans, we've been going out to other municipalities, uh, planning commission meetings and trying to learn from them. When we were out of the county, we discovered that street names can be handled differently than we've previously done. So, new street names don't require a uh, public hearing by state law. Only street renamings require public hearings by state law. Um the way the county does it is they show the street name. They show the the plat where the street name is located and then they essentially match all their street names under a singular approval um or any modifications subsequent after the fact. So we're just going to start running that model. So every time moving forward just to help uh the development community out on this one. Save them two weeks having a workshop street name get no feedback from it. Um just get them that done just so they can move ahead with building application building permits. So um starting that this time. So every time you see a street name moving forward will always just be a matters of business. will be just an approval item before the commission at that point.

Are we going to vote on in in one batch or and if somebody has objection to one item just for whatever reason, then we can pull that one out. Correct. It'll be like a consent agenda almost. Yeah. Five item.

All right. Marina Village track North Crescent GD Marina to name a new drive on Marino Parkway servicing 86 single family homes in Marina Village track north. Theorito. Here is the proposed street. That's all. And then the next name is a 27th Avenue North request from Nathan Mlen applicant to name a new drive off 27th Avenue North servicing 28 town homes saltier. Here's the proposed drive. Third street name 20th Avenue North. Another request from Nathan Mlullen to name a new drive of 20th Avenue North servicing 14 town homes C O and proposed drive and these are the three names. They've all been checked. They are available names and the suffixes will be assigned by staff. Neot. Can I have a motion to approve?

Motion to approve. I'm sorry. Yes, sir. Am I allowed to comment? I'm Nathan McL. Am I allowed to comment on one of the submissions? Sure. Come up here, please.

Sorry. Um, so I need to sign in right here,

please. Um so the first one is 28th Avenue which was salt there. Um, we're good with that one. Um, I submitted five for 27th Avenue and I've since met with the owners and they don't prefer seats as the number one priority anymore.

The other ones in the application were already taken in Myrtle Beach. So, that's why we went with the seats. But, if you wanted to submit another round of names, we can go through those and get those approved for this. Okay. That was the only one out of those five that that was No, that wasn't taken. Uh yeah. Okay. Okay. Um could we uh I mean if he has a name right now that's suitable could or you need to check it out. I don't have one anyways. I'm not that creative. Try to help me out. Good. All right. So I want to pull CO2 out. I don't want to pull it. You can Can I rename it

if they decide? We can continue that motion. Uh we can continue see oats until a later date at this time and then still move to approve the other two. That would be acceptable to you and then you can work with Caitlyn to get CO's name to change at the next meeting. Okay, perfect. Thank you. Because we would have named this coat right now. We would have then had to have a public hearing to rename the street. So I'd rather continue it at that point. Okay. You have to do a public hearing to rename it though. Do you know that? Well, no. That's why we just could pull it. So, I move that we remove C8 from the uh resolution in front of us and that we approve the other two names.

Hold on. Hold on. We got a motion on the floor already. Yeah. So, she'll need to remove that. I withdraw my approval. And I move that we remove CH from the agenda. Continue that one and that we approve the other two names. Okay. Motion by Zeb. Do I have a second? Second. Second by Phil. All those in favor opposed. Motion carries.

For this the next two items, I'm going to recuse myself and hand it over to Commissioner. Yep. It did not say much to this. So, we're all good. Good. Now have a force text 2605 from staff at this time. So this is the 27th Avenue North Hotel PUB. Sorry to say that 2605. 2602. 2602. Yes, sir. Say that.

Request from Robert Esgite to create a planned unit development between 26th Avenue North and 27th Avenue North known as the 27th Avenue North Hotel. UD uh for from uh those of you who were here last meeting, we didn't have a voting quorum on this item. This has been before you in workshop at the previous meeting is now back again for a vote this time around. This did receive first reading from city council and receive unanous approval for its first reading. Um but they wanted to remand it to planning commission just for a vote at this time. So we'll run through this quickly. This is the current boundaries of the 26th Avenue North PUB in the orange. The surrounding is MUH in the yellow. Again, 26th Avenue overview. The 27th Avenue requires removal of property from the 26th Avenue to create this new 27th Avenue North PUB comprising the old CIP Motel along with properties for a pedestrian walkway on the second row and a parking garage on the third row. These are the nine properties in question, few of which are alleys. It's 2.31 total acres, minimum lot requirement of 2,000 square ft with a 20 foot width minimum. Max building height of 175 ft, 90% maximum building coverage, five total lots, comprising uh a maximum cap of 400 total units. It'll be zone 27th Avenue North Hotel PUB site plan exhibit showing pedestrian walkway in the second row. the proposed third row parking garage open space. Uh public improvements to be included are a 30-foot uh south alley improvements, the 20ft north alley improvements, 10ft sidewalks, 4ft landscape uh 4ft landscaping, maintaining of the 20ft drive and pedestrian improvements among other things as listed in the PUD text. A site circulation map. Site renderings.

Come back to circulation one time. Thank you. Site rendering showing the building placement. And then this was included from the Drury Hotel development corporation as an exhibit showing the hotels that they have as perspective. So design. What will be the setback along that back alleyway that when they take in the park like behind Jersey Mike and all that cuz it's it's backing up to that. You're saying this? Yeah. Do you not know that off the top of my head?

It looks like it's significant. I think it's zero. It is. It's zero. The reason it looks significant is because that's the portion we left open to use as public parking. So what that gray scale is the parking deck itself. The piece that's left open is Will that be in the garage or outside the garage? Outside the garage. Okay. So I mean you're not going to have a building right up next to the line. The actual alley would be the the yellow line where the gray stops, right? And then you go on down. So you you'll just have public parking in that, you know, off of that alley kind of like you see all along Wither's Drive.

Yeah, that was where we talked about putting the grass creek because likely it's only going to be used in the summer and then the rest of the time it just appears green space. Okay.

And then section 43 findings. In fact, the public hearing was held at the last meeting. So no public is required of this move forward. So any further questions of staff like to I just want to thank the vice chair for being here today. I don't think Joe ever wants to have the chair meeting again. box to box.

But the one thing you did ask about when we were workshopping it before is that parking matrix is on there. They have defined it as all onebedroom units. Now the ratio is 1.1. Max number of units is 400. They actually think they'll be less than that when they're finished, but whatever that is, it will have to be a 1.1 ratio. Other questions? Uh, what's the height? Uh, it was 175 the first time you saw it. I think that's going to be 178. So, just to be sure, we raised it to 185 is the max. And how does that compare to any of the other tall? It's 240 by right. So, significantly less than what we're at right.

Thank you. Any further discussions from planning commission a motion? Motion to approve. We have a motion on table by Joe. Second. I'll second it. Any further discussion? All in favor? Hi. Hi.

You oppos 26th Avenue PUD amendment request from Robert S. Skitton agent to amend the 26th Avenue North PUB by removing nine parcels in order to create the new 27th Avenue North Hotel PUV. Again, we're removing the five properties associated with the C dip in this. When we were doing our due diligence for this, we noticed that it actually strand five other additional properties in the north end of the PUB. All PUB territory must be contiguous. So the green properties that you see there will be removed from this putters. They will no longer be contiguous and those will be reverted to underlying MU zoning just like the yellow property is next to it. The the beneficial one of this those uh piece of property in the 26 pod were always slated to be installed along with the C dip. They were always tied to the C dip. So removing those does not injure the rest of the pud as it stands. So those can be removed scotf free. So um the uh applicant has worked with the property owners that and property owners are welcoming of the removal from the putt. So happy to answer any other questions of that one.

Questions we need to finish the staff like further comments. Nothing's changed from last time you all saw Thank you. Thank you. Further discussions from planning commission entertain a motion. Motion to approve. Motion to approve by Joe. Got a second. Second. A second. Uh any further discussion among staff? I mean planning commission. All in favor? I

opposed it. We can call our commissioner back in. Thank you, Mr. B. Yes, sir.

All right. Moving on. Presentation and new applications prefin 2606 Dington Street. This is Taisha. This is a request from Eric Wilson, agent to subdivide approximately 45 acres of L Street zoned RHMH into three parcels ranging from 6568 ft to 6,482 ft. Highlighted in blue is the parcel consideration. Here we have the aerial view. Here is the zoning map showing its location. And then here we have the plot showing lot A, B, and C. If you have any questions, I'm here to answer.

What's the size of these compared to the lots around them around them? That is a great question. And I what now? Size of the other. Okay. These are everything.

Thank you. Any other questions?

What is the minimum lot size for RH? Mhm. 5,000. 5,000. So, the zoning will remain the same once they're subdivided. Still any questions for staff? The minimum width has to be 50, right? It hits the minimum

with this being zoned RHM which allows the mobile homes. Um, if the intention is to put three mobile homes on this property and run them shotgun into our ordinance doesn't allow that. Our ordinance requires that any mobile home replacing the manufactured home the front door has to be facing the road. Um so if the intention is to run some I don't I don't know what the intentions are but if the intentions are with it being allowed one the district that does allow manufactured homes in the city is the intention is to run them in their shotgun it's not going to work and that's something that's more for the applicant than it is for y'all in regard to that.

I was going to ask that to the applicant. Okay. I'm sorry. I just No, you're good. I appreciate it. Any other questions for staff? How about questions for the applicant? Any questions? I I would like to know. Is that your intention to do mobile homes here? I believe the owner's intention is stick built, not mobile homes. I don't believe she's going to try to do that. So, what what's the average uh length of a mobile home? Any idea? More than 50. About 60. Yeah. Okay. And what's the setback then? Is there a set back for for these this 25? And then what about size? 10 15.

So I mean you're looking at a 30 foot wide house. Any other questions for the applicant? I have a question for staff. Um, so how do we, if this is to be approved, how do we know that they're not going to put mobile homes on it? You have to meet all the criteria of the ordinance. I mean, you're going to have to find a mobile home that fits on that lot. The door faces the front and meets all the criteria within the go process, too.

They would still be able to put it on there. They just would they would have like I said a 30 foot wide. The answer to your question is we don't we don't know. Okay. And I was just kind of bringing that up as know that's something that's going to need to be talked about with the owner if that is their intentions. By the time you order a specially manufactured home to meet our criteria that the front door facing the street is cheaper to build a stick build house. I agree. I I guess my question was I understand the intentions now what happens and what the intentions if the intentions change he comes in and applies and if he doesn't meet that criteria he gets denied

that's where so is is is it a is it a building permit to put a manufactured home or what what's the process to we view a a modular home is the same as a stick build home manufactured home is very limited in areas that they can go into the city henceforth the MH on the end of the RMH. Um, so manufactured homes do not meet state building code that those are federally recognized and so there only certain district that we allow them in and then we put criteria on those for you to allow manufactured home. But the process for the applicant that is to to apply for a building permit if they want to locate either a mobile home or a manufactur.

Yes. Yes. Yes. There's permit involved no matter what they do on their property except cutting the grass. I think I'm hearing The reason that that's being brought up is to make sure Africa understands if their intent is a mobile home and that's the reason they're doing this, then they might not want to do this. But if that is an issue with them, then with that knowledge the applicant has that and they want to move forward and move forward with it. And like we said earlier, this is a workshop for stats just as much as it is a workshop for the council. So we're trying to get some information as well. Very good. Any other questions? Thank you. We'll see you in two weeks. All right. I appreciate it. Three weeks.

All right. Moving on. Text 2605 multi-purpose event and creative space. As

sir, it's a request from Sarah McCall to amend the Myrtle Beach zoning code article 14 section 1407C to include multi-purpose amendment creative space as a conditional use within the light manufacturing district. This amendment seeks to allow industrial structures to host assembly uses, including but not limited to private events, photography, film sessions, and podcast recording, provided they meet specific safety and parking standards outlined in article 15. As the board will recall, we amended our bylaws few meetings ago um to include a different pathing forward with workshop. As part of that, we requested that the applicant produce a presentation to show at the start of workshop their intention design for things like text amendments. So, Miss McCall has provided us with the presentation. So, if the chair recognized her to go through that, that would be

M. McCall, are you ready? Yeah. All right. We sign in, please. I wanted to give you guys a visual.

Okay, perfect. Thank you. Perfect. Okay. Hi everyone. I'm Sarah. Um, so this is the brilliant space and it is a blank space for anything brilliant. And so a little bit about us. We started our company here studying at brilliant events 15 years ago. 16 actually now. Jesus, time's flying. Um, and we produce over 1500 events here in this area. A lot of our clients are destination. They come from out of town. Um, and they bring a lot of tourism and they bring a lot of revenue in into Myrtle Beach. These are some of the clients that we've worked with that come here to Myrtle Beach. They provide a lot of lot a lot of uh money that they bring here. So whether that's flying into the airport, renting a car, going to restaurants, hotels, um and lots of luxury clients here. So this is what we want to make the brilliant space. So I don't know if any of you guys ever need to throw a birthday party or have some type of event. It is very expensive and is very limited of where you can go and have an event. You could maybe go to the Marriott. We'll get to that one in a minute. You could go to hotels, but you're spending thousands of thousands of dollars. So, this space is a blank canvas, and we would like to use it for parties, photo shoots, podcasts, content, filming. What do you guys do on your phone when you're not working? You're scrolling. You're watching all those videos. We need a place like that here in Myrtle Beach to be able to produce those. I'll get to another thing here in a minute. We just had Matthew McConna film a movie actually in this space. So, um, they're trying to bring Halle Berry at the end of this year as well to film a movie. Um, pop-up events, branding shoots, bridal baby showers, workshops, mixers, really a space that you can use um to have any type of fun event. Um, no parties, no clubs, none of those crazy things. Um, okay. So, a little bit about our area. There is I I drove around the area. Wanted to give you guys a little little feedback. Um, there's 27 buildings in a quarter mile radius that are for rent in that area.

So, this building that I am renting right now, in two and a half years, I'm now the third person to come in because no one can afford rent. So, I feel like we need to make a change here. Um, there is 87 ample parking spaces. So, if we were have an event, there would be lots of parking involved. Um, I know obviously in in that district when I was riding around, a lot of the other ones do not have that many parking spaces. So, very thankful that there's a lot of those. So, um, with that being said, 27 of them are vacant and available for rent. So, that is a a huge thing. Um, options to have your event, you could go to the Marriott small baby shower and have it for $6,800. Go to the train depot, which is never available because it's the only place to rent. Um, you have the Hall at St. John, it's $5,000 to rent. And you really have no blank space that you can rent and have some type of event. Um, there is a need for this gap in this market because It's affordable. It's a flexible event space. There's a growing growing demand for content creation, media production. Um, obviously this drives local revenue. That's hotel, restaurants, rental cars, gas stations, local vendors, and it keeps us all having a job here because we run on hospitality and tourism. So, this is the movie that just came and filmed. This is with Matthew McConna in here. Um, I think it was about a $5 million scene that they between the brilliant space and then across the street that they brought in. So, I mean that brought in local vendors, staffing, restaurants, catering. Um, it brought a lot to Myrtle Beach and, um, we want to keep Myrtle Beach on the map, you know. Um, this is a picture of it. So, you can see it's literally a blank canvas. You can do what you wish, you know. Um, so it starts at $100 an hour. It's very affordable rental. Any of you guys, if you needed a place to rent, you could actually afford it. Um, and then this just talks about a little bit how Myrtle Beach is growing. We're not diversifying. Um, population from is

16.9% from 2020 to 2024. We're heavily driven on tourism and hospitality. Um we're growing fast, but you know, for new buildings and these type of things, there's not enough support for it.

Um obviously this is a distribution center. I think you'all call it the LM area. Is that right? Limited distribution like manufacturer. Um so obviously it's limited jobs. It's minimal communication or community interactive. no tourism draw and it's low for spend vendor. Obviously, bringing this vision of what I have is going to bring a lot of new dollars, hotels, restaurants, transportation, um, and a lot of new vendors to be able to make living. And so, the reason that I'm in this position is I put this in here as well. Um, I don't know if any of you guys know Drew Langway. He actually just sent me another space that is in the same area and he's like, "Hey, Sarah, what are your thoughts on an event space in this location?" Well, obviously it's not allowed. So, that's why I'm in this position because a lot of the realators and people that are landlords that are actually presenting these spaces, they don't even know the rules. So, um so where will your next event be at the brilliant space?

Stand up here. Are we staff?

Yes. So when this originally came in, the requested text amendment was to include multi-purpose event in creative spaces conditional use within the light manufacturing district. Uh just some points from staff for the board to consider. What are the conditions the applicant is seeking for that conditional use that was not uh included as part of their application submitt of what those conditions they're actually seeking are. Conditional use must have conditions on it otherwise it's just a permitted use at that point. There are currently seven areas across the city that are zoned LM and a change made in to apply to one LM applies to all of LM. So any conditions that are applicable here to allow for this space in LM would then be applicable to all other LMS across the city. And then currently we do have event space is a defined use exception two and three of definitions in the zoning code and it's a the strict conditional use in the C7. Um, the event space definition is a facility that primarily provides space for private events. The facility may include the on-site consumption of alcohol as an accessory component of catered food and beverage service. I'm not sure if that meets the applicant's intent of what she's seeking for her space, but that is currently allowed in our code book, but it's only allowed in the C7, which is Broadway Street. So, um, that's all the information I have for y'all here. It's part of workshop, so happy to field any questions or take any direction from the board at this point.

Do you have a a map that shows the LM districts. Uh I can get one for the next meeting, but essentially LM is back side of the airport. That green down Charlie right there. You have the LM of Dividend Loop. You have the LM of the old AVX complex. You have some LM up top, which the old helicopter adventure. Um and then you have a one right in the 501 right in the middle of the city. Public works. Yeah. So those are your seven LM. Where is this particular catch? This one's up in the dividend loop section to to the right. Y above that big purple above the purple and the orange. Yeah,

that one right there. That's on Highway 15, right? You got the M site up up there in the big red. Then you got the drop down lot. And then you got the dividend loop just down the industrial park. Industrial parks off Harelson. How's that fit into our plans that we're looking at the rewrite?

Um so that that is my initial gut feeling on this one is we're going through the zoning rewrite and I would like the consultant to look at this use. I think the use itself is something necessary for the city. I'm just concerned about the location and placing of this one. We have very limited light manufacturing across the city. Um we try to do our best to preserve light manufacturing for those uses. Um and this might not be the best fit for a light manufacturing district. Um but I I would say we've hired a consultant for a reason with the zoning reite to comprehensively look at this. Again, I think it's a good use for the city, just maybe not necessarily this location in LM.

And I'll double down on what the just said, I think the idea, the concept behind what she's trying to do, I think it's a good idea and there very well may be a good need for it here in the city of Meries. But it goes back to what Cameron said. We're talking location, location, location. Um, you know, said that you got 87 parking spaces. That's a big building. That's a very big building. It is not parked any higher than any other property that's out there. It's just it is such a big building and such a big property. So, you know, if you look at square footage wise, parted about the same out there. Again, good idea. Thinking outside the box, trying to be creative to bring something else in here for the city of Myrtle Beach. I'm just not sure if the location's right. I'm just not sure what we even refer to it as either. I mean, we've got convention centers. It's kind of serving the purpose of a convention center type approach, but then you hear the part about the uh the web design and all that other type stuff that may be going on in in there as well. It's like it's for lack of a better term, it's one site, but be a hodgepodge of things going on in there. And that's where the zoning rewrite really comes into play. Allows us to go a bit deeper than that than we would at a regular staff level. Ken, if if we were able to find a suitable location within the the current LM districts, is there a way to do like an overlay zone to allow them in certain parts of the LM district?

That's what we had talked about at the staff level yesterday is that, you know, if this was in the LM that's currently on the old Air Force base, you know, it might be a pretty good fit there with everything else that's going on there around it. So then we said, you know, last thing we need is three manufacturing districts in the city of Myrtle Beach. So I mean that's kind of along the lines way our conversation went yesterday is, you know, reoriented a little bit on that. What zoning districts would allow the type business they're trying to C7?

C7's the closest, which is we have event space in that, but that's just on C7 on Broadway. So that's the only C7. So it's very limited, too. The other thing I've been brought up was, you know, kind of the the nightclub and I know she's not this is not part of what her her plans are, but I think we need to be careful. We had problems of nightclubs down in the center of of town that were kind of pop-up nightclubs. Um and uh and whatever we do, you know, we want to I think the conditions that that come about from all this, if we can find a way to make it work, need to address something like that.

I think you got to factor in too whenever we pass this used to be allowed in the C7, you got to look at the scope of the size of existing buildings. Yeah. In the C7, it is no space that even comes close

to the size of this. And I think to your point, that's the thing that concerns me about the event space definition that we have right now, strapping it on to this request is that this very clearly does allow alcohol and that would lend itself to more of a pop-up nightclub issue than not. So that would be where we'd have to dubtail a different definition. I'd have that concern. Uh, cameraman, I don't think that we truly have with it being such a broad spectrum of uses going on in that one building, I don't think that we truly have anything defined as such in our zoning code right now. It's a little bit of this, a little bit of that, and a little bit of that. The one that we've got defined down there for that, um, I had issues with that whenever it got approved, to be honest with you. I'm not sure that definition there would cover all of her activities stated here. Not

I think the reason that got passed at the way that it did and it was limited to the C7 the building that they had in mind that somebody was asking for on this was a 5,000 foot building. So you're not Yeah. A lot of these things you're not going to be able to do that in.

Yeah. And so that's why I I don't really think that that definition even truly applies properly to what all she's trying to do up in being there. She's almost coming in with a hybrid. I mean, I I think there's a need for something like this. I mean, I I think, you know, she's thinking outside the box and she's right. I mean, we we're kind of um you know, we're not really being very innovative in some respects um and and attracting, you know, a different a more diverse demographic here. And something like this, I think, helps achieve that. So, I think we need to find a way to try to make this work in the right location with the right conditions. Um but but we we got to figure all that out first.

Would that be up to like the consultants to out.

Well, that's that's I guess it's kind of a twofold question. The board has the perview to take up that question and try to solve it amongst yourselves along with staff. Staff's recommendation would be to work with the consultant through this process. Fortunately, you know, it delays this to about September when we get new zoning rewrite, but that allows for a more comprehensive overlook at the uses that she's requesting in the appropriate locations across the city because again, like what Zeb just said, probably a needed use in the city, does it fit here? And do we want to shoehorn something rapidly or do we want to work with the consulting to do this as correctly and holistically as possible? And if this is something that y'all do want to try to move forward with without including in the zoning rewrite, uh, don't expect a twoe turnaround on something like this. We'd have to go a little bit deeper than just a twoe turnaround on something in regard to this. If that's whatever whatever direction y'all decide to go, we will work with you. But for the applicant as well, it'll be more than just if we decide to go deeper without waiting for the zone and rewrite is we're going to need more than two weeks to get something turned around on this.

This is a building you're already in. Yes, sir. So, I rent another building for my office space and then obviously the landlord kept calling me every time no one could pay rent. It was like, if you want the end one, I want the end one. So, if we don't come to a conclusion, you're going to have to tell me what I could do with it or what's allowed over there. Is there a method available for a temporary type situation or until you can do a complete everybody or not? The only thing I got is called looking the other way. I got I got too many people looking at me to be doing that.

Do you have a photo of the plat where where our property's at that they're looking at and what's around it? Are you on the end of the the ending spectrum? Uh, oh, I don't know about that.

Reason I'm asking that is if we try to do something, if we could figure out something, being on the end of something is a lot easier than being in the middle of something because then you'd be surrendered all this other stuff and that is complicated. But we don't want to do that either, you know, in terms of I'm just thinking out loud. I'm not saying it's right or wrong. Yeah, I know it works, but I would fall on the spot. We just got to make sure we just got to make sure that bad president either. I understand that for anything that that that we do in regard to it. Correct me if I'm wrong. I believe it's that building there. One across the street. Okay. That one was for rent, too. I'm just saying like you said it just adds to the problem when it's more it's not

yeah it's kind of center things it is okay it would not touch any other point it is surrounded by that is probably the truest industrial location that we have in the city of Myrtle Beach I mean all the rest of them have got to be in hodge polish or much older over That's probably one of the truest industrial area. That is the truest industrial area that I feel that we have in the city of Mr. Beach.

Seabard light manufactured way across 501. Yeah. Yeah. Warehouse.

And again, that's not unless you consider is industrial. That's not our main industrial. I kind of level 11 on the road and nothing wrong with that. I mean, that's why that's that's their location. That's right.

I you know, I hate to wait till the whole zoning rewrite. I'd like to see if we could uh maybe address this before then, but I think your idea of talking with the consultant is is is paramount. uh and uh and then you know giving you all time to to research it and and do something you know with it then we can you discuss it with the applicant uh you all can discuss directly with the applicant and then you know provide a recommendation to us that we can consider you're talking six to eight weeks rather than September I mean you're still talking

I mean it's understandable it needs to be done you know with thought and and and research so you know I I understand Um what uh I guess the question is is the applicant willing to withdraw the the the application or I mean we can continue it but we can only continue it how many well the applicant can essentially indefinitely continue an item. The board has a limited amount that they can do which is two. Okay. So I guess the question for you is whether you're willing to continue the item to give staff time to research it and come up with Absolutely.

I I have a before we get to that, I I think I don't know if it was Ken or Cameron that said it, like the LM that's behind Market Common where the brewery is and all that kind of stuff. I think that something like this fits great there. My concern is here, what's surrounding this particular LM um and I don't know how we get away from I don't think you can do it for just this property, right? And parking is going to be an issue over there, too. I mean, a real big issue. I mean, they this particular site that she's looking at apparently has a fair amount of parking, but but a lot of those sites over there do not. Um, and um

I I mean, I think they have the parking based on the square footage. They just happen to have big square footage, but that also means you can have more heads. If we were to do this event space, you could Well, I think I think parking would be based on Well, I said the parking why there's so little parking on some those other sites is because parking for warehousing is 1 to 4,000. Yeah.

Okay. If you go to parking for a place of assembly, you're looking 1 to 100. Okay. So, I mean, if you got 5,000 square feet, I mean, that's 50 parking spaces. You got 10,000 square feet. That's 100 parking spaces. We got 87 total for all three of those buildings. Could there be a restriction of like because a lot of those buildings only have literally like four or five in them that if this was to be approved that it has to so many parking spots, which it does compared to the other ones. So, let's say somebody down the road, they couldn't be do the same thing because they only have four parking spots.

Yeah. I mean, parking will be considerable, but like I said, parking for area of assembly is 1 to 100,

you know, and I'm pretty sure that the space from the photos I saw is more than 10,000 square ft and you say 87 parking spaces on the property. The other thing you got to look at too, majority of those spaces are most of the headaches that we have from a zoning standpoint or you get a strip center that's empty where parking lot's always empty. When the first restaurant goes in, well, guess what? they would start going through the restaurant, then the second restaurant wants to go in. You ain't got enough parking for the second restaurant. You only got enough parking for for the first. Um, you know, and so while the applicant comes in here looking at the potential success side of it, we as a staff have to look at it from the potential uh side of it. And that's what's coming into play right now. Um, if she came in here and said, "I want this to be a open air venue assembly area." As long as we rent it out for that, then we know exactly what to figure for. This is a hodge podge. We don't know exactly what to figure for. So, if I don't know what to figure for, I'm going to air on my favor to make sure I'm covered.

Yeah, I think I got you. And again, I sound like I'm negative against what she's saying. Great idea. think it's something that's needed. Um, go back to the point that Austin made whenever we're talking about making changes to our LEM possible zoning classifications. I don't think we're talking about making any changes to our LM out of dividend loop. I think we're thinking more about that LM that's that's nestled in there in the old Air Force base that's got all the destination things already in that vicinity. So, it's already there. People are already there. The idea of making changes to the dividend loop section of the LEM had never crossed our mind until this application came in the door.

And just because it crosses my mind doesn't mean I'm going agree with it or a lot. It just means I'll think about it. And to you guys, I mean, there is 27 spaces for rent. I mean, to me, that says there's not a big much. That's a lot of places for rent in that little area when you ride around. So, I'm going say one of my favorite sayings. It's not until it is. Well, yeah, of course. It was too late. They can't seem to hold it down, though. All right. Any other questions for staff for the applicant?

Uh, I do have one question for the board. So, going off of what Zeb just said about us pursuing this internally as staff, working with their consultants, that timeline that Ken had brought up, is it the board's intention that we seek to do this in the LM or am I looking at this more holistically across the whole city where this would best fit because that materially changes the request. Yeah, I I think it I think it's worth looking at holistically, but what do you all think? I agree. We can look at it from several angles. We can consider overlay. We can look at it.

The challenge though is always going to go back to your what you were talking about as far as parking. Wherever you look at it at if something wasn't designed for that with that in mind, you're always going to be facing that challenge to overcome. Second Life Mobile's a whole lot suffered in the first life except for in the market common area where I mean my opinion where there's parking garages and people can are already walking. Um but that's just my there's a lot of off street parking in market. Correct. Yeah. So, I mean, if you don't have the spaces in front of your building, there's plenty of parking walking distance.

There's somewhere some there's an easy way to park and stroll as if need be to get to where you need to go. Good work. Are we continuing this item or Well, this is this is this is just workshop. All right. So, you work this up. I'll be in touch. Okay. Thank you.

Moving on to communications from staff. Yeah, I'll do this real quick. Just wanted to bring this to y'all's attention. So, Taiisha and I attended Scappa last week, the South Carolina Planning Association conference. Um, some interesting things that came out of that one. So, this was held down in Somerville, Berkeley County area. Um, so the two primary uh developments that we saw come in were one called Cane Bay and one called Nextton. These are two absolutely enormous master plans down in that area. Entitlements upwards of 30,000 residential homes and 6 million square ft of commercial space basically spilling out from uh Charleston out I26. Um and and these were very impressive. The interesting one for me, Cane Bay is working its way through um rings pretty true to what we saw with Grand Dunes except they went with a pure formbbased code. And this is something that starting to see a little bit more in the master planning area is the formbbased code where it's not necessarily like here are all the uses that are allowed in this space. Here's your space to do all these uses in. It is here is what each individual building and building type is going to look like outside of that. Whatever use goes into that, we care very little about it. It is granular level design detail. And so they went that route rather than the more, hey, here's what you can do in this space, have at it, which I thought was an interesting design development. Um it took them two and a half years to get through their planning commission. Um at Berkeley County's planning commission um but Berkeley County employed something that I'm quite fascinated by. They have something called a third-party review process where essentially instead of staff reviewing these documents, there's a third party consultant that they hire to review it in conjunction with staff to give recommendations back to staff. So they're essentially like we have our consultant for the zoning rewrite. They're hiring a third party consultant to look at all their PUDs and their master plan developments which found interesting. Uh next one Department of

Commerce is doing something called rural development plans. Um this is any tier three tier 4 community in South Carolina. Uh Ory County is a tier three community. So uh the county would qualify for this. The state is giving $200,000 to tier three communities to send in consultants to take something from either your master plan or your comprehensive plan and actionize up to three items within that with state funding. Um so far the team it was um oh his name escapes me right now uh Trip Muldro from Moldro and Associates um who's leading one of the teams. They are working in Winnisboro um two other communities to do smallcale action projects in these small towns. Right now the state caps it at the county seat. So right now Conway would be the eligible one in Ory County. But the preliminary findings from this rural development plan project has been so successful that the state's looking at allocating money additional money and also allocating additional resources outside of just the county seat to actionize these things. So that's something I'm going to be keeping my eyes on because there might be some opportunity that Myrtle Beach can approach the Department of Commerce for funding from the state to actionize some things in our comprehensive plan which are going to be really successful. Then lastly did a presentation on the resilience planning in South Carolina. Cool one's come out of this Clemson and Clemson students are working on a planning assistant to help with resiliency items. So essentially, it's going to be an AI bot that you can feed in your comprehensive plan, master plan, strategic plans, and also the resiliency element, and it will analyze your entire resiliency plan and offer amendments, changes, and then also update it with new state law that's coming out. So that'll help lighten some of the workload when we're doing our comprehensive planning process when looking at that resiliency element. So that's still in some early stages with Clemson, but Clemson's pushing it really hard within the next two years. So

how are you using the term resilience in what in what context? So this is the resilience element in the comprehensive plan. So it's about absorbing a disaster, recovering from a disaster, and making yourself economically more prosperous to bounce back from a disaster faster. Um how how are we looking at that from perspective? I mean, so we've had our adopted resiliency elements since 2020. That is one that is on our radar to rewrite within the next two years.

That just means hurricane protection, things like that. hurricane, flood, tornado, fire, the whole nine yards. It's mostly looking at elemental disasters that come our way. Um, but I think we'd be remiss, especially because of the modern industry of tourism, not to include like an economic resiliency element into that. Um, just because when we saw with co our our revenue s took such a big hit that impacted city services. So, it's it's trying to be a holistic look at how you recover from any unanticipated disaster. So you're looking not not just at code code like building codes and stuff like that, but also the divers diversifying of the economy

that um how we do disaster planning. So Travis Kaki, who's the emergency manager for the city, how he designs uh plans to help mitigate any issues that come up with unexpected flood, how we move people out of the community. It really is a holistic look of if you have XYZ disaster come in, what you're doing in the meantime to prevent it, to mitigate it, to absorb it, to recover from it. Good questions. So, that's all I had. Those were the three big presentations that kind of stuck out to me. Um, that's all I got. Any communications from any commissioners? Yes, sir. I have a question. Staff. Um,

and a lot of places they have like a historical district in that historical district they require certain standards that whether you're building, maintaining, owning that you have to keep it within certain standards. How do how would we accomplish that? If we wanted to make sure an area might be a historic area, but say you want this a city area look a certain way. Is is there what vehicle do we have to ensure for example landscape and maintenance everything keeps to a certain standard? What what do we do? What do we have or is there anything available that does that? Um well you're barking up like three different trees on that one. So the historic angle is largely governed by the federal and the state. I'm not talking about a story.

Okay. I'm just saying I'm using as the example of understood they are able to enforce what they want to look. So that would largely be held with an overlay district that has stricter design guidelines on the buildings. Um then outside of that it's just the the zoning code, the building code, the landscape maintenance code for a city that is just properly forced. So typically overlays and design guidelines come at the front end where it's hey in this area we have this look this feel about a community this is what your building needs to be designed to look like but then maintaining that is an enforcement issue on the back end.

So you want to go in and like overlay model script uh that's something that our consultant is looking at through the zoning because The zoning map will probably change quite a bit with the new zoning code that comes in. They are looking at the use of overlays appropriately throughout the city. Um, most major metropolitan areas have a downtown overlay that kind of controls the form and function of their downtown area. So, that's not really unheard of. That's something they're exploring here to see if it would be a good fit for us. Okay. So, that's something that can be looked at. Yeah, but I think more lines of what you're talking is code is the minimum. Right. Okay. Right. Something cannot look good and still meet code.

Right. Um, you know, a house doesn't have to have carpet on it. A house doesn't have to be painted. You could go into a house that just had subflooring and spacking still on the wall with not a single coat of paint on it. Guess what? That still meets code. We couldn't deny it. We wouldn't want to live in it. We wouldn't want to call it home, right? But it meets the min code is a minimum standard.

Um, just because your bushes ain't as green as I want them to be, doesn't mean there's anything I can go in there to do to you because you got a bush, a living bush, and the code says you got to have a living bush. Um, that's one of the things that we as a zoning department, you got to understand we're the middle man. Okay? One minute we're whipped to go out there and get them all. Next minute we're whipped to say, "Why'd you go out there and get them all?" So, it's kind of like we're caught in the middle. Understand? In regard to that, um, everybody's got a boss and we're here to follow direction. That's right.

Right. Were you able to get I shared with the auto plan commission it didn't create a course back to me, but it didn't hear back. Were you able to get to Kley Horn that uh picture survey I provided about Boulevard from 31st to two weeks ago use received it? Okay. So if you receive it, you receive it.

It is my computer's running a bit slow here looking for this thing. I will make sure I will sure that it is in their hands. when I was talking about but you might not know about this but a little over a month ago I showed a picture survey of first boulevard to the planning commission and went over some of that in preparations to zoning your rights and other things just to give us a thought of some things to maybe consider closer how can we best address those type issues and Kimmy Horn came and did a presentation update us where we were with the read and encourage us if we had it would help them and their thoughts and figures even though they've gone around and surveyed everything. I sent that to um Cameron and and provided a copy plan commission that they had seen it but they had it and that's going to just share it with them so they can see it. That might help them some the way someone else visualize certain things if it was just making sure he had been able to forward that to them. Do you know? Uh yeah, I just forwarded to them again. So if they didn't see it the first time, they saw it again.

So they didn't correspond back to you. I haven't heard anything. They've been focused on doing um our uses and zoning districts and those sorts of things. So but you had you had forward to Okay. Thank you very much. Thank you. I appreciate that. Any other questions or comments that we motion by Zeb? Second. Second by Joe. All those in favor? All those opposed? Motion carries. We do a