Jul 16, 2025 Town of Hilton Head Planning Commission

[00:00:06]

CALL TO ORDER WITH EVERYBODY JOIN ME IN A PLEDGE OF ALLEGIANCE PLEASE I PLEDGE ALLEGIANCE TO THE FLAG OF THE UNITED STATES OF AMERICA AND THE REPUBLIC FOR WHICH IT SAYS MY MISSION ON THE GROUND WITH ALL THE MILITARY. MS. MILLER SENT OUT THE AGENDA

[3. Adoption of the Agenda]

YEAH I HAVE MOTION TO APPROVE THE AGENDA AS IS SO. IT'S OKAY.

OKAY. ALL IN FAVOR YOUR RIGHT HAND IF I COULD UNANIMOUS.

[4.a. Recognition of Outgoing Commissioner John Campbell]

AND FOR THAT I CHAIR BRUCE SIEBEL WILL DO THE HONORS WILL BE SO WE'RE HERE TODAY TO RECOGNIZE JOHN CAMPBELL AS A TERM SERVING COMMISSIONER AND A STINT ALSO AS VICE CHAIR RECENTLY DURING HIS TIME ON THE ON THE COMMISSION HE ACTIVELY PREPARED EACH MEETING TO UNDERSTAND THE ISSUES THAT WERE BEING DISCUSSED. HE HAS BOTH PROBING AND CLARIFYING QUESTIONS ON DISCUSSION ITEMS THAT WERE BEING PRESENTED HE USED HIS EXTENSIVE KNOWLEDGE OF NATIVE ISLANDER ISSUES THAT HELPED US AS OTHER COMMISSIONERS TO INFORM US OF OF THOSE ISSUES HE DEMONSTRATED A FIRM GRASP OF HOW ONE DECISION AFFECTS ANOTHER ON PLANNING MATTERS AND HE REPRESENTED THE PLANNING COMMISSION OF VARIOUS COMMUNITY PRESENTATION AND EVENTS. SO IN RECOGNITION OF THESE AND YOUR ACHIEVEMENTS AND IN GRATITUDE FOR YOUR VOLUNTEER SERVICE THE PLANNING COMMISSION AND TOWN OF THAT ISLAND CONVEYS UPON YOU THE CERTIFICATE OF APPRECIATION AND WISHES ALL THE BEST IN YOUR FUTURE ENDEAVORS. THANK YOU BOTH VERY GREATLY WANT TO THANK YOU.

[4.b. Welcome to New Members]

I'D ALSO LIKE TO RECOGNIZE ELLEN WHALEY, OUR NEWLY ELECTED VICE AND THANK COMMISSIONER SIEBEL AGAIN FOUR YEARS OF FANTASTIC LEADERSHIP LEADING AS OUR CHAIR HERE IN THE PLANNING COMMISSION AND WE'RE DELIGHTED YOU'LL BE STAYING ON TO GUIDE US INTO THE FUTURE.

THANK YOU VERY MUCH. I ALSO WANT TO TAKE THIS MOMENT TO RECOGNIZE THE STAFF THAT WORKS WITH THE PLANNING COMMISSION TWO MEMBERS THAT WORK WITH THE TOWN'S PLANNING FIRST SAVE FOR OUR PRINCIPAL PLANNER AND SHE IS OUR STAFF COORDINATOR FOR THE PLANNING COMMISSION. I SAY THANK YOU VERY MUCH FOR ALL YOU DO FOR US.

AND THEN HANNAH MILLER, ADMINISTRATIVE ASSISTANT FOR THE TOWN'S PLANNING DEPARTMENT.

SHE SERVES AS THE COMMISSION'S SECRETARY. AND ALSO WE'D LIKE TO JUST RECOGNIZE MICHELLE MILLER FOR ALL YOUR CONTINUED SUPPORT RIGHT?

[4.c. Upcoming Nomination and Recommendation to Town Council of Two (2) Planning Commission Members to Fill Vacancies on the Gullah Geechee Land & Cultural Preservation Task Force]

[00:05:03]

[5. Approval of the Minutes]

OKAY ANY. CHANGES EVERYTHING. GOOD TO GO.

OKAY. ALL IN FAVOR. YOUR RIGHT HAND MINUTES ARE APPROVED. NEXT ON THE AGENDA UNFINISHED BUSINESS WHICH THERE IS NONE.

[7.a. Request for Planning Commission Initiation of an Amendment to Title 16 of the Municipal Code, the Land Management Ordinance, to Amend Sections 16-3- 105.H, 16-4-102.A.6, 16-4-105, 16-4-102.B.1 to allow residential Workforce Housing within the Medical (MED) District. - Shawn Leininger, Assistant Town Manager]

IT ARE IN OUR AUGUST MEETING LIKELY FOR US TO AND THEN MAKE OUR RECOMMENDATIONS FOR TOWN COUNCIL. SO WITH THAT I'D LIKE TO INVITE ASSISTANT TALENT MANAGER SHAWN OLIVER TO GIVE US OUR PRESENTATION TODAY. THANK YOU.

GOOD. MR. CHAIRMAN, MEMBERS OF THE COMMISSION AND WELCOME TO OUR NEW MEMBERS. I THANK YOU FOR YOUR FOR THE EXISTING MEMBERS AND FOR YOUR CONTINUED COMMITMENT TO THE TOWN AND THOSE NEW MEMBERS. WELCOME AND THANK YOU FOR YOUR YOUR ABILITY AND CONTRIBUTION THE TOWN AS WELL. SO WE DO HAVE A REQUEST FOR YOU THIS AFTERNOON THESE ARE A LITTLE BIT UNIQUE SO I'M GONNA SPEND A LOT OF TIME JUST KIND OF YOU THROUGH HOW WHY IT IS AND WHAT IT IS THAT WE GOING THROUGH AND WE HAVE THESE TYPES OF OF OF INITIATIONS FOR FOUR AMENDMENTS TO THE ZONING CODE OR TO THE LAND MANAGEMENT ORDINANCE THE REQUEST BEFORE IS COMING FROM A ABOUT DEVELOPMENT.

THEY'RE WORKING IN PARTNERSHIP WITH NOVANT HEALTH AND THE COASTAL COMMUNITIES ON THE CORPORATION WHICH IS A CORPORATION THAT WAS RECENTLY ESTABLISHED TO HELP SUPPORT WORKFORCE HOUSING INITIATIVES NOT JUST ON THE ISLAND BUT THROUGHOUT THE THROUGHOUT THE LOWCOUNTRY AREA PARTICULARLY IN THE COUNTY AREA AND THEY'VE ACQUIRED A NUMBER OF PROPERTIES THROUGHOUT THE THROUGHOUT THE COMMUNITY THROUGHOUT BLUFFTON AND OTHER OTHER AREAS ON THE MAINLAND OF THEIR GOAL IN PRESENTING THIS ASKING THE PLANNING COMMISSION TO UNDERTAKE A POTENTIAL AMENDMENT TO THE MEDICAL DISTRICT IS TO HELP SUPPORT WORKFORCE HOUSING RELATED ON PROPERTY THAT'S OWNED BY NEWPORT HEALTH AND TO HELP SUPPORT NOT JUST NOVANT HEALTH AND THE HILTON HEAD HOSPITAL BUT TO HELP SUPPORT OTHER WORKFORCE HOUSING NEEDS ON THE ISLAND. AND I'LL GET INTO A LITTLE BIT OF THE DETAILS IN A SECOND ABOUT THE MEDICAL DISTRICT. THERE'S TWO DIFFERENT WAYS WHEN WHEN SOMEONE WHEN THERE IS AN INITIATION OR WHEN THERE'S A PROPOSAL TO AMEND THE TEXT OF THE LAND MANAGEMENT ORDINANCE, THERE'S TWO WAYS THAT THAT CAN BE INITIATED. ONE IS WHEN THE TOWN PROPOSING AMENDMENTS, THE TOWN MANAGER CAN DIRECT TOWN STAFF TO PROPOSE AMENDMENT, BRING IT TO PLANNING COMMISSION. IT GETS FORWARDED TO THE TOWN COUNCIL COMMITTEE THEN OBVIOUSLY THE TOWN COUNCIL FOR ONE OR TWO READINGS BEFORE IT'S ADOPTED.

THE OTHER WAY IS THE PLANNING COMMISSION CAN INITIATE CHANGES TO THE TO THE LAND MANAGEMENT ORDINANCE. THIS IS AN EXAMPLE OF THOSE TYPES OF REQUESTS FROM TIME TO TIME WE RECEIVE PRIVATE REQUEST FROM FROM PROPERTY OWNERS, FROM RESIDENTS WOULD LIKE TO CONTEMPLATE AN AMENDMENT TO THE TO THE LAND MANAGEMENT ORDINANCE.

HOW WE'VE DONE THAT IN THE PAST IS THEY WILL PROVIDE US A LETTER IT'S IN YOUR PACKET THIS AFTERNOON EXPLAINING WHAT IT IS AND DOING WHY THEY'RE ASKING FOR THEIR REQUEST.

WE WILL BRING THAT TO THE PLANNING COMMISSION AND YOU TO CONSIDER WHETHER OR NOT YOU

[00:10:01]

ANOTHER EXAMPLE OF THAT WAS SUCCESSFUL EXAMPLE OF THAT I BELIEVE WAS THE ISLANDERS MIXED USE WHICH WAS A REQUEST FROM MR. DAVIES IT'S BEEN SEVERAL YEARS AGO CAME THROUGH THIS PROCESS WHERE THEY APPROACHED TOWN STAFF ABOUT AN AMENDMENT TOWN STAFF BROUGHT A REQUEST FORWARD TO THE PLANNING COMMISSION AND WERE PLANNING BLESSING WE MOVE THAT FORWARD SO THAT'S THE PROCESS THAT HERE TO TO TO OUTLINE FOR YOU TODAY REPRESENTATIVES OF A ARE HERE IN THE AND THE AND THE AUDIENCE THIS AFTERNOON IF YOU HAVE ANY SPECIFIC QUESTIONS ABOUT WHAT IT IS THEIR PROJECT WHAT THEY'RE TRYING TO ACCOMPLISH THEY CAN CERTAINLY TURNING THOSE QUESTIONS THEY CAN RESPOND TO THE LETTER THAT'S IN THE PACKET BUT IN SHORT IN OUR STAFF REPORT WE NOTE THAT THERE IS A SITE AND ACTUALLY JUST GO TO THE SITE PLANS WE KNOW EXACTLY WHAT WE'RE TALKING ABOUT SO OF THIS AREA I'M GOING TO BREAK THIS TO YOU BECAUSE I DON'T KNOW HOW TO ZOOM IN BUTTONS ARE DIFFERENT THAN MY REGULAR COMPUTER SO BEAR WITH ME ALL OF US ARE HERE. THIS OUTLINE IN BLUE IS ZONED MEDICAL OR MEDICAL DISTRICT.

IT ALSO HAS WHAT'S CALLED A PLANNED DEVELOPMENT TO A PD TO OVERLAY THIS DEPARTMENT OR HEADLANDS OVERLAY COME A COMBINATION OF THAT BASE DISTRICT SAYS THAT THIS IS FOR MEDICAL PURPOSES ALLOW CERTAIN MEDICAL USES ALSO SOME OFFICE USES AND EVEN ALLOWS USES BUT ONLY IN THE FORM OF A CONVERSION SO A COMMERCIAL CONVERSION IS HOW IT'S TITLED IN THE CODE . WHAT THAT MEANS IS IF THERE ARE EXISTING RESIDENTIAL BUILDINGS ON A PROPERTY THEY CAN BE CONVERTED TO RESIDENTIAL USES AND IS A SQUARE FOOTAGE REQUIREMENT OF TRANSLATION IN THE CODE THEY CAN BE THEY CAN BE CONVERTED TO RESIDENTIAL USES PROVIDE THOSE THOSE 20% OF THOSE UNITS ARE FOR WORKFORCE HOUSING THERE ARE ABOUT THOUSAND SQUARE FEET OF EXISTING BUILDINGS ON THIS PROPERTY AS OUTLINED IN RED.

SO THIS IS THE PROPERTY IN QUESTION OFF OF LEMON DRIVE AND REALLY KIND OF THE BACKSIDE OF THE HOSPITAL THAT'S SOUTH OF THE HOSPITAL. AND THEN THE THIRD DRIVE THAT COMES DOWN IS THE FORMER REHAB THAT ARE THAT ARE BACK THERE. THERE'S ABOUT 30,000 SQUARE FEET OF CURRENT SPACE. THOSE BUILDINGS ARE NOT IN A CONDITION TO BE REHABILITATED OR CONVERTED INTO TO RESIDENTIAL NOR WOULD IT MAKE ANY FINANCIAL SENSE TO CONVERT THOSE BUILDINGS RESIDENTIAL ESPECIALLY AT 30,000 SQUARE FEET.

THE NUMBERS JUST DON'T MAKE SENSE. BUT THERE IS AN OPPORTUNITY BECAUSE THERE'S IN THERE'S A TOTAL OF 12.6 ACRES OF PROPERTY OF WHICH A LOT OF IT IS WELL A LOT OF THIS AREA THAT YOU SEE IS WETLAND BUT THE AREA ALONG THIS PORTION THE PROPERTY IS IS UP ON PROPERTY AND ABLE TO BE REDEVELOPED FOR PURPOSE FOR OTHER PURPOSES WHETHER THAT'S MEDICAL OFFICE OR IN THIS CASE HAS BEING PROPOSED FOR HOUSING PURPOSES OR, WORKFORCE HOUSING PURPOSES. WHEN YOU GO BACK UP TO THE TO THE STAFF REPORT THROUGH SO THE REQUEST HERE IS TO AMEND THE MEDICAL DISTRICT. THE REQUEST HAS BEEN MADE IS TO AMEND THAT MEDICAL DISTRICT THAT WOULD NOT THAT WOULD ALLOW MORE WAYS TO ACCOMPLISH RESIDENTIAL USES ON THE PROPERTY OTHER THAN JUST THAT CONVERSION WHAT THE DEVELOPER WOULD LIKE TO DO OR WHAT THE PROPOSAL IS TO TAKE IN THOSE ON THOSE UP ON ACRES AT 126 UNITS RESIDENTIAL THESE WOULD BE APARTMENTS COUPLE THREE STORIES TALL BUILDING 126 UNITS OVER 30% MEETING UP TO 80% OF THEIR MEDIAN INCOME WHICH MEETS OUR DEFINITIONS FOR WORKFORCE HOUSING AND THEN THE BALANCE OF THE SITE BEING UP TO 150% OF THE AREA MEDIAN INCOME THOSE WORKERS WOULD ALSO BE REQUIRED TO HAVE ONCE IS THE EQUIVALENT OF FULL TIME EMPLOYMENT ON THE ISLAND WE JUST WANT ONE OF THE WORKER OR ONE OF THE OCCUPANTS OF EACH THOSE LINES WOULD HAVE TO BE LIKE OR HAVE TO BE A WORKER ON THE ISLAND AND BY FULL TIME WE MEAN IT'S 30 HOURS IS HOW WE WRITE THAT ARE WORKFORCE HOUSING AGREEMENTS IF THE COMMISSION WANTS TO MOVE FORWARD TO THIS OR DIRECT STAFF TO MOVE FORWARD WE PROVIDED WHAT THEIR CRITERIA ARE THAT YOU'RE GOING TO BE ASKED TO LOOK IS IT IN COMPLIANCE WITH IN ACCORDANCE WITH THE

[00:15:01]

I'M I'M COMFORTABLE THE FIRST FIVE OF THOSE CRITERIA OR CONSIDERATIONS THAT YOU LISTED FOR US BUT WITH THE INFORMATION WE HAVE CURRENTLY HOW WOULD WE KNOW ABOUT THAT IT WOULD NOT RESULT IN SIGNIFICANTLY ADVERSE IMPACTS ON THE NATURAL WE HAVEN'T SEEN ANYTHING THAT GIVES US THAT INFORMATION YET SO HOW HOW WOULD WE HAVE ASSURANCE THAT THAT ONE WOULD BE OKAY SO? THE INSURANCE WOULD COME THROUGH THE DEVELOPMENT PLAN REVIEW PROCESS AND SO AND THERE'S A LOT OF REGULATIONS IN PLACE THAT PROTECT WETLANDS AND REQUIRE CERTAIN THINGS AS I MENTIONED ARE WETLANDS ON THE SITE.

THERE IS NO PROPOSAL AS PART OF THIS AND THIS WHERE MAYBE BRIAN OR KEITH CAN COME UP AND TALK TO YOU ABOUT A LITTLE BIT ABOUT THE WETLAND IMPACT. THERE IS NO WETLAND IMPACT THAT'S BEING PROPOSED THAT I'M AWARE OF BUT THAT WOULD CERTAINLY SOMETHING THAT ARE OTHER REGULATIONS THAT ARE IN THE CODE WOULD HELP MITIGATE AS WELL OVER THE FUTURE PRESENTATION WE'VE BEEN GIVEN MORE INFORMATION TO GIVE HELP US UNDERSTAND THAT BUT HELP YOU UNDERSTAND OKAY WELL AND I WANTED TO HIGHLIGHT PART C ADDRESSES A DEMONSTRATED COMMUNITY NEED IT TOTALLY DOES AND SO I'M PLANNING TO SUPPORT THIS AND IF I COULD ON THAT LAST ITEM TO IT'S BY BY AMENDING THE ZONING DISTRICT WE AREN'T SUDDENLY ALLOWING SOME WE AREN'T SUDDENLY RELAXING SOME CONTROL THAT WOULD OTHERWISE ALLOW YOU TO IMPACT MORE TREES MORE WETLANDS, ANYTHING LIKE THAT. SO ALL OF THE STANDARD ALL OF THE ALL THE REGULATIONS THAT WE CURRENTLY HAVE IN PLACE WOULD EXIST DESPITE THIS AMENDMENT. THE AMENDMENT WOULD ONLY BE TO ALLOW RESIDENTIAL USE INTO THIS DISTRICT YOU CAN SHOW QUESTIONS SINCE IT IS A DESIGNATED MEDICAL AREA HOW DO WE KNOW THAT THIS DOESN'T IMPEDE OR IMPACT FUTURE OR ANTICIPATED MEDICAL NEEDS GIVEN THE FINANCE SPACES THAT WE HAVE ON THE ISLAND AND ARE WE ADEQUATELY COVERED FOR A HOSPITAL OR OTHER MEDICAL IN THAT SPECIFIC AREA? SO THERE ARE ADDITIONAL PROPERTIES THAT ARE AVAILABLE FOR FOR MEDICAL. THERE ARE ALSO AND AND ALSO WHEN WE WHEN WE MODIFY THE MEDICAL DISTRICT WE WE WE ARE NOT ELIMINATING MEDICAL USE FROM THIS.

SO TERM MANY YEARS OUT THIS COULD ALWAYS CONVERT BACK TO SOMETHING.

THERE'S ALWAYS AN ABILITY TO DO THAT. BUT THERE THERE ARE OTHER LANDS THERE IN THIS AREA IN THIS FACILITY THERE IS THERE ARE A NUMBER OF VACANT PROPERTIES EVEN ALONG MAIN STREET HAVE A MEDICAL ZONING OR HAVE ZONING IN PLACE THAT COULD ACCOMMODATE MEDICAL USE. WE ALSO HAVE OTHER ZONING DISTRICTS ON THE ISLAND THAT EVEN THOUGH THEY ARE NOT ZONED MEDICAL PER SE THEY ARE ZONED GENERALLY COMMERCIAL AND THEY ALSO ALLOW MEDICAL USES. SO THERE ARE MANY OTHER OPPORTUNITIES FOR FOR MEDICAL

[00:20:02]

HOW ARE YOU? SO YOU MENTIONED THE UPLAND ACREAGE WOULD BE WHAT'S COVERED SO OUT OF 12.6 HOW MUCH IS THAT 15. 40I NOTICE THAT YOU'RE LOOKING AT 16 4105 TO CHANGE WHAT SPECIFICALLY IN THE WORK HOUSE WORK HOUSE WORKFORCE HOUSING PROGRAM ORDINANCE ARE YOU LOOKING TO CHANGE? SO IN THE WORKFORCE HOUSING PROGRAM IT LISTS WHAT CAN DO IN CERTAIN ZONING DISTRICTS SO IN THAT IN THAT HOUSING PROGRAM WE WOULD HAVE TO LIST MEDICAL WE WOULD HAVE TO ADDRESS SOME OF THE THE DISTRICT REQUIREMENTS THAT ARE WITHIN THAT ORDINANCE. SO IT TALKS ABOUT OUR FOUR TALKS NOW ABOUT ALM 12 BASED ON SOME RECENT CHANGES WE'VE HAD AND IT TALKS ABOUT A NUMBER OF OTHER DISTRICTS INCLUDING MEDICAL A CONVERSION STANDPOINT SO WE HAVE TO MODIFY THAT LANGUAGE NOT JUST ONLY ALLOW CONVERSIONS BUT ALSO ALLOW NEW CONSTRUCTION AND THAT'S WE'RE NOT CHANGING WHAT THE DEFINITION WORKFORCE HOUSING IS IT'S STILL GOING TO BE 82 I THINK IT'S 100 100% OR 6100 100% IN OUR CODE DEPENDING WHETHER IT'S RENTAL OR IT'S IT'S IT'S FOR SALE.

SO NONE OF THOSE REQUIREMENTS ARE CHANGED. IT'S SIMPLY TOO OLD TO TO TIE HOUSING IN A MEDICAL DISTRICT BACK TO WORKFORCE HOUSING AS NEW CONSTRUCTION BECAUSE ZONING CHANGE CONTEMPLATED TO BE IS THAT GOING TO BE LIKE A SPOT ZONING EXERCISE? NO IT'S STILL THE ZONING WILL STILL BE MEDICAL. ALL WE'RE DOING IS WE'RE WE'RE ALLOWING WE'RE INTRODUCING OR ALLOWING OR ALLOWING ADDITIONAL RESIDENTIAL USE WITHIN THE MEDICAL DISTRICT SO IT CAN CHANGING THE PLANNED USES MEDICAL DISTRICT CORRECT.

SO IS THERE A CODE AS THEY'RE CALLED CODE UP HERE BY INSURANCE WHICH ONE MIGHT CLICK ON IS THIS A NO SORRY? I DON'T HAVE THE CODE I PULL UP THE CODE AND SHOW YOU EXACTLY WHAT WE'RE TALKING ABOUT. WE DON'T HAVE THAT CODE BUT WE HANDLE YES.

AND I THINK YOU HAVE THE PLAN USES TABLE OH IT IS IT IS UP HERE.

ALL RIGHT AND IN SCROLL THANK YOU. SO RIGHT NOW FOR RESIDENTIAL USES IN THIS DISTRICT WE ALLOW GROUP LIVING SO THINK ASSISTED LIVING AND WE ALLOW MIXED USE MULTIFAMILY WORKFORCE HOUSING WHAT THIS IS ALL POINTING BACK TO IS THAT WE ALLOW THESE TYPES OF USES BUT ONLY AS A CONVERSION. SO IN THIS CASE ON THIS PROPERTY THERE IS ABOUT 24, 30, 24 TO 30000 SQUARE FEET OF OF OF BUILDING ON THAT PROPERTY.

THAT'S ALL THEY WOULD BE ALLOWED DO IS CONVERT THAT EXISTING SQUARE FOOTAGE BECAUSE IT'S NONRESIDENTIAL CONVERT THAT TO RESIDENTIAL BASED ON THERE'S A THERE'S TABLE IN THE CODE AND ON THAT TABLE HERE BUT THAT'S OKAY THERE'S A TABLE TO CODE THAT IS BASICALLY SAYS FOR THIS SITE FOR A ONE FOR A STUDIO UNIT HAS BEEN THIS MANY SQUARE FEET FOR ONE BEDROOM UNITS WITH AS MANY SQUARE FEET SO THEY COULD TAKE THAT 24 TO 30000 SQUARE FEET AND CONVERT IT INTO HOWEVER MANY UNITS THEY'RE ABLE TO YIELD BASED ON THOSE SQUARE FOOTAGE REQUIREMENTS WITH RESPECT TO THAT, THE WORK FORCE HOUSING PROGRAM SINCE THIS IS GOING TO STAY MEDICAL ZONING DISTRICT GOING TO BE AN ARM FOR THERE'S NO DENSITY BONUS CONTEMPLATED NO BUT WE WOULD ESTABLISH A DENSITY IN THIS CODE SO IN THIS CODE IF I SCROLL DOWN TO THE RESIDENTIAL SECTION ACTUALLY THIS HAS A MAP AND SO THIS IS WHAT THE CODE THIS WAS WHAT THE ATKINS PROPOSING SO THE ATKINS PROPOSAL IS GOING TO PUT IN A TEN DWELLING UNITS PER ACRE THAT'S JUST WHAT'S ALLOWED FOR THAT FOR FOR WORKFORCE THERE'S NOT A DENSITY BONUS WHO'S DONE ANYTHING BECAUSE RIGHT NOW THERE IS NOT A RESIDENTIAL IN THERE AND THE IN THE MEDICAL DISTRICT. AND LAST QUESTION EDGEWOOD DRIVE AND HILTON HEAD PLANTATION THERE ARE WATER PROBLEMS BACK THERE SO HOW IS PART OF THE DEVELOPMENT GOING TO BE WORKING WITH HILTON HEAD PLANTATION TO DEAL WITH THOSE WATER PROBLEMS BECAUSE IT'S BACKING RIGHT UP INTO THIS AREA AND THE BUILDINGS THAT ARE THERE ARE BASICALLY ONE STORY LOW YOU KNOW USAGE THERE'S NOT GOING TO BE A LOT OF PURPOSE. I'M ASSUMING IT'S GOING TO BE WELL IT'S GOING TO BE A LOT MORE IMPERVIOUS COVER THAT THERE WILL BE MORE IN A PREVIOUS COVER . SO YES THERE HAS BEEN THE TOWN HAS NOT HAD SPECIFIC CONVERSATION THE HILTON HEAD PLANTATION AT THIS POINT I KNOW THE ATKINS HAVE HAD CONVERSATION WITH HILTON HEAD PLANTATION THEY HAVE ENGAGED WITH THEM EARLY AND CONTINUE TO BE ENGAGED WITH THEM THROUGH THIS PROCESS. OTHER QUESTIONS ARE THANK YOU

[00:25:05]

MANY OF OUR OUR COMMERCIAL DISTRICTS WE HAVE A NUMBER OF MIXED USE DISTRICTS WHERE THEY ARE ALREADY ALLOWING RESIDENTIAL TODAY AT VARIOUS DENSITIES FROM 16 YEARS PER ACRE ALL THE WAY DOWN TO FOUR UNITS PER ACRE. IT DEPENDS THE DISTRICT NO I'M ONE THAT TENDS NOT BE AS CONCERNED JUST PROFESSIONALLY AND MY CAREER WITH WITH PRECEDENT BECAUSE THE PRECEDENTS ARE NEVER THE SAME THERE'S ALWAYS REASONS DIFFERENT REASONS FOR DOING DIFFERENT THINGS IN THIS PARTICULAR CASE FROM WHEN WE WHEN WE THINK ABOUT MEDICAL DISTRICT WHEN WE THINK ABOUT THE WORKFORCE, WHEN WE THINK ABOUT THE IMPACT OF SERVICES ON OUR ISLAND IT'S A LITTLE BIT DIFFERENT THAN IN AN INDUSTRIAL DISTRICT. IT'S A LITTLE BIT DIFFERENT THAN SOME OF THESE OTHER AREAS.

SO I TEND NOT TO GET CONCERNED ABOUT IT BUT COULD SOMEONE CERTAINLY APPLY AND ASK TO DO SOMETHING SIMILAR FOR ANOTHER DISTRICT? YES.

AND SIMILAR ARGUMENTS BECAUSE THIS IS AN APPLICABLE I CAN'T CONVERT THIS EXISTING COMMERCIAL BUILDING I NEED TO TEAR DOWN POTENTIALLY BUT THEN WE'D HAVE TO EVALUATE THAT AT A POINT AT THAT POINT IN TIME AND SEE IF THAT MADE SENSE. IT MAY NOT MAKE SENSE IN THAT CASE SO THAT WE ALWAYS HAVE THAT ABILITY AND THAT'S WHY IT'S IMPORTANT AS WE MAKE DECISIONS ABOUT THIS THAT WE'RE CLEAR AND WHY WE'RE MAKING THIS DECISION.

WE DON'T HAVE TO DO THAT TODAY TO INITIATE BUT WHEN WE GO TO APPROVE SOMETHING THAT'S WHAT WE JUST HAVE TO BE VERY DELIBERATE, VERY CLEAR IN IN WHY WE'RE TAKING CERTAIN ACTIONS. I UNDERSTAND AND CORRECT ME IF I'M WRONG MY UNDERSTANDING IS THAT THE BIG CHANGE HERE IS THAT IT'S NEW CONSTRUCTION GROUP THAT IS THAT IS THE BIG CHANGE. YOUTH RESIDENTIAL IS ALLOWED TODAY BUT ONLY UNDER CONVERTED EXISTING NONRESIDENTIAL BUILDINGS TO RESIDENTIAL USES. THE CHANGE WOULD BE NEW CONSTRUCTION OF RESIDENTIAL DO YOU THESE NEW CONSTRUCTION NEW RESIDENTIAL CONSTRUCTION IS THE CHANGE COURT IS ON A QUICK QUESTION SO IF WE SAY PROCEED LET'S LET'S WORK THROUGH THIS THE CHANGE WOULD BE TO THE ENTIRE MEDICAL DISTRICT NOT TO THE READ OUTLINE SO YOU'RE NOT REWRITING A MAP FOR THIS FOR THAT ZONING AREA SAYING IT'S SOMETHING A HYBRID.

THIS WOULD BE A CHANGE THAT ALLOWS NEW CONSTRUCTION FOR RESIDENTIAL THROUGHOUT THE MEDICAL DISTRICT RIGHT? YES. BUT WITH ONE BUT NOT IT'S I'M NOT SAYING IT'S GOOD OR BAD I KNOW IT'S THE ANSWER IS WE'RE WE'RE WE'RE INTRODUCING THAT USE INTO THE MEDICAL DISTRICT BUT THAT USE IS GOING TO BE CONDITIONED THAT CONDITION AT LEAST IN HOW WE'RE THINKING ABOUT THIS IS ONE YOU'RE ALLOWED TO BUILD NEW RESIDENTIAL CONSTRUCTION UNDER TWO CONDITIONS IN MEDICAL DISTRICT.

ONE IS THAT IT HAS TO BE WORKFORCE HOUSING. IT HAS TO MEET THAT THOSE THRESHOLDS THAT YOU SAW ON THE APPLICANT'S LETTER THAT IT'S 30% UP TO 80% AND THEN OR YEAH 30% OF THE UNITS UP TO 80% AMI NEED TO BE WORKFORCE HOUSING THE OTHER CAVEAT TO THAT WILL BE IT HAS TO BE TIED TO TO OVERLAY WHERE WE LIMIT OR WE IDENTIFY EXACTLY WHERE IN THE MEDICAL DISTRICT THIS IS GOING SO IF LET ME GO DOWN TO THAT MAP AGAIN I'M SORRY I'M MUCH BETTER AT NAVIGATING THIS FOR COUNCIL MEETINGS. THIS IS A LITTLE BIT DIFFERENT SET UP SO BEAR WITH ME. SO IF THIS ENTIRE BLUE AREA IS MEDICAL, WHAT WE'RE TALKING ABOUT IS LIMITING THE RESIDENTIAL THROUGH THE PD TO OVERLAY TO THIS AREA IN RED, IT DOESN'T MEAN THAT THIS PROPERTY OVERALL IT'S VERY BAD EXAMPLE I THINK JUST A LIBRARY DOESN'T MEAN THAT THIS PROPERTY UP HERE COULD SUDDENLY COME IN TOMORROW AND HAVE BY RIGHT RESIDENTIAL ZONING ON IT THEY WOULD HAVE TO COME FORWARD AND AMEND THE PD TO WHICH IS AN OPTION THAT WOULD COME BEFORE THE PLANNING COMMISSION ALSO HAVE TO GO TO THE TOWN COUNCIL IN ORDER TO GAIN THAT RIGHT. SO WE ARE TRYING TO PUT SOME LIMITS ON THAT BECAUSE WE WANT TO BE VERY PROTECTIVE OF THE MEDICAL ZONING DISTRICT FOR FOR THE REASONS MR. LOBEL MENTIONED EARLIER. IT'S AN IMPORTANT ZONING WE HAVE WE HAVE A FINITE AMOUNT OF IT AND SO THAT'S HOW WE'RE PROVIDING SOME PROTECTIONS TO ZONING DISTRICT AND THE COMMISSIONERS THEMSELVES. A MORE QUICK QUESTION JUST BECAUSE I LIKE TO VERIFY THIS

[00:30:05]

THAT'S THE THAT'S THE LIMIT OF OF THE DEVELOPMENT. SO WHAT WOULD HAPPEN? WELL, AT LEAST WHAT THE PLAN IS IS THAT THAT DEVELOPMENT WOULD EXTEND A LITTLE BIT FARTHER DOWN TO TO INCORPORATE SOME OF THE UPLAND AREA THAT'S TO THE SOUTHERN TIP OF THE OF THE PROPERTY. SO STILL SAME DEVELOPED AREA TO THE NORTHERN END BUT TO THE SOUTHERN END ADDING A LITTLE BIT MORE SPACE AND A LITTLE BIT MORE DEVELOPMENT TO THE SITE.

ALL OF THIS WETLAND WOULD STILL BE PROTECTED. I'M GOING TO LISTEN.

WETLANDS SURVEY WAS DONE ON PROPERTY. THEY ALL NEED TO DO ANOTHER ONE BUT I DON'T KNOW IF THERE IS ONE IN FEBRUARY SO YEAH THEY HAVE ONE.

OKAY BUT WITH THE LIKE TO ADDRESS THE COMMISSION. GOOD MORNING.

THANK YOU VERY MUCH YOUR TIME I GUESS I WILL OPEN IT UP WITH ARE THERE ANY QUESTIONS SPECIFICALLY FOR BRIAN QUINN AND MYSELF KEITH KASTER ASKING ABOUT AND WE'RE ALSO HERE WITH OUR PARTNERS REPRESENTING KDC AS WELL AS I'D LIKE A BIT MORE INFORMATION ABOUT WHAT EXACTLY MAKES THE EXISTING NON CONVERTIBLE THEY'RE NOT CONDUCIVE I DON'T KNOW IF YOU'VE BEEN BACK THERE IN A WHILE I THINK THAT QUESTION WOULD BE ANSWERED IF YOU TOOK A DRIVE BACK THERE RIGHT NOW. BUT YOU KNOW, I MEAN THEY'RE SET UP FOR REHABILITATION.

IT IS THERE'S A PULMONARY CENTER. THERE'S OFFICES THAT HAVE ONCE HURRICANE MATTHEW CAME THROUGH ,THOSE BUILDINGS WERE PRETTY MUCH VACATED MAINLY BECAUSE OF ALL THE ABUSE THAT THEY TOOK DURING THE STORM. SO IF YOU GO THROUGH THE BACK AREA WHICH USED TO BE SOME OF THE MEDICAL CENTER MEDICAL OFFICES I MEAN LEAKS THE POLICE HAVE BEEN GOING THROUGH THERE, YOU KNOW, ROUTINELY FOR FOUR OR FIVE YEARS STRAIGHT.

IT'S A MOLDY MESS IN THERE AS WELL AND THE LAYOUT ITSELF ALONG WITH PARKING, IT'S JUST NOT CONDUCIVE TO A CONVERSION. AND I THINK IT'S IMPORTANT ALSO TO NOTE THAT YOU KNOW AS SEAN HAD SAID, YOU KNOW, A COMMERCIAL CONVERSION IS A 20% CONVERSION FOR WORKFORCE HOUSING. WE'RE WE'RE PROPOSING 30%. SO WE'RE TRYING TO KIND OF ONE UP IN A LITTLE BIT TO JUST TO MAYBE EVEN JUST THE DEAL A LITTLE BIT, YOU KNOW, FOR IT.

BUT WE'RE WE'RE EXCITED ABOUT, YOU KNOW, THE OPPORTUNITY TO KIND OF DO SOME THINGS A LITTLE DIFFERENT OVER WITH THE LAYOUTS AND MAYBE EVEN PULL BACK SOME THAT FROM HILTON HEAD PLANTATION THERE'S ONE BUILDING WELL THERE'S TWO BUILDINGS THERE'S A THERE'S A GARAGE SPACE AND THERE'S ANOTHER BUILDING THAT'S REALLY RIGHT ON THAT LINE.

SO WE'RE PULLING BACK KIND OF CLOSER INLAND BIT I THINK AS THE OWNERSHIP OF THIS SUBJECT AREA HANDS OR IS IT REMAINED CONSISTENT SINCE THE CONDITIONS THAT YOU DESCRIBED NOW SEEKING THIS NEW OR HAS IT HAS THERE BEEN A NEW OWNERS OF THE SAME OWNER THE NOVA ACQUIRED THE LAND WITH THE ACQUISITION OF THE HOSPITAL IN FEBRUARY OF 2024 AND WE WILL BE THIS LAND WILL COME INTO A JOINT VENTURE WITH THE HOSPITAL KDC AND OUR TEAM AND IT'LL BE A JOINT VENTURE THAT WILL CONTROL THAT WITH CONDITIONS EIGHT ANCHOR PARTNER IN THAT JOINT VENTURE IF THAT US I YOU MENTIONED THAT I DON'T HAVE USES YOU MENTIONED THE REMAINING 70% OF THE UNITS TO SERVE BETWEEN 80 AND HUNDRED AND 50%.

AM I ANY KIND OF FEEL FOR WHAT THAT MIGHT LOOK LIKE BECAUSE IN THEORY SAYS 70% COULD BE AT THE 150 RATE OR THEY COULD BE AT THE 80% RATE. ABSOLUTELY MODELED IT OUT THAT WE HAVE 30% AND 80% IN AMARILLO AND THEN WE'RE STAGGERING IT BETWEEN 100 120 AND SOME OF THE UNITS AT 150 SO ON EQUAL SPLIT EQUALLY EQUALS BUT FEEL THAT AND IT'S VERY IMPORTANT TO THE HOSPITAL AS WELL WE'VE BEEN A WONDERFUL PARTNER THAT IT IS OUR TRUE COMMUNITY ACCESSIBLE

[00:35:02]

ANY QUESTIONS OR ANYTHING JUST ONE IS BEEN UP AND IT'S A PURVIEW THE PLANNING COMMISSION JUST OUT OF CURIOSITY WHEN YOU EXPECT THE MARKET RENT TO BE THE MARKET RATE OR WE DO HAVE AN AVERAGE RATE BUT WE WILL BE ONE, TWO AND THREE BEDROOM NEXT.

SO THAT WILL VARY WE WE'VE MODELED I CAN GET BACK TO YOU ON THAT FOR THE NEXT PRESENTATION FOR THE AVERAGE RATE AND WE'RE LOOKING AT WE'RE DOING SOME RESEARCH WITH CDS ON THE DEMAND FOR ONE TWOS AND THREES WE HAVE A NICE MODEL NOW BUT WE'LL DO A LITTLE SENSITIVITY ANALYSIS ON THAT BUT I'LL BE ABLE TO SHARE THAT WITH YOU NEXT PRESENTATION WE HAVE THE OPPORTUNITY RIGHT? RIGHT. ANYONE FROM THE PUBLIC WOULD LIKE TO AND SINCE WELL LET'S THANK YOU VERY MUCH LET'S BRING IT BACK TO THE DIOCESE ANY FURTHER DISCUSSIONS BEFORE WE ASK FOR A MOTION? I GET A MOTION, YES.

I WILL MAKE A MOTION THAT WE MOVE A DO WE HAVE A SIMPLE MOTION THAT WE CAN PROVIDE MISS NOR I THINK WHAT YOU RAISED ALL OKAY WELL THAT'S GOOD. I LIKE THAT.

WOULD ANYBODY LIKE THE SECOND COMMISSIONER? LITTLE GOES MOTION.

OKAY WE'VE GOT SECOND OR OR OKAY ANY MORE DISCUSSION ON THE TOPIC? OKAY. WELL ALL IN FAVOR PLEASE RAISE YOUR RIGHT HAND POSE.

LOOKS LIKE IT'S UNANIMOUS. THANK YOU VERY MUCH. THANK YOU.

THANK YOU. MR. LINGER. OKAY, NEXT UP IS PUBLIC FOR ANY NON AGENDA ITEMS. UH PANEL WERE THERE ANY ANYBODY SIGN UP FOR THAT? WAS THERE WOULD ANYBODY IN THE PUBLIC TO MAKE ANY COMMENTS ON ANY NON ITEMS SEEN NONE.

WE'RE NOW THE CHAIRMAN'S REPORT OF WHICH THERE ARE NONE ANY STAFF REPORTS ON STAFF REPORTS AND THAT WAS THAT MAY I GET A MOTION TO ADJOURN SO MOVED AND ADJOURN

* This transcript was compiled from uncorrected Closed Captioning.