Nov 19, 2025 Town of Hilton Head Planning Commission

[00:00:03]

TWO O'CLOCK

[1. Call to Order]

IF YOU COULD JOIN ME IN A PLEDGE OF ALLEGIANCE.

PLEDGE OF ALLEGIANCE, ALL TO FLAG OF THE UNITED STATES OF AMERICA, AND TO REPUBLIC FOR WHICH IT STANDS ON ONE NATION UNDER GOD INTO THIS JUSTICE FOR,

[3. Adoption of the Agenda]

UM, DOES STAFF HAVE ANY CHANGES TO THE AGENDA THAT WAS PASSED OUT THIS WEEK? NO CHANGES.

UH, COMMISSIONERS.

EVERYBODY GOOD WITH THE AGENDA? ALRIGHT.

AGENDA'S, UM, AS PRESENTED.

UM,

[4. Approval of the Minutes ]

UH, ANY DISCUSSION? EVERYTHING GOOD? ALL IN FAVOR? RAISE YOUR RIGHT HAND.

OKAY.

THE MINUTES ARE APPROVED.

OKAY.

[5.a. Public Hearing for Consideration of an Ordinance of the Town of Hilton Head Island to Amend 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, and 16-4- 102.B.1 to allow residential Workforce Housing within the Medical (MED) Zoning District. - Shawn Leininger, Deputy Town Manager]

UH, THIS ITEM REQUIRES THAT THE PLANNING COMMISSION MAKE A RECOMMENDATION TO TOWN COUNCIL.

UH, THIS IS ITEM FIVE A ON YOUR AGENDA.

IT'S A PUBLIC HEARING FOR CONSIDERATION OF AN ORDINANCE OF THE TOWN OF HILTON HEAD ISLAND TO AMEND TITLE 16 OF THE MUNICIPAL CODE, THE LAND MANAGEABLE ORDINANCE TO AMEND.

SECTION 16 3 1 0 5 H 16 4 1 0 2, A 6 16, 4 1 0 5, AND 16 DASH FOUR DASH 1 0 2 B ONE TO ALLOW RESIDENTIAL WORKFORCE HOUSING WITHIN THE MEDICAL ZONING DISTRICT.

AT THIS POINT, WE WILL OPEN IT TO A PUBLIC HEARING AND INVITE MICHELLE MUELLER, COMMUNITY PLANNING MANAGER FOR A PRESENTATION.

YES.

UH, GOOD AFTERNOON, MR. CHAIRMAN, PLANNING COMMISSIONERS.

THANK YOU SO MUCH FOR HAVING ME TODAY AND FOR THE OPPORTUNITY TO PRESENT THIS TEXT AMENDMENT.

CAN EVERYBODY HEAR ME OKAY? OKAY, FANTASTIC.

UM, TO KICK THINGS OFF, I WILL BE PRESENTING THE FIRST OF TWO RELATED ITEMS. THE FIRST ITEM IS A PUBLIC HEARING, WHICH WILL INITIATE THE TEXT AMENDMENT AS IT IS CURRENTLY READ.

THE WORKFORCE HOUSING IS ONLY ALLOWED IN THE MEDICAL DISTRICT WHEN IT'S A COMMERCIAL CONVERSION.

IN ORDER TO ALLOW FOR THE CONSTRUCTION OF NEW WORKFORCE HOUSING WITHIN THE MEDICAL DISTRICT, WE MUST PRESENT AN AMENDMENT TO THE TEXT.

FOLLOWING MY PRESENTATION, THERE WILL BE ANOTHER PUBLIC HEARING WHICH INITIATES THE REQUEST FOR A ZONING MAP AMENDMENT, UM, TO MODIFY AND TO UPDATE THE PD TWO MASTER PLAN.

THIS PRESENTATION WILL BE GIVEN BY MY COLLEAGUE MICHAEL CONNOLLY.

THESE TWO APPLICATIONS ARE INTERDEPENDENT.

THE TEXT AMENDMENT MUST BE CONSIDERED FIRST, AND THEN THE ZONING MAP AMENDMENT IS CONTINGENT UPON ITS ADOPTION.

THE PURPOSE OF THE TEXT AMENDMENT TODAY, UM, IS TO ALLOW FOR THE CONSTRUCTION OF NEW WORKFORCE HOUSING IN THE MEDICAL DISTRICT.

THE APPLICANT IN THIS CASE, ABODE DEVELOPMENT, IS PARTNERING WITH NOVANT HEALTH AND THE COASTAL COMMUNITY DEVELOPMENT CORPORATION, OR THE CCDC, UM, TO CONSTRUCT WORKFORCE HOUSING ON PREVIOUSLY DEVELOPED LAND.

THE LAND IS CURRENTLY OWNED BY THE HOSPITAL, NOVANT HEALTH, AND IS IMMEDIATELY ADJACENT TO THE HOSPITAL WHERE THESE PROPERTIES AND PROPOSED DEVELOPMENT WILL TAKE PLACE.

THIS NEWLY CONSTRUCTED WORKFORCE HOUSING WOULD SERVE HEALTHCARE STAFF, FIRST RESPONDERS, AND OTHER ESSENTIAL WORKERS ON HILTON HEAD ISLAND.

ALRIGHT, HERE'S A MAP OF THE PROPERTIES WE ARE DISCUSSING TODAY, INDICATED BY THE RED ARROWS, UM, ON THE MAP.

AND TO FURTHER ORIENT YOU TO THE PROPERTIES IN QUESTION, THE PROPOSED DEVELOPMENT IS HIGHLIGHTED BY THE GREEN STAR.

UH, WE HAVE THE HOSPITAL TO THE NORTHEAST MAIN STREET TO THE SOUTH HILTON HEAD PLANTATION TO THE WEST AND HOSPITAL CENTER BOULEVARD TO THE EAST.

FOR THE COFFEE LOVERS IN THE ROOM, I HAVE ALSO INDICATED ORIGIN COFFEE WITH THE YELLOW STAR.

UH, AND FOR THOSE WHO HAVE BEEN THERE, ALONG WITH THE HILTON HEAD ISLAND LIBRARY WITH THE BLUE STAR, I FOUND IT HELPFUL.

UM, HERE'S A PICTURE OF THE SUBJECT PROPERTIES THAT WE ARE DISCUSSING TODAY.

AS YOU CAN SEE, THE EXISTING BUILDINGS ARE OLD, VACANT, NEGLECTED, AND, UH, VEGETATION AND MOLD ARE GROWING ALL OVER THE STRUCTURAL ELEMENTS.

ON THIS SLIDE, WE ARE GOING TO BEGIN TO REVIEW THE SPECIFIC SECTIONS OF THE TEXT THAT WILL BE UPDATED BY THIS AMENDMENT.

TO KICK THINGS OFF, WE HAVE

[00:05:01]

AS YOU CAN SEE HERE, THE UPDATED OR AMENDED TEXT IS REFLECTED ON THE SHOT.

THE SLIDE SHOWN.

MORE SPECIFICALLY, THE PROPOSED TEXT AMENDMENT LANGUAGE WOULD AMEND THE MEDICAL DISTRICT STANDARDS TO ALLOW FOR WORKFORCE HOUSING AS A PERMITTED RESIDENTIAL USE, ESTABLISH QUALIFICATION STANDARDS AND APPLY WORKFORCE HOUSING PROGRAM REQUIREMENTS SUCH AS NO SHORT-TERM RENTALS, AFFORDABILITY, COVENANTS, DEEDS AND RESTRICTIONS ALONG WITH MAINTENANCE AGREEMENTS.

THIS IS ALSO SECTION 16 3 1 0 5 H, WHERE THE TEXT AMENDMENT SPEAKS TO THE NEWLY ALLOWABLE DENSITY, WHICH WOULD BE 10 DWELLING UNITS, DWELLING UNITS PER ACRE.

HERE IS ANOTHER SECTION OF THE TEXT, WHICH WILL BE AMENDED, UM, SECTION 16 4 1 0 2, ESTABLISHING MULTIFAMILY AS AN ALLOWABLE USE IN THE MEDICAL DISTRICT.

THIS SLIDE ILLUSTRATES IN SECTION 16 4 1 0 2, UM, CHANGES TO WORKFORCE HOUSING IN THE MEDICAL DISTRICT.

AND FURTHERMORE, THIS SLIDE ILLUSTRATES WHERE IN THE CODE CHANGES WILL BE MADE TO SECTION FOUR, SECTION SECTION 16 4 1 0 2 B.

HERE WE HAVE AN ADDITIONAL UPDATE TO THE TEXT WHERE WE ARE CHANGING THE CODE TO ALLOW FOR WORKFORCE HOUSING IN THE MEDICAL DISTRICT.

APOLOGIES FOR THE GRAININESS OF THIS SLIDE, BUT IT IS HIGHLIGHTING THE WORKFORCE HOUSING SECTION OF THE TEXT, UM, THAT DISCUSSES WORKFORCE HOUSING AND THE MEDICAL DISTRICT.

OKAY, THIS SLIDE OUTLINES THE REVIEW STANDARDS THAT THE PLANNING COMMISSION'S RECOMMENDATION SHALL BE BASED UPON.

SECTION 16 2 1 0 3 B THREE GOES OVER THE TEXT AMENDMENT REVIEW STANDARDS.

BASED UPON THESE FINDINGS, PLANNING COMMISSION HAS THE FOLLOWING OPTIONS.

WHEN CONSIDERING A TEXT AMENDMENT TO RECOMMEND APPROVAL TO TOWN COUNCIL, RECOMMEND DENIAL TO TOWN TOWN COUNCIL AND TO RECOMMEND APPROVAL WITH CONDITIONS TO TOWN COUNCIL.

AND DEPENDING ON THE MODIFICATION OR REQUEST CHANGE FROM THE COMMISSION, IF THERE IS ONE, THE APPLICANT IS HERE AND CAN SPEAK TO THOSE AS NEEDED.

TOWN STAFF HAS FOUND THAT THE PROPOSED TEXT AMENDMENT ALIGNS WITH THE REVIEW CRITERIA AS THEY SUPPORT THE ECONOMIC GROWTH AND HOUSING GOALS OF THE COMPREHENSIVE PLAN.

THEY RESPOND TO CHANGING CONDITIONS BY ALIGNING DEVELOPMENT REQUIREMENTS WITH STRATEGIC OBJECTIVES.

THEY ADDRESS A DEMONSTRATED COMMUNITY NEED FOR WORKFORCE HOUSING.

THEY UPHOLD THE INTENT OF ZONING REGULATIONS BY ALLOWING REASONABLE LIMITED INCREASES IN RESIDENTIAL DENSITY WHEN CONSISTENT WITH TOWN GOALS, AND THEY ENSURE WORKFORCE HOUSING DEVELOPMENT IN THE MEDICAL DISTRICT IS APPROPRIATE WITH COMPATIBLE LOCATIONS.

HERE'S ANOTHER LOOK AT THE LOCATION MAP ONCE MORE.

UM, JUST TO REVISIT IT, I THOUGHT IT WOULD BE A GOOD IDEA TO TAKE ANOTHER LOOK AT ITS PROXIMITY TO THE HOSPITAL.

UM, IN TOTAL, THE PROPERTIES WE ARE TALKING ABOUT TODAY COVER A LITTLE OVER 12 AND A HALF ACRES.

THEY ARE LOCATED ALONG BETHEA DRIVE AND LAMONT DRIVE.

CURRENTLY, THESE PARCELS SHARE THE SAME ZONING.

THEY ALL HAVE THE SAME BASE ZONING DISTRICT, THE MEDICAL USE DISTRICT.

THEY ARE ALSO WITHIN THE PD TWO OVERLAY TO CLARIFY FOR THE PUBLIC, THE PD TWO OVERLAY SIMPLY REFERS TO AN ADDITIONAL LAYER OF RESTRICTIONS OR REQUIREMENTS FOR THE SUBJECT PROPERTIES.

THESE PARCELS WERE OR ORIGINALLY PLANNED FOR MEDICAL RELATED USES UNDER THE 1988 PD TWO MASTER PLAN.

SEVERAL ONSITE BUILDINGS ARE NOW VACANT OR DETERIORATED, AS YOU SAW, AND THE HOSPITAL CAMPUS NO LONGER UTILIZES THEM.

IN JULY, 2025, THE APPLICANT REQUESTED A TEXT AMENDMENT TO ALLOW FOR NEWLY CONSTRUCTED WORKFORCE HOUSING IN THE MEDICAL DISTRICT TO SUPPORT THE ESSENTIAL WORKERS AND HEALTHCARE EMPLOYEES.

THAT REQUEST WAS UNANIMOUSLY APPROVED BY YOU ALL.

THEREFORE, BOTH A TEXT AMENDMENT AND A ZONING MAP AMENDMENT ARE NEEDED.

I BELIEVE THIS SLIDE HELPS TO NOT ONLY SET THE TABLE FOR ITEM SIX A ON THE AGENDA, THE FIRST ITEM FOR NEW BUSINESS, BUT IT ALSO GIVES YOU A GOOD IDEA OF HOW CLOSE IN PROXIMITY THIS PROPOSED DEVELOPMENT, UM, WOULD PUT POTENTIAL

[00:10:01]

NOT TO MENTION THE COUNTLESS OTHER EMPLOYERS WITHIN THE AREA WHO STAND TO BENEFIT FROM HOUSING THEIR WORKFORCE AT THIS LOCATION, LAND MANAGEMENT ORDINANCE SECTION 16 2 1 0 3 8 2D STATES THAT THE PLANNING COMMISSION'S RECOMMENDATION SHALL BE BASED ON THE STANDARDS IN SECTION IN THE SECTION I JUST MENTIONED, TEXT AMENDMENT REVIEW STANDARDS.

THE PLANNING COMMISSION HAS THE FOLLOWING OPTIONS WHEN CONSIDERING THIS TEXT AMENDMENT TO RECOMMEND APPROVAL TO TOWN COUNCIL, RECOMMEND DENIAL TO TOWN COUNCIL, RECOMMEND APPROVAL WITH CONDITIONS TO TOWN COUNCIL OR POSTPONE ACTION UNTIL A SPECIFIC DATE AND TIME.

STAFF RECOMMENDS THAT THE PLANNING COMMISSION REVIEW THE APPLICATION AND FORWARD A RECOMMENDATION TO TOWN COUNCIL BASED ON THE FINDINGS OF FACT.

ARE THERE ANY QUESTIONS THAT I CAN HELP ANSWER BEFORE A VOTE IS TAKEN? YES, MICHELLE, JUST JUST TO CLARIFY, THE TEXT AMENDMENT WOULD APPLY ACROSS THE MED DISTRICT OR JUST TO THESE, IS THIS CHANGE GLOBAL TO THE MED DISTRICT ZONING FOR OTHER LOCATIONS ON THIS CAMPUS, OR IS IT SPECIFIC TO THESE THREE PARCELS? I BELIEVE THIS IS, UH, CHANGING THE MEDICAL DISTRICT ZONING.

IT'S A GLOBAL CHANGE TO THE ZO, NOT THE MAP, BUT THE LANGUAGE RELATIVE TO ZONING FOR THE ENTIRE MED DISTRICT TO ALLOW NEW CONSTRUCTION OF WORKFORCE HOUSING.

THAT IS CORRECT.

THE ONLY CAVEAT IS THAT IT MUST BE PART OF A PLAN DEVELOPMENT TWO DISTRICT, WHICH THE SUBJECT PROPERTY IS HERE IN THE MEDICAL DISTRICT.

THERE ARE NO OTHER PLAN TWO DEVELOPMENTS CURRENTLY.

THANK YOU.

UM, SINCE THIS IS UNFINISHED BUSINESS, I'M GONNA ASK IF THE, UH, APPLICANT'S, UH, MIGHT HOLD OFF THEIR PRESENTATION, IF ANY, FOR THE ZONING AMENDMENT.

SO AT THIS TIME, I'D LIKE TO INVITE THE PUBLIC COMMENT, UH, FOR THIS, FOR THIS SECTION OF THE AGENDA.

IS THERE ANYONE FROM THE PUBLIC THAT WOULD LIKE TO TALK TO THIS? NO.

HEARING NONE, UH, I'LL CLOSE THE PUBLIC HEARING AND I'LL BRING IT BACK UP IN THE DIOCESE.

OH, I DIDN'T SEE IT.

UH, IS THIS THE ONLY DISCUSSION ABOUT THIS PROJECT? THERE'LL BE, UH, IN NEW BUSINESS, UH, SECTION SIX A, WE'LL BE TALKING ABOUT THE ZONING MAP AMENDMENT.

THIS IS JUST THE, UH, TEXT AMENDMENT.

OKAY.

TO THE LMO.

WOULD YOU LIKE TO JUST WAIT FOR THAT? YES, I'LL WAIT.

OKAY.

THANK YOU.

ANY, ANY, PETER, WOULD YOU LIKE TO TALK TO THE, UM, TEXT AMENDMENT? YOU STATE YOUR NAME AND YEAH, FOR THE RECORD, PETER CHRISTIAN, GENERAL MANAGER OF HILTON HEAD PLANTATION, BESIDES ME IS MARGIE KOICHI IS THE PRESIDENT OF THE HILTON HEAD PLANTATION BOARD OF DIRECTORS.

AND JUST A COUPLE OF COMMENTS.

I'M, I MAY BE IN, IN THE WRONG PLACE, BUT I WANTED TO GET THESE ON, ON THE, ON THE RECORD.

UM, I'VE BEEN IN YOUR PLACE.

UM, WE SPENT SEVEN YEARS ON THE, ON THE PLANNING COMMISSION.

AND, YOU KNOW, KNOW THAT THESE ARE, ARE TOUGH DECISIONS.

WE HAVE A NEED FOR WORKFORCE HOUSING ON THE ISLAND.

AND FORTUNATELY AND UNFORTUNATELY, MANY OF THE PLACES WHERE THIS IS APPROPRIATE OR MAYBE NOT APPROPRIATE ARE NEXT TO ALREADY ESTABLISHED NEIGHBORHOODS.

SO IT'S, IT'S DIFFICULT BECAUSE PEOPLE ARE GOING TO GET UNEASY ABOUT NEW DEVELOPMENT OR CHANGES THAT MAY AFFECT THEIR NEIGHBORHOOD.

THE DEVELOPER FOR THIS PROJECT HAS BEEN VERY, VERY OPEN, HAS MET WITH OUR BOARD OF DIRECTORS, OUR EXECUTIVE COMMITTEE, AND MEMBERS OF THE COMMUNITY IN A, IN PUBLIC MEETINGS TO GET FEEDBACK FROM THE COMMUNITY.

AND I KNOW THE DESIGN IS NOT ON THE AGENDA TODAY, BUT THE DESIGN IS WHAT IS IMPORTANT TO THE PEOPLE THAT LIVE ADJACENT TO THIS PROPOSED CHANGE.

AND THEY HAVE MADE MANY, MANY CHANGES TO THEIR ORIGINAL PLANS AND SCALED IT DOWN, SCALED IT BACK, ADJUSTED PARKING, ADJUSTED LIGHTING, UM, TO ACCOMMODATE AND ALLOW A LOT OF THE CONCERNS THAT THE LOCAL COMMUNITY HAD.

WORKFORCE HOUSING, TRANSPORTATION IMPROVEMENTS, AS WELL AS WAGES ARE ALL PART OF A THREE LEGGED STOOL THAT WE NEED TO ATTRACT FOLKS TO WORK HERE.

I'M AN EMPLOYER.

I EMPLOY

[00:15:01]

I CAN'T COME OVER THE BRIDGE.

AND I'M, I LOVE WORKING HERE.

I ENJOY THE PEOPLE, BUT I JUST CAN'T AFFORD TO SPEND TWO HOURS ON THE BRIDGE TO COME OVER TO WORK.

AND THAT HAS BEEN A CONCERN OF MINE.

IT HAS BEEN A CONCERN OF MANY OF THE EMPLOYERS ON THE ISLAND.

AND THIS IS AN OPPORTUNITY TO HELP ALLEVIATE THAT.

THIS IS TARGETING THAT VERY, VERY POPULATION.

THE HOSPITAL RIGHT NOW I UNDERSTAND HAS AN ENTIRE FLOOR THAT IS NOT IN SERVICE SIMPLY BECAUSE THEY DON'T HAVE ENOUGH NURSES TO STAFF IT.

AND THIS WOULD GO A LONG WAY TO BRING THAT ABOUT.

PEOPLE OFTEN TALK ABOUT THE CARE THAT WE HAVE FOR MEDICAL ON THE ISLAND.

AND ONE OF THE REASONS WE DON'T HAVE THE CARE THAT PEOPLE WANT TO EXPECT IS BECAUSE WE JUST CAN'T AFFORD TO HAVE THE FOLKS HERE.

YOU KNOW, I WAS TREATED, UM, FOR A MEDICAL CONDITION AND THE DOCTORS ROTATED EVERY, EVERY WEEK BECAUSE THEY COULDN'T GET A FULL-TIME PHYSICIAN, UM, TO, TO LIVE HERE.

AND, YOU KNOW, THESE ARE ALL ASPECTS OF THIS.

SO, UM, IT'S VERY, VERY IMPORTANT.

OUR BOARD VOTED UNANIMOUSLY TO SUPPORT THIS WITH THE PROPOSED CONCESSIONS THAT HAVE BEEN MADE BY THE DEVELOPER.

SO PLEASE, WHEN YOU LISTEN TO THE DEVELOPER, KEEP IN MIND, AND I THINK HE'LL BRING TO, TO YOUR ATTENTION ALL THE VARIOUS THINGS THAT HE HAS DONE TO HELP ALLEVIATE SOME OF THE CONCERNS, UM, OF THE PROPERTY OWNER'S ADJACENT TO THE PROPERTY.

BUT TH THIS WORKFORCE HOUSING IS A MUCH NEEDED ADDITION TO OUR ISLAND AND I THANK YOU FOR YOUR TIME AND I'M HAPPY TO ANSWER ANY QUESTIONS YOU MAY HAVE.

THANK, THANK YOU BOTH VERY MUCH.

THANK YOU.

ANY OTHER PUBLIC COMMENTS? SEEING NONE, WE WILL, UH, AGAIN, CLOSE THE PUBLIC HEARING AND, AND BRING IT BACK UP FOR THE DAAS.

UH, COMMISSIONERS, DO YOU HAVE ANY QUESTIONS, COMMENTS? COMMISSIONER WHALEY.

THANK YOU, CHAIRMAN.

UM, SO IN FOLLOW UP TO THE QUESTION THAT WAS POSED EARLIER, CAN YOU BRING UP THE MAP AND OF ALL THE MEDICAL DISTRICT AND SHOW, I'M STILL NOT CLEAR IN MY HEAD WHAT IS AFFECTED BY WORKFORCE, THIS WORKFORCE HOUSING, TEXT AMENDMENT, AND WHAT IS EXCLUDED FROM IT IN THE MEDICAL DISTRICT.

SO IF YOU COULD BRING UP A MAP AND WALK US THROUGH THAT.

'CAUSE I'M NOT VISUALIZING THAT I WILL HAVE TO FAST FORWARD TO MY COLLEAGUE'S SECTION OF THE PRESENTATION BECAUSE HIS MAP SHOWS THE ZONING DISTRICT.

UM, OR WE CAN JUST WAIT UNTIL HIS PORTION OF, WELL, I CAN'T VOTE ON THIS UNLESS I UNDERSTAND THAT.

OKAY.

SO IF WE PULL UP, SORRY TO DIP INTO YOUR PRESENTATION.

UM, SO WE HAVE A ZONING MAP IN FRONT OF US RIGHT HERE.

YOU HAVE THE ISLAND WIDE ON THE LEFT.

THE MEDICAL DISTRICT IS INDICATED BY THE BROWN LITTLE PIE SHAPE HERE.

UH, AND THEN WE ALSO HAVE THE PD TWO MASTER PLAN, WHICH IS INDICATED BY THE ORANGE PIE SHAPE ON THE RIGHT HAND MAP.

UH, WE HAVE A ENLARGED SECTION HERE.

AND MICHAEL, YOU CAN PROBABLY SPEAK TO THESE MAPS A LITTLE BIT BETTER THAN I CAN.

UM, BUT HERE ARE THE CURRENT USES THAT ARE ALLOWED ON THE, UH, PD TWO MASTER PLAN.

AND DOES THIS ANSWER YOUR QUESTION OR ARE YOU YEAH, SO MY QUESTION IS NOW, NOW THAT I'VE SEEN THE MAP AND THAT'S VERY HELPFUL.

I APPRECIATE THAT.

THANK YOU.

UM, THE SALMON COLOR IS WHERE NOVANT IS PROPOSING THE BUILDING, CORRECT? CORRECT.

OKAY.

IS IT ALSO TRUE TO SAY THAT ANYTHING ELSE IN THIS TRIANGLES PD TWO COULD BECOME WORKFORCE HOUSING IN THE FUTURE? OR IS THERE A MINIMUM ACREAGE THAT'S REQUIRED? BECAUSE THE NOVANT LOT IS A GOOD SIZE? I THINK SHAY HAS TOUCHED ON THAT.

YEAH.

YEAH, GO AHEAD.

GOOD AFTERNOON.

UH, FOR THE RECORD, MICHAEL THOMAS, SENIOR PLANNER, I'LL BE SPEAKING TO YOU A LITTLE BIT LATER ON ABOUT, UH, THESE ILLUSTRATIONS AND HOW THEY RELATE TO THE ZONING MAP AMENDMENT.

UM, SO TO ANSWER YOUR, YOUR INITIAL QUESTION, IT SOUNDED LIKE YOU WANT TO KNOW ABOUT THE TEXT AMENDMENT AND HOW THAT APPLIES TO, UM, YOUR QUESTION WITH THE GLOBAL PERSPECTIVE.

SO, UM, MICHELLE HAD THAT IMAGE UP.

WHERE WAS IT? IT WAS BEFORE.

BEFORE.

OKAY.

SO ON THE RIGHT HAND SIDE YOU WILL SEE THE PD TWO OVERLAYS, THE ZONES, THOSE, UH, ORANGE BLOCKS ARE THE PD TWOS.

THIS TEXT AMENDMENT ENABLES, UM, WORKFORCE HOUSING MULTIFAMILY IN THE PD TWO OVERLAYS.

SO I HOPE THAT HELPS GIVE

[00:20:01]

NOW, AGAIN, THIS IS JUST WITH THE MEDICAL DISTRICT.

THE MEDICAL DISTRICT ZONES THAT ARE UNDERNEATH THESE PD TWO OVERLAYS.

SO THE OVERLAYS GO ON TOP OF THE ZONES AND WE CAN SEE ON THE LEFT HAND SIDE THE TOWN'S ZONING MAP.

UH, THE MEDICAL IS WHERE IS IT THE ONLY? YEAH, SO IT'S THE BROWN COLOR.

SO WHEN YOU PUT THESE TWO MAPS TOGETHER WITH THE PD TWO OVERLAY ON TOP OF THE MEDICAL ZONING, THOSE WOULD BE THE ONLY PARCELS AFFECTED.

THOSE WILL BE THE ONLY AREAS.

SO IF YOU CAN GO BACK TO THE PD TWO MAP, PLEASE.

WRONG DIRECTION.

THE ONE HE SHOWED BEFORE.

YEAH, THERE YOU GO.

OKAY.

THIS ONE.

SO AGAIN, MY QUESTION IS MM-HMM .

ASIDE FROM WHERE THE PROPOSED NOVANT MULTI-FAMILY HOUSING IS AS INDICATED BY THE SALMON COLOR, IT LOOKS SALMON TO ME.

YES MA'AM.

MY QUESTION IS, SO ANYWHERE IN THIS PD TWO FOOTPRINT IS THE UNDERLYING LAND ELIGIBLE TO HAVE ANOTHER DEVELOPER OR EVEN NOVANT COME BACK AND SU AND SUGGEST WORKFORCE HOUSING WITHIN THIS FOOTPRINT, REGARDLESS OF WHAT'S THERE NOW? 'CAUSE THERE IS STUFF THERE NOW, RIGHT? SO THE ANSWER IS NO.

AND, AND THAT'S WHY WE'RE HERE TODAY IS BECAUSE THE OVERLAY RESTRICTS THAT.

SO WHEN WE TALK MORE ABOUT THE ZONING, OKAY, UM, EVERY PD TWO OVERLAY IS BROKEN UP INTO INDIVIDUAL SEGMENTS.

OKAY.

I'M TRYING TO STAY AWAY FROM THE WORD PARCEL, BUT IT LOOKS KIND OF SIMILAR TO THIS.

AND EACH OF THOSE SEGMENTS AREAS HAVE ALLOWABLE USES THAT WERE APPROVED IN THE MASTER PLAN.

SO THIS OVERLAY DOES NOT FIT THE MULTIFAMILY WORKFORCE HOUSING USE, WHICH IS WHY WE'RE GONNA BE TALKING ABOUT THE ZONING MAP.

SO WE'RE GONNA UPDATE THE OVERLAY TO ALLOW THESE USES TO PARALLEL TO WORK WITH YOUR TAX AMENDMENT SO IT ALL FITS TOGETHER HARMONIOUSLY.

DOES THAT HELP? JUST, I'M GONNA REPEAT BACK TO YOU SO I MAKE SURE I UNDERSTAND WHAT I HEARD.

OKAY.

SO WHEN I LOOK AT THIS MAP AND THEN I LOOK AT THE ZONING HIGH AND I LOOK AT THE ZONING LATER, THE ONLY FOOTPRINT THAT WILL PERMIT WORKFORCE HOUSING WHEN WE TAKE THE FIRST DECISION, THE SECOND DECISION TOGETHER IS THE SALMON COLORED FOOTPRINT.

IS THAT A CORRECT STATEMENT? THAT IS CORRECT.

OKAY.

SO THE ZONING MAP AMENDMENT, WHAT, WHICH WE WILL HEAR LATER OR RIGHT AFTER THIS ONE WILL.

SO THE PD TWO OVERLAY RIGHT NOW AS IT SITS DOES NOT PERMIT ANY RESIDENTIAL USES IN THAT, UH, LIKE YOU SAY LITTLE PIE SHAPE FOR THE HEAD PALMETTO HEADLANDS PD TWO OVERLAY, THE ZONING MAP AMENDMENT WILL ALLOW RESIDENTIAL USES ONLY ON THE SALMON COLORED PARCELS.

CAN I, CAN I ADD TO THAT? SURE.

SCHAFER, UM, SCHAFER R UM, IN THE MEDICAL ZONING DISTRICT, THE AMENDMENT IS TARGETING THE FULL DISTRICT.

IF A PD TWO IS IN THE DISTRICT, IT QUALIFIES FOR NEW MULTIFAMILY HOUSING.

THERE IS ONLY ONE PD TWO CURRENTLY IN THE MEDICAL DISTRICT, WHICH IS WHAT YOU SEE ON THE SCREEN.

IF AN APPLICANT WERE TO COME IN AND REQUEST A NEW PD TWO AND THAT WERE TO BE APPROVED THROUGH A REZONING PROCESS, THERE COULD BE ADDITIONAL MULTIFAMILY HOUSING IN THE MEDICAL DISTRICT.

OKAY.

SO AGAIN, LET ME JUST REPEAT BACK SO I UNDERSTAND THE ONLY WAY FOR ANY OTHER MULTIFAMILY HOUSING TO BE PUT IN THIS FOOTPRINT IS THROUGH ZONING, A ZONING AMENDMENT.

IS THAT CORRECT? ABSOLUTELY.

THANK YOU.

I APPRECIATE THAT.

I KNOW IT WAS, I JUST COULD NOT VISUALIZE.

I'M SORRY.

THANK YOU.

SO WHAT WE'RE DOING IS WE'RE FOCUSING ON A TEXT AMENDMENT TO CHANGE, UH, THE LMO SO THAT, UH, WORKFORCE HOUSING IS PERMITTED IN THE SALMON HONOR.

ANYTHING ELSE? ALRIGHT.

UH, CAN I HAVE A MOTION TO APPROVE THAT TEXT AMENDMENT? YES, SIR.

I WILL MAKE A MOTION FORWARD COUNSEL TO MAKE THIS TEXT AMENDMENT CHANGE.

UH, THERE'S A MOTION BY COMMISSIONER LOBALL.

GO HAVE A SECOND.

COMMISSIONER SEABOLD.

ANY FURTHER DISCUSSION? ALRIGHT, ALL IN FAVOR, RAISE YOUR RIGHT HAND.

OPPOSED? ALRIGHT, IT'S UNANIMOUS.

OKAY,

[6.a. ZA-001007-2025: Public Hearing for Consideration of an Ordinance of the Town of Hilton Head Island to Amend the Official Zoning Map with Respect to the Real Property located at Bethea Drive to Amend the Palmetto Headlands/H.H. Hospital Master Plan within the Planned Development Overlay District (PD-2) for Beaufort County Tax Map Parcels R510 008 000 337A 0000, R510 008 000 0337 0000 and R510 008 000 0452 0000 to change the allocated uses from Commercial Use to Commercial or Residential Use and to Provide for Severability and an Effective Date. - Michael Connolly, Senior Planner ]

UH, ITEM SIX A IS A ZONING MAP AMENDMENT.

THIS ITEM REQUIRES THAT PLANNING COMMISSION MAKE A RECOMMENDATION TO TOWN COUNCIL AS WELL.

AND I WILL READ THAT AMENDMENT REQUEST.

IT'S, UH, ZA 0 0 1, 0 0 7 2 0 2 5,

[00:25:02]

R 5 1 0 0 0 8 0 0 0 3 3 7 A 0 0 0 0.

AND R 5 1 0 0 0 8 0 0 0 0 3 3 7 0 0 0 0.

AND FINALLY, R 5 1 0 0 0 8 0 0 0 0 4 5 2 0 0 0 0 TO CHANGE THE ALLOCATED USES FROM COMMERCIAL USE TO COMMERCIAL OR RESIDENTIAL USE AND TO PROVIDE FOR SEVERABILITY AND AN EFFECTIVE DATE.

ALRIGHT, WE'RE GONNA OPEN A PUBLIC HEARING FOR THIS ITEM AND I'LL INVITE, UH, MICHAEL CONNOLLY, SENIOR PLANNER FOR A PRESENTATION.

ALL RIGHT, THANK YOU SIR.

UM, I KNOW SOME OF THIS IS GONNA BE A LITTLE REDUNDANT, BUT, UH, JUST FOR THE SAKE OF THE PUBLIC, UH, THE APPLICANT IS ASKING TO ADD MULTIFAMILY AND WORKFORCE HOUSING AS ALLOWABLE USES ON ABOUT 12 AND A HALF ACRES ON BETHEA DRIVE.

AND THE PD TWO MASTER PLAN THAT WE WERE DISCUSSING EARLIER ONLY ALLOWS MEDICAL USES.

THE PROPOSED DEVELOPMENT IS CALLED NIGHTINGALE AND COMMONS.

IT INCLUDES 114 MIXED INCOME TOWN HOMES AND 12 TWO STORY BUILDINGS.

SO THE MIX INCLUDES ONE, TWO, AND THREE STORY BEDROOM UNITS, AND THE PROJECT ALSO INCLUDES, UH, PAVILION, COMMUNITY WELLNESS AMENITY CENTER, AND A POOL.

UM, EXCUSE ME.

SO I'D LIKE TO TAKE A MOMENT IF IT'S OKAY, UH, WITH YOU CHAIR JUST TO BRIEFLY EXPLAIN WHAT A PD TWO OVERLAY IS, UM, ESPECIALLY FOR MEMBERS OF THE PUBLIC WHO ARE WATCHING ONLINE.

UH, JUST AS A REFRESHER.

SO ZONING COMES FROM THE TOWN'S LAND MANAGEMENT ORDINANCE OR WHAT'S AFFECTIONATELY KNOWN AS THE LMO.

AND THE LMO IS BASED ON THE TOWN'S COMPREHENSIVE PLAN.

SO EVERY PROPERTY IN THE TOWN HAS A BASE ZONING DISTRICT.

IN THIS CASE, THE PARCELS THAT WE'RE TALKING ABOUT TODAY ARE ALL LOCATED IN THE MEDICAL BASE DISTRICT, WHICH IS INTENDED FOR RELATED MEDICAL SERVICES AND HOSPITALS.

AND THAT'S, THAT'S OUT OF THE LMO BASED ON THE COMPREHENSIVE PLAN.

SO ON TOP OF BASE ZONING, WE HAVE OVERLAY DISTRICTS, ALSO KNOWN AS PD TWO'S, PD TWO OVERLAY DISTRICT.

THEY ADD ADDITIONAL RULES AND REGULATIONS ON TOP OF THE BASE ZONING.

AND THIS HELPS GUIDE DEVELOPMENT IN A COORDINATED WAY THAT ALLOWS FLEXIBILITY WHEN CONDITIONS CHANGE OVER TIME.

SO WE CAN SEE ON THE RIGHT HAND SIDE THE PD TWO MAP, UM, THAT WE, WE BRIEFLY DISCUSSED EARLIER, BUT THESE ARE PD TWO OVERLAYS AND SOME OF THEM GO OVER MULTIPLE ZONES, BUT THE RESTRICTIONS APPLY TO EVERYTHING UNDERNEATH.

SO AGAIN, IT'S AN OVERLAY ON TOP OF THE BASE ZONING DISTRICT.

SO THE REQUEST TODAY, UM, BEFORE YOU FROM THE APPLICANT IS, IS NOT TO, UH, ASK FOR A, A CHANGE OF THE ZONING PER SE, BUT TO UPDATE, TO AMEND THE OVERLAY RESTRICTIONS THAT WOULD, UH, ALLOW WORKFORCE H WORKFORCE HOUSING AND MULTIFAMILY USES.

AND THANK YOU.

SO AGAIN, THE THREE SUBJECT PARCELS ARE LOCATED OFF BETHEA DRIVE.

UM, THEY'RE ACROSS THE STREET FROM HILTON HEAD HOSPITAL.

THEY'RE ADJACENT TO THE CROOKED POND AREA OF HILTON HEAD PLANTATION.

AND THESE THREE PARCELS ARE A PART OF THE APPROVED PD TWO OVERLAY PLAN.

WHEN THE PD TWO PLAN WAS APPROVED, WE WILL SEE THAT, UM, AT THE TIME THEY WERE DESIGNATED JUST FOR MEDICAL RELATED USES, SO THAT ADDITIONAL RESTRICTION OF NOT ALLOWING RESIDENTIAL, UH, PREVENTED THEM FROM DOING RESIDENTIAL.

THERE IT WAS, IT WAS DEVELOPED.

UM, AND WE CAN SEE THAT HERE ON THIS SLIDE.

SO THOSE THREE PARCELS WERE DEVELOPED WITH MEDICAL USES AND SINCE THEN THEY HAVE COME TO A DETERIORATED STATE AND CANNOT BE CONVERTED TO RESIDENTIAL USES.

SO THE APPLICANT IS PROPOSING TO DEMOLISH THEM AND REDEVELOP THE SITE UNDER THE PD TWO MASTER PLAN, UH, WHICH WANNA MAKE A QUICK NOTE.

UTILITIES

[00:30:01]

SO THE SITE ALREADY HAS, UM, INFRASTRUCTURE IN PLACE, THOUGH AGAIN, THE APPLICANT IS REQUESTING TO ADD RESIDENTIAL USES WHILE KEEPING MEDICAL USES AS AN OPTION IN THE FUTURE.

SO WHAT WOULD THIS AMENDMENT ALLOW? THIS AMENDMENT WOULD ONLY CHANGE THE LAND BY ALLOWING RESIDENTIAL USES, INCLUDING MULTIFAMILY AND WORKFORCE HOUSING.

CURRENTLY, MEDICAL RELATED USES ARE ALLOWED, THE APPLICANT IS PROPOSING TO KEEP THOSE MEDICAL RELATED USES IN THE MASTER PLAN IN THAT OVERLAY.

AND THEN TO ADD RESIDENTIAL USES, INCLUDING MULTIFAMILY AND WORKFORCE HOUSING, WHAT THIS ZONING MAP AMENDMENT DOES NOT DO.

FIRST, THIS REQUEST DOES NOT APPROVE A DESIGN OR CONSTRUCTION PLANS.

IF THIS AMENDMENT MOVES FORWARD, THE APPLICANT MUST STILL SUBMIT A MAJOR DEVELOPMENT PLAN REVIEW WHERE ALL ENGINEERING DRAINAGE, TREE PROTECTION, BUFFERS, TRAFFIC, AND ENVIRONMENTAL STANDARDS WILL BE FULLY REVIEWED.

UH, THIS AMENDMENT DOES NOT REMOVE THE MEDICAL USES THAT WOULD STILL BE ALLOWED IN THE FUTURE.

THIS AMENDMENT SIMPLY ADDS RESIDENTIAL USES.

THIRD, THE REQUEST DOES NOT CHANGE ANY ZONING BOUNDARIES OUTSIDE OF SPECIFIC PARCELS.

IT DOES NOT AFFECT ANY ZONING INSIDE HILTON PLANTATION OR ANY NEIGHBORING PROPERTIES.

UM, THIS IS SPECIFIC TO MODIFYING THE OVERLAY DISTRICT USES, NOT THE ADJACENT USES.

SO THE APPLICANT PROPOSED A 114 MIXED INCOME UNIT MASTER PLAN CALLED NIGHTINGALE COMMONS, WHERE 30% OF THE UNITS WOULD BE RESERVED FOR HOUSEHOLDS EARNING 80% A MI OR BELOW.

AND THE REMAINING UNITS, THE 70% WOULD BE SERVING, UM, PEOPLE BETWEEN 80 TO 150 A MI.

LONG-TERM AFFORDABILITY WOULD BE PRESERVED THROUGH DEED RESTRICTIONS AND JUST FOR ORIENTATION PURPOSES, UH, HILTON HEAD HOSPITALS ON THE NORTH.

SO THAT WOULD BE ON THE UPPER RIGHT USING THE, THE COMPASS ON THE BOTTOM RIGHT.

AND THEN SURROUNDING THE WETLAND AREA, WE STILL HAVE MEDICAL RELATED USES.

AND THE UPPER LEFT IS THE HILTON HEAD PLANTATION RESIDENTIAL AREA.

SO THIS IS THE, THE MASTER PLAN.

AND, UH, WE CAN SEE BY THE AMENDED MASTER PLAN IN THE BOTTOM LEFT-HAND CORNER, EXCUSE ME, WRONG WAY.

IF YOU LOOK IN THE LEGEND, UH, NUMBER G, LETTER G DEVELOPMENT PARCELS, IT'S G ONE AND G TWO.

SO WHAT THAT WOULD DO IS THAT WOULD ALLOW PARCELS LABELED G ONE AND G TWO ON THE TOP TO BE DEVELOPED WITH WORKFORCE HOUSING MULTIFAMILY.

AND NO OTHER AREA IN THAT OVERLAY WOULD BE ALLOWED TO DO WORKFORCE HOUSING OR MULTIFAMILY.

SO IT WOULD JUST BE THAT SECTION UP THERE.

AND THAT'S WHAT THE APPLICANT IS REQUESTING.

STAFF IS RECOMMENDING THAT THE PLANNING COMMISSION REVIEW THE APPLICATION AND FORWARD A RECOMMENDATION TO TOWN COUNCIL.

UM, STAFF DOES HAVE A RECOMMENDATION THAT IF YOU DO CHOOSE TO RECOMMEND IT TO TOWN COUNCIL TO INCLUDE THE FOLLOWING CONDITION OF APPROVAL.

ALL STORM WATER GENERATED ONSITE SHALL BE RETAINED AND MANAGED WITHIN THE PROJECT LIMITS.

NO DISCHARGE SHALL BE DIRECTED TOWARD HILTON HEAD PLANTATION AND ANY EXISTING DRAINAGE ISSUES ALONG THE COMMON PROPERTY LINE WITH HILTON HEAD PLANTATION WILL BE RESOLVED TO THE GREATEST EXTENT POSSIBLE.

THANK YOU.

OKAY.

UM, AT THIS TIME, DOES THE APPLICANT WANT TO ADD ANYTHING TO THAT? I WOULD LIKE TO.

YEAH, WE WOULD LIKE TO.

HE'S GONNA GO TO THE DESKTOP.

THANKS.

OKAY.

THAT'S YOU.

PERFECT.

THANK YOU SIR.

GOOD AFTERNOON, EVERYONE.

I'M JOEL TAYLOR OF THE HONOR, UH, TO SERVE AS THE MARKET PRESIDENT FOR THE NOVANT HEALTH HILTON HEAD MARKET.

AND, UH, THAT REALLY ENCOMPASSES HILTON HEAD HOSPITAL, NED MEDICAL CENTER, COASTAL CAROLINA MEDICAL CENTER, UH, SEVERAL OUTPATIENT FACILITIES AS WELL.

UM, THANK YOU FOR THE OPPORTUNITY TO SPEAK WITH YOU ALL,

[00:35:01]

I'M EXCITED ABOUT WHAT WE HAVE TO SHARE, BUT I WANTED TO SHARE JUST A LITTLE BIT ABOUT THE WHY OF THIS PROJECT AND ALSO APPRECIATE WHAT YOU ALL DO AND WHAT THE TOWN STAFF HAS DONE.

AS WE JUST HEARD, IT'S A VERY COMPLEX ISSUE.

WHAT STARTED AS AN IDEA, YOU KNOW, OVER A YEAR AGO NOW HAS TAKEN A LOT OF WORK.

AND SO JUST APPRECIATE THE INVESTMENT OF THE, THE PARTNERS OF THIS, BUT ALSO THE INVESTMENT OF TOWN STAFF AND YOU ALL.

SO THANK YOU VERY MUCH.

AS YOU ALL KNOW, WORKFORCE HOUSING HAS BEEN A PERSISTENT TOPIC OF CONVERSATION FOR HILTON NET ISLAND FOR AS FOR MANY YEARS, CERTAINLY AS LONG AS I'VE LIVED IN THE AREA.

UH, IT IS A CRITICAL CHALLENGE.

AND WITH THE COLLABORATION OF NOVANT HEALTH, THE COASTAL COMMUNITY DEVELOPMENT CORPORATION AND ABODE DEVELOPMENT, I'M PROUD TO SAY WE'VE DEVELOPED A PROJECT THAT MEETS A PORTION OF THAT NEED HERE ON HILTON HEAD AND SPECIFICALLY AND ESPECIALLY FOR HOSPITAL STAFF.

WHAT IS DRIVING MY POSI MY PASSION FOR THIS IS NOT JUST A BUSINESS NEED, BUT A COMMITMENT TO THE PEOPLE WHO SERVE THIS ISLAND EVERY DAY.

YVAN HEALTH IN THE STRUCTURE OF OUR ARRANGEMENT WILL SECURE 30% OF THE UNITS THAT ARE DEVELOPED, BUT THESE UNITS ARE ALSO TARGETING OTHER ESSENTIAL WORKFORCE ON THE ISLAND.

AND MY TEAM, THE TEAM WILL TALK MORE ABOUT THAT, BUT I WANTED TO PROVIDE SOME CONTEXT OF ALL OF OUR OTHER EFFORTS UNDERWAY TO RECRUIT AND RETAIN THE BEST STAFF FOR YOUR HOSPITAL.

DEVON HEALTH EMPLOYS OVER 1200 TEAM MEMBERS WITHIN OUR MARKET.

APPROXIMATELY 550 OF THOSE INDIVIDUALS ARE DEDICATED TO HILTON HEAD MEDICAL CENTER, AND ANOTHER 80 ARE DEDICATED TO OUR URGENT CARE ON ISLAND, AS WELL AS THE, UH, NUMEROUS MEDICAL, UH, MEDICAL PRACTICES.

SINCE NOVANT HEALTH PURCHASED THE HOSPITAL IN FEBRUARY OF 2024, WE HAVE DEMONSTRATED AN UNWAVERING COMMITMENT TO OUR WORKFORCE.

THIS IS REALLY PHASE TWO OF OUR WORKFORCE HOUSING INITIATIVE, BUT INSIDE THE WALLS OF THE HOSPITAL, WE'VE ADJUSTED OUR MINIMUM WAGE TO $17 AN HOUR.

WE HAVE INCREASED SIGN-ON BONUSES, WE HAVE FURTHER INVESTED IN OUR PARTNERSHIPS WITH TCL AND USCB.

IN THE LAST 10 MONTHS ALONE, WE'VE HIRED OVER 30 NEW GRADS.

OUR TEAM MEMBERS RECEIVED THEIR LARGEST MERIT ADJUSTMENT THIS YEAR, PLUS A 2% BONUS.

IN SHORT, WE HAVE NEVER PAID MORE TO ATTRACT AND RETAIN TALENT THAN WE ARE RIGHT NOW.

AND I RECOGNIZE WE'RE STILL GOING TO HAVE TO PAY MORE TO ATTRACT AND RETAIN TALENT AND BRING PEOPLE ONTO THE ISLAND.

THIS EFFORT IS ONE MORE PIECE OF THAT THREE-LEGGED STOOL THAT PETER REFERENCED.

THE REALITY IS STARK.

RIGHT NOW WE HAVE 200 OPEN POSTED POSITIONS, FULL AND PART-TIME POSTED POSITIONS FOR THE HILTON HEAD FACILITIES.

I LISTED ABOVE.

A STAFFING GAP THAT WE HAVE REQUIRES AN INVESTMENT IN, IN CONTRACT LABOR ON ANY GIVEN DAY.

IT'S 30 PLUS NURSES SUPPORT STAFF TO OPEN THE ORS TO CARE FOR PEOPLE ON THE FLOORS.

THOSE PEOPLE AREN'T COM MEMBERS OF OUR COMMUNITY.

THEY'RE PAID AT A PREMIUM, THEY COME AND GO.

IT IS FAR FROM IDEAL, BUT WE ARE, WE ARE FOCUSED ON CARING FOR THIS COMMUNITY IN EVERY WAY.

BUT WITHOUT ADDRESSING THE HOUSING ISSUE, STAFFING THE HOSPITAL BECOMES MORE AND MORE CHALLENGING.

INVESTING IN THE HOSPITAL AND GROWING THE SERVICES BECOMES MORE AND MORE CHALLENGING.

SO TODAY IS ONE MORE CRITICAL INITIATIVE, INITIATIVE TO ATTRACT AND RETAIN THAT STAFF.

I MENTIONED THAT WE'RE IN PHASE TWO.

I SHOULD CALL OUT THAT WE DONATED $1 MILLION TO CCDC IN 2024, SPECIFICALLY FOCUSED ON THEIR EFFORTS AROUND WORKFORCE HOUSING.

SEVERAL MONTHS AGO, WE, WE PRESENTED, UH, THIS IDEA.

WE LISTENED INTENTLY TO THE INPUT FROM THE COMMISSION TOWN STAFF AND CERTAINLY THE COMMUNITY IN PARTICULAR.

HILTON HAD PLANTATION.

I'M PROUD OF THE END PRODUCT.

UH, WE HEARD THE FEEDBACK, WE'VE ADJUSTED THE PLAN.

JOSH TILLER AND ALAN WOLF WILL PROVIDE ADDITIONAL DETAILS THERE.

BUT MY LAST OPENING OR CLOSING COMMENT IS THIS IS AN INVESTMENT IN OUR HOSPITAL, BUT IT GOES BEYOND THAT AS WELL.

UM, I'M PROUD OF THIS PROJECT.

I APPRECIATE THE OPPORTUNITY.

THANK YOU ALL VERY MUCH, JOSH.

THANK YOU.

THANK YOU JOEL.

UH, I'M GONNA TRY TO MOVE THIS TO A SLIDESHOW FULL SCREEN.

THERE IT GOES.

CHAIRMAN ENDS REST OF THE COMMISSION.

THANKS FOR HAVING US.

MY NAME IS JOSH TILLER WITH JK TILLER ASSOCIATES.

WE'RE LAND PLANNERS OUTTA BLUFFTON.

GREW UP ON HILTON

[00:40:01]

UM, LIKE JOEL SAID, WE'VE BEEN THROUGH A NUMBER OF PLANS.

BRIAN, I THINK IT MIGHT BE INTO THE MID TEENS.

UM, WE'VE, UM, LIKE, UH, PETER MENTIONED EARLIER, WE'VE WORKED CLOSELY WITH THE POA AT HILTON HEAD PLANTATION, UM, WITH THE TEAM AND WITH TOWN STAFF.

AND WE'VE, WE'VE SETTLED ON A PLAN.

I THINK THAT REALLY, UM, WORKS BOTH WITH WHAT NOVANT NEEDS AND WITH WHAT, UM, THE ADJACENT PROPERTY OWNERS WILL BE HAPPY WITH.

AND THERE'S FOUR HIGHLIGHTS WE'D LIKE TO MENTION THAT WE'VE DONE TO, I GUESS, KIND OF SCALE BACK THE DEVELOPMENT AND IMPACT ON THE SITE.

UM, ONE WE'VE DONE, WE'VE GONE WITH SMALLER SCALE BUILDINGS.

ALL THOSE, THOSE UNITS THAT YOU'D SEE, UH, YOU WILL SEE ALONG THE PROPERTY LINE WITH, UH, HILTON HEAD PLANTATION WILL BE SMALLER IN SCALE.

NO MORE THAN TWO STORIES.

UM, WE'VE GOT STRONGER BUFFERS, A PORTION OF THE, UH, HILTON HEAD PLANTATION BOUNDARY BUFFER.

WE'RE ACTUALLY GONNA IMP HAVE TO IMPLEMENT A, UH, TYPE C BUFFER, WHICH WILL REQUIRE MORE ENHANCED BUFFERS FOR ANYTHING WITHIN 50 FEET OF ONE OF THE EXISTING PROPERTIES OVER THERE.

UM, WE'VE GOT ENHANCED BUFFERS ON THE WETLANDS.

UM, AT A MINIMUM WE HAVE TO MEET A 35 FOOT AVERAGE AND NO LESS THAN 20 FEET.

UM, THE, THE CLOSEST WE'VE GOT WITH THOSE UNITS IS AT JUST OVER 40 FEET, AND SOME OF 'EM ARE AS, AS HIGH AS 60 TO 67 FEET.

SO WE, WE MORE THAN EX EXCEED THAT AVERAGE AND MINIMUM BUFFER REQUIREMENT ON THE, UM, ON THE, ON THE PROPERTY.

UM, AND I THINK GOING BACK TO, UH, COMMISSIONER WALLACE'S QUESTION, THE HIGHLIGHTED AREA, THOSE ARE THE TWO PARCELS THAT ARE, THAT WILL GET THIS WORKFORCE HOUSING.

UM, SO I THINK IF, IF THERE'S ANY FUTURE APPLICANTS, THEY'LL, THEY WILL HAVE TO COME BACK TO THE COMMISSION FOR AN AMENDMENT TO THIS, UH, PD TWO PLAN.

SO WE'RE ONLY CONSIDERING THESE TWO PARCELS, WHICH YOU SEE ON THIS SLIDE.

G IS CURRENTLY, UM, G ONE THROUGH NINE IS JUST THE HILTON HEAD HOSPITAL PROPERTIES.

WE'RE ONLY CONSIDERING G ONE AND TWO FOR THE WORKFORCE MULTIFAMILY COMPONENT.

THIS IS THE PLAN THAT'S IN YOUR PACKET.

WE'VE DONE A MORE ENHANCED KIND OF SOFTENED COLOR PLAN AS PART OF THIS PRESENTATION.

UM, AS YOU'LL SEE THESE UNITS ALONG THE PD OR THE, UH, HILTON HEAD PLANTATION, UM, THESE WOULD BE THE, THOSE TWO STORE UNITS, UM, THAT, THAT MEET THAT BUFFER REQUIREMENT.

UM, THIS PARCEL HERE IS THE CLOSEST ONE, AND WITHIN 50 FOOT OF THAT B THAT PROPERTY, WE'VE GOT THAT ENHANCED TYPE C BUFFER, WHICH WILL INCLUDE A SOLID PANEL FENCE, UM, AS PART OF THAT.

AND ONCE WE GET A SURVEY PROPERTY LINE, UM, WE'LL MAKE SURE WE MEET THAT, THAT STANDARD ALONG THAT PORTION OF THE PROPERTY.

UM, THESE REMAINING BUILDINGS, UM, ARE IN KEEPING WITH THE SAME TOWNHOUSE BUILDINGS WERE ALL, THE PREVIOUS PLANS SHOWED SOME MULTIFAMILY BUILDINGS.

WE'RE NO LONGER CONSIDERING THAT ALL OF THESE UNITS WILL BE TOWNHOUSE UNITS.

UM, BUT WE'RE NOT GONNA EXCEED 114 TOTAL UNITS FOR THE PROPERTY.

AND WE ALL ALSO MEET THE PARKING REQUIREMENTS OF 175 SPACES FOR THE PROPERTY.

WE'RE ALSO SHOWING A, AN AMENITY SITE HERE WITH A SWIMMING POOL.

UM, AND THAT ALL BACKS UP TO THIS WETLAND AREA.

UM, AND GOING BACK TO THE THIS PLAN, THIS IS THAT WETLAND AREA YOU SEE WITHIN THE PD TWO PLAN.

UM, WELL, LIKE I SAID, HERE'S A TABLE OVER HERE TO THE RIGHT.

THAT SHOW SHOWS THOSE WHERE WE MEET THOSE, UH, BUFFER REQUIREMENTS OFF THIS WETLAND BOUNDARY, WHICH RUNS RIGHT ALONG IN HERE.

UM, STORM WATER FOR THE SITE WILL MEET OR EXCEED THE, UH, TOWN'S REQUIREMENTS.

AND WE'VE GOT OUR CIVIL ENGINEER HERE FROM WARD EDWARDS, MR. HEATH DUNCAN, HE'D BE HAPPY TO ANSWER ANY QUESTIONS REGARDING THAT IF YOU HAVE ANY.

UM, AND THAT I THINK IS ABOUT IT.

UM, IF Y'ALL HAVE ANY QUESTIONS FOR ME, I'LL PASS IT ALONG TO MR. ALLEN WOLF.

UM, CCDC.

THANK YOU.

[00:45:02]

ALLEN WOLF, CHAIRMAN OF THE BOARD OF THE COASTAL COMMUNITY DEVELOPMENT CORPORATION.

UH, THE CCDC, I SPENT A FEW MINUTES IN THIS ROOM AND HAPPY TO BE BACK WITH A BIG PROJECT LIKE THIS TO TALK ABOUT.

JUST OVER THREE YEARS AGO, UH, THE CCDC WAS FORMED AND IN THAT TIME WE PURCHASED 41 UNITS ACROSS HILTON HEAD AND BLUFFTON AND PRESERVED THEM WITH A 99 YEAR DEED RESTRICTION FOR AFFORDABLE WORKFORCE HOUSING FOR OUR COMMUNITY.

AND DURING THAT SAME TIME PERIOD, WE'VE RECEIVED CROSS-COMMUNITY SUPPORT AS WELL AS CROSS-BUSINESS SUPPORT.

AND MOST NOTABLY, AS JOEL TAYLOR POINTED OUT FROM NOVANT HEALTH WITH A MILLION DOLLAR DONATION, WHICH HELPED US DO OUR WORK IN BLUFFTON IN BUYING, UH, 23 UNITS OUT THERE.

WHAT WAS SO STRIKING IN OUR RELATIONSHIP WITH NOVANT FROM DAY ONE IS WHEN THEY CAME TO THE MARKET, THEY HAD THE SAME LONG RANGE VISION THAT THE CCDC HAD.

WE'RE LOOKING 99 YEARS AND MORE DOWN THE PIKE, UH, WITH HOW WE WANT TO ADDRESS OUR WORK IN THIS COMMUNITY.

AND THAT SHARED VISION HAS ALLOWED US TO BRING THIS OPPORTUNITY, UH, TO A SUSTAINABLE WORKFORCE HOUSING DEVELOPMENT HERE ON HILTON NET ISLAND.

THE UNIT MIXES, WHICH HAVE BEEN SPOKEN TO BY MICHAEL EARLIER, ARE LISTED THERE ON THE SCREEN.

UH, NOTABLY THIS WOULD DELIVER A 35 UNITS OF AFFORDABLE HOUSING MEETING A MAX OF 79.99% OF AREA MEDIAN INCOME.

SO THAT'S A RENTAL THRESHOLD THAT WE HAVE TO DELIVER 35 OF THE 114 UNITS AT FOUR ETERNITY.

AND THEN ADDITIONALLY, THERE'S THE 30% OF, OR EXCUSE ME, ONE THIRD OF THE UNITS THAT WILL BE PRIORITIZED FOR NOVANT HEALTH.

I'D LIKE TO FOCUS ON THAT ON THE NEXT SLIDE BEFORE ANSWERING ANY QUESTIONS.

UM, THIS IS OUR PRIORITY LIST, WHICH WE HAD BLESSED BY FAIR HOUSING LAW STANDARDS WHEN WE PUT THE CCDC MISSION TOGETHER.

AND THAT WAS TO ENSURE THAT WE CAN PRIORITIZE WORKERS IN OUR WORK TO RUNNING TO RESIDENTS OF OUR, OUR UNITS.

SO IN THIS CASE, THERE'S A PROJECT SPECIFIC PRIORITY FOR NOVANT HEALTH STAFF IN WHICH ONE THIRD OF THE UNITS WILL BE DEDICATED EXCLUSIVELY TO THEIR USE, WHETHER NURSING OR OTHERWISE.

AND THEN THE CCDC MISSION PRIORITIES, WHICH ARE LISTED ON OUR WEBSITE AND HAVE BEEN IN USE SINCE DAY ONE OF OUR WORK, UH, FOLLOW THROUGH, WHICH IS THAT FIRST PRIORITY GIVEN TO WORKING HOUSEHOLDS WHO ARE VOLUNTARILY OR INVOLUNTARILY DISPLACED.

THAT'S REALLY THE GENESIS OF WHERE THIS IDEA FOR THE CCDC CAME FROM WHEN THE CHIMNEY COVE CRISIS POPPED UP THREE YEARS AGO.

AND THEN WE WORKED DOWN, UH, FOR OUR SECOND PRIORITY, WHICH IS FOR WORKERS WHO WORK IN A LOCAL BUSINESS WHERE THE UNITS ARE LOCATED.

SO WORKERS ON HILTON HEAD THAT CURRENTLY LIVE ON HILTON HEAD THAT WANNA LIVE THERE WILL BE THE FIRST PRIORITY IN THAT CASE, FOLLOWED BY WORKERS WHO HAVE A JOB HERE BUT DON'T CURRENTLY LIVE HERE.

THAT'S THE STRATEGY THAT WE'VE DEPLOYED FROM THE CCDC STANDPOINT THAT WILL WORK SO NICELY HERE TO ATTRACT NEW TALENT FOR HEALTHCARE AND OTHER COMPLIMENTARY SERVICES ACROSS THE ISLAND.

UH, THE BIGGEST PART FOR THE CCDC IN THIS IS THAT SHARED VISION THAT WE HAVE WITH NOVAN HEALTH.

THE FACT THAT WE'RE A NONPROFIT, WE HAVE NOTHING TO BENEFIT FROM THIS OTHER THAN DELIVERING UNITS TO THE COMMUNITY, IS WHAT LED US TO STARTING THE HOUSING IMPACT FUND.

WE'RE FOLLOWING THE WORK OF A FUND IN CHARLOTTE AND CHARLESTON WHO HAVE RAISED INDEPENDENT FUNDS TO OWN WORKFORCE HOUSING.

SO THE CCDC HAS BEGUN FUNDRAISING OF $10 MILLION IN EQUITY, WHICH WILL ALLOW US TO BE THE SOLE OWNERS OF THIS PROJECT.

NOVANT HEALTH IS DONATING THE LAND TO THE HOUSING IMPACT FUND AS PART OF OUR PART OF THAT $10 MILLION INVESTMENT.

WHAT THAT MEANS FOR CCDC IS THESE UNITS FOR NINE, NINE YEARS AND LONGER WILL BE SERVING THE COMMUNITY AND THERE'S NO OPTION FOR ANYBODY ELSE TO USE THEM FOR, FOR ALTERNATE PURPOSES.

WE WOULD ALSO ACT AS A PROPERTY MANAGEMENT PARTNER AND HAPPY TO ANSWER ANY QUESTIONS, UH, FROM OUR TEAM IF Y'ALL HAVE THEM AT THIS POINT.

ANY QUESTIONS BEFORE WE TURN IT OVER TO THE, UH, PUBLIC FOR ME OR THE AYE? YES.

OKAY.

UM, HOW, THANK YOU FOR THAT PRESENTATION.

SO I'M A LITTLE CONFUSED.

SO THE CCDC RENTAL PREFERENCES, UM, HOW DO THEY ALIGN WITH OR EXCEED THE DEED RESTRICTIONS AND WHAT WOULD BE THE DEED RESTRICTIONS? THE DEED RESTRICTIONS ARE A 99 YEAR COVENANT OF AFFORDABILITY IN WHICH THE UNITS CAN ONLY BE RENTED BETWEEN 50 TO 150% OF A MEDIAN INCOME.

THAT'S THE CCDC MISSION.

IN THIS PROJECT SPECIFIC INSTANCE, WE'VE GOT A CAP OF 35 UNITS OR 30% OF THE UNITS BEING DELIVERED AT 80% MAX A MI.

SO WE WOULD HAVE TO PROVIDE FOR THAT PREFERENCE AS PART OF THE TOWN AGREEMENT FOR WORKFORCE HOUSING.

AND BEYOND THAT, WE JUST ENSURE THAT WE, WE MAKE SURE WORKERS ARE LIVING IN EACH ONE OF THESE UNITS.

OKAY.

SO WHEN YOU SAY WORKERS MM-HMM .

ARE YOU, UM, 'CAUSE I KNOW WHEN WE WENT THROUGH NORTH POINT, THAT'S THE ONLY FRAME OF REFERENCE I HAVE.

SURE.

WE FOCUSED ON PEOPLE WHO WERE HILTON HEAD EMPLOYEES.

YEAH.

NOW IN THIS NOVA IS SAYING THEY'RE GOING TO SUBSCRIBE TO 30% OF THE UNITS, THEY'LL HAVE THE ABILITY TO FILL UP TO 30% OF THE UNITS.

THAT'S RIGHT.

MEANING 70% WILL BE FILLED BY PEOPLE WHO WORK ON HILTON HEAD PERIOD.

NOT IN COUNTIES.

NOT, NO.

ONLY TO THE EXTENT THAT THERE ARE APPLICANTS WHO WORK ON

[00:50:01]

SO WORKERS ON HILTON HEAD WOULD HAVE THE PRIORITY IN THAT CASE.

AND THAT'S A, A MATTER OF FAIR HOUSING LAW THAT WE'VE WORKED THROUGH TO MAKE SURE THAT WE'RE NOT VIOLATING ANY FAIR HOUSING LAW.

I'M NOT SURE HOW NORTH POINT'S DOING THAT EXACTLY, UH, TO AVOID THAT, BUT WE'VE BEEN VERY CAUTIOUS.

OKAY.

COULD, COULD I JUST ASK THE TOWN ATTORNEY A QUESTION ABOUT THAT? THANKS.

SO A STATEMENT WAS JUST MADE I, YOU KNOW, KIND OF NEW TO ME, BUT, SO IF WE PUT IN A DEED RESTRICTION AND THEY HAVE THIS ORDER OF PRIORITY, WE CAN'T RESTRICT IT TO JUST PEOPLE WHO WORK FOR THE HOSPITAL OR PEOPLE WHO ARE EMPLOYED ON HILTON HEAD.

WE ARE COMPELLED BY FEDERAL HOUSING LAWS TO EXTEND IT BEYOND HILTON HEAD.

I HAVE NEVER HAD, EXCUSE ME, NEVER HAD TO GET MY HEAD REELED DOWN DEEP IN FEDERAL HOUSING LAW ON THIS.

I KNOW THAT WE HAD A LOT OF, UM, AS MR. WOLF SAID, A LOT OF, A LOT OF, UM, DEEP DIVE INTO THAT WITH REGARD TO NORTH POINT.

SO IT WORKED.

I MEAN, WHAT THE COVENANTS WILL DO AS OTHER COVENANTS THAT HAVE ALREADY BEEN RECORDED ARE TO LIMIT OCCUPANCY OF THE UNIT TO INDIVIDUALS WHO, OR HOUSEHOLDS WHOSE TOTAL INCOME DOES NOT EXCEED A CERTAIN LEVEL.