[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6098451,"mediaKeyId","2823661-d387a519ac86a385fcfc07543775ef66","parentId",2823661,"title","Planning Commission forwards open‑space and pathways text changes after clarifying edits","audioSeconds",296,"startMs",1132000,"endMs",1428000,"viewUrl","/Search/View?dp=1&key=2823661-d387a519ac86a385fcfc07543775ef66&start=1132&end=1428","thumbnailUrl","https://assets.pipeline.soar.com/2823661-d387a519ac86a385fcfc07543775ef66/thumbnail_1132000.jpg","articleUrl","/articles/6098451/Hilton-Head-Island/Beaufort-County/South-Carolina/Planning-Commission-forwards-openspace-and-pathways-text-changes-after-clarifying-edits","mediaUrl","https://secure.pipeline.soar.com/6098451-6c27375201ffdef0aaaaebea59c52718/orig.mp4?Expires=1771152193&Signature=KYjgOPOgf1ogooS8i5NE1bQP6241a2t4H1hcIQ~91jDiGbU5zQ3dEzGl4NaRKBm4fwUsm36CGXXPclbfGhI3MjoxO6Gxq0AHbgzd0xwE0AE~ZdIixGNuDKMeSCVDTL6YQfcMs5HQ6LM4eX0QZfld8g-IbO1nrXTjqx5llGUM5bvCGGdbiz5U~s0CsSNqcScnGmT-4cd0nEthPL32Ie6S2VHXKlisN~aY0nmrwNVzxuSwlNfapSn50GgwJPAZjwfJf4i6HmQhA3yHTp0YnIOMHnBz1iC5PQj3V28J0gZiQ0pJ0DkMXMAMJw6WXkazDyZcweflB4G12QVLPxCkP-~Clw__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Hilton Head Island","date","2025-03-19T00:00:00Z","article","Staff described an LMO text amendment that revises how common open space and pathways are identified and regulated for subdivisions. The draft presented to the commission retained a provision (section 16.5104.b.2) clarifying that open‑space standards apply when a minor subdivision is expanded so that the total number of lots exceeds five; staff recommended keeping that language rather than striking it. The amendment also revised standards to require that common open space be visually identifiable by design elements “including but not limited to” signage, fencing, landscape buffers, trail systems, pools, sports facilities or lawns. Finally, staff recommended retaining a provision that common open space may be “subject to reasonable rules and regulations,” noting that certain amenities (pools, ballfields) may appropriately have hours, age restrictions or other constraints.

A public commenter, Chester Williams, asked who would set the “reasonable rules and regulations,” suggested the town explicitly reference rules promulgated by homeowners’ associations (HOAs), and pressed staff on language that used “may” versus “shall” when describing an official’s discretion to prefer sidewalks over pathways. Williams said recorded HOA rules are often part of public land records and urged that the code be specific if it is intended to permit HOA rules to govern access. Staff responded that the repeated use of “reasonable” in the LMO is intended to preserve necessary flexibility and that “may” was used deliberately to allow discretion in individual circumstances.

Commissioner discussion was brief. A motion was made and seconded to recommend Town Council approve the amendment set; the commission voted unanimously to forward the recommendation.

","mediaType","Video","parentTitle","Planning Commission Wednesday, March 19, 2025 @ 2PM","oneSentenceSummary","The commission unanimously recommended that Town Council approve amendments to open‑space and pathway standards in the Land Management Ordinance, keeping language that applies open‑space rules to expanded minor subdivisions and preserving discretion for reasonable rules and regulations after public comment.","taxTitle","Hilton Head Island, Beaufort County, South Carolina","taxId",5068,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6098456,"Planning Commission recommends new construction‑management standards to Town Council",387,4414000,4801000,"/Search/View?dp=1&key=2823661-d387a519ac86a385fcfc07543775ef66&start=4414&end=4801","https://assets.pipeline.soar.com/2823661-d387a519ac86a385fcfc07543775ef66/thumbnail_4414000.jpg","/articles/6098456/Hilton-Head-Island/Beaufort-County/South-Carolina/Planning-Commission-recommends-new-constructionmanagement-standards-to-Town-Council","https://secure.pipeline.soar.com/6098456-33c461f8bf7a4b48dec24aa9425048c8/orig.mp4?Expires=1771152193&Signature=PdeBY4atVOvFYdUya8CkDfpOeKjKerr3R-5TI0~rr~m3scWdJfZ7bMXYOEGgYlqOcDDm9tgG8XB7gGjps88b-wsV6V1ISZuUTmk-Kwvuo4-PXrlxS-j2Nan8mKhCHhZn4Fvl1RzWTIrxhCTVBgVHr8gUuZgRTS-ECw-7BnZMjn3qveBT69CpMhXveJzffYeEWJ~gQ~yjYofCB~l3LkkiBWkP2oN51TOfFmE6-8ztsDr5vj5XLnxj8JMYm3jvKlvvBdiiRsFS4k6tR1ZlZm7Hcdbqd8J8VWsSmKoUF~QEoZQhxq2ga4RDY1QVnileySCypc3oZte73eHFsSrOVNnStg__&Key-Pair-Id=KUT5TJCACFTXG","Staff presented a proposed LMO text amendment that would add construction management standards addressing hours and noise, stormwater protections, site cleanliness and refuse plans, vehicle parking and access management, site management (tree protection, portable toilets, on‑site equipment), and enforcement procedures.

The staff presentation explained key elements: construction activity must comply with the town’s construction noise hours (Monday–Saturday, 7 a.m.–7 p.m., excluding three major holidays); developers must prepare a stormwater pollution prevention plan and a refuge/disposal plan; construction sites must be secured within 24 hours after issuance of a tropical‑cyclone watch or warning; and projects must provide a construction‑parking plan and traffic control measures for oversized vehicles. The amendment explicitly references South Carolina Department of Health environmental control requirements for stormwater discharge and ties enforcement to the LMO enforcement chapter.

Commissioner Whaley moved to recommend approval to Town Council; Commissioner Dubois seconded. The Planning Commission voted unanimously to forward the amendment with a recommendation of approval.

The text amendment applies to new construction and redevelopment; staff said it would not create new nonconformities for existing sites. The measure aims to reduce noise, dust and traffic impacts from construction while preserving the economic benefits of development.

","The Planning Commission unanimously recommended a text amendment to the Land Management Ordinance that sets construction‑management requirements including secure‑site rules for named storms, noise hours, stormwater controls and traffic/parking plans.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6098461,"Planning Commission backs Northpointe workforce-housing rezoning and text change to RM-12",5229,2053000,7282000,"/Search/View?dp=1&key=2823661-d387a519ac86a385fcfc07543775ef66&start=2053&end=7282","https://assets.pipeline.soar.com/2823661-d387a519ac86a385fcfc07543775ef66/thumbnail_2053000.jpg","/articles/6098461/Hilton-Head-Island/Beaufort-County/South-Carolina/Planning-Commission-backs-Northpointe-workforce-housing-rezoning-and-text-change-to-RM-12","https://secure.pipeline.soar.com/6098461-75c4ac02bf229d948519d3cec5c72320/orig.mp4?Expires=1771152193&Signature=d8ECzq7PRAGKB3M8maOpMyOqXikK~Nin9rjnhAZuUbnpQIFQyV2BbO~7YOhWysl-V2sU3YIa3WoTRI-WFEvRsW6eh8yzeNAUtbWnMc-8KxGI4KZpFe1BXyufRIYH5C6ig4e7-1Sj5rGI0~wPPyQ6KQc84esqt004EHHSZZxtV-78pjuc6790QoPZdsQJIdv2F9AtNvOCnXWPNioNwp0Ar-QwgCXszr2Ff4lmUhSn5BPzt9OLsaxFVHL2Pb0IDXJ4iqFv1UiO41oileDzJN-7JIJoyuP6L3gsi6HLAtG9E7zAsKLZ1iewnrv-u04hDZz-seXJTN9jSs25UqLf1xdwvg__&Key-Pair-Id=KUT5TJCACFTXG","Ben Brown, the town's director of strategic initiatives, told the Planning Commission that the Northpointe workforce-housing project has advanced to the entitlement stage and staff recommends two complementary policy actions: a text amendment to the Land Management Ordinance (LMO) allowing workforce housing in the RM‑12 district with density and impervious‑coverage incentives, and a zoning‑map amendment to rezone 16 parcels at Northpointe Circle from Parks & Recreation to RM‑12.

The matter matters because the changes enable a public‑private partnership on the town‑owned 11.337‑acre Northpointe site and are designed to produce mixed‑income rental housing for the island’s workforce. Brown said the development agreement with 1 Street Residential sets a target of roughly 150–170 multifamily units, and staff-calibrated plans indicate the site could yield about 157 units while maintaining neighborhood scale. The town will contribute the land through a 65‑year ground lease and a $1 million ARPA grant; the development partner will handle financing, design, construction and long‑term property management.

Commission discussion addressed scale, affordability and site design. Brown and a representative introduced as Bridal Barr, senior manager with 1 Street Residential, explained the project would mix one‑, two‑ and three‑bedroom apartments, preserve setbacks and trees along Jarvis Creek, include community amenities (community building, pool, playground, walking trails and property management), and incorporate stormwater best management practices to reach aggressive pervious‑surface targets. Brown said the development agreement includes recorded covenants intended to keep the property in workforce housing use in perpetuity, and that at least 50 percent of units would be targeted at 60–80% of the Beaufort County area median income (AMI), with overall targeting between 60–150% AMI.

On the LMO text amendment, staff described conditions for the RM‑12 workforce housing incentive: a minimum parcel size of five acres, frontage on a major arterial (e.g., William Hilton Parkway), a density bonus of up to 25% (capped at 15 dwelling units per acre) if at least 50% of units are workforce units, and a maximum impervious coverage of 45% for qualifying projects. Staff said comparable coastal communities and the town’s existing zoning districts show similar ranges for density and lot coverage.

Commissioner Cortis moved that the commission forward the text amendments to Town Council with a recommendation to approve; Commissioner Duarte seconded. The commission voted unanimously to forward the recommendation. Later, after a public hearing on the rezoning, Commissioner Hens moved to recommend approving the zoning‑map amendment that would rezone the 16 Northpointe parcels to RM‑12; Vice Chair Campbell seconded. That motion also passed unanimously.

Staff said the zoning and text changes will go next to the Community Services and Public Safety Committee and then to Town Council, with a final reading currently scheduled for June 17. Brown described a project timeline in which preconstruction work would take place in 2025 with possible groundbreaking in the fourth quarter of 2025 and first move‑ins in early 2027, subject to approvals and financing.

Votes at a glance: the Planning Commission unanimously recommended approval of the LMO text amendment enabling RM‑12 workforce housing with the bonus rules, and unanimously recommended rezoning the 16 Northpointe parcels from Parks & Recreation to RM‑12. Both matters will go to Town Council for final action.

The Planning Commission directed staff to return with site development plans and design review materials; staff said it expects to present a fuller site and design package within about 90 days.

","The Planning Commission unanimously recommended to Town Council a text amendment enabling workforce housing in the RM‑12 district and approved rezoning 16 parcels at Northpointe to RM‑12, clearing key regulatory steps for the 11.337‑acre Northpointe workforce housing project with 1 Street Residential as the development partner.","actionData","errors"]

Article not found

Planning Commission forwards open‑space and pathways text changes after clarifying edits

Planning Commission recommends new construction‑management standards to Town Council

Planning Commission backs Northpointe workforce-housing rezoning and text change to RM-12