Hilton Head task force reviews LMO rewrite, sets Feb. 26 draft review

Hilton Head Island — Town staff and outside consultants told the Land Management Ordinance (LMO) Task Force on Jan. 26 that a reorganized LMO and a companion zoning‑map update are underway and that the next draft of priority chapters will be delivered to staff in late February. The panel agreed to skip the Feb. 5 meeting and hold the next task‑force review Feb. 26 to give staff and consultants time for internal review.

The meeting opened with introductions from Michelle Miller, community planning manager, who introduced consultants Denise Grabowski of Symbiocity and Christie Dodson of Code Studio. Grabowski, the meeting facilitator, described the approach the team will use to gather task‑force input and emphasized a consensus‑based process: “We will be taking some formal votes along the way at the discretion of the chair, but we want this to be a collaborative process,” she said.

Town Manager Mark Orlando framed the LMO update as part of the town’s strategic plan, saying the rewrite will help “Preserve Hilton Head Island unique environmental, cultural, and community character through thoughtful and intentional management of growth.” Orlando and staff reviewed code changes completed to date and priority edits still pending. Among the accomplishments cited were a new short‑term rental ordinance and administrative citation tools for parking and rental violations; an abandoned‑boat ordinance; elimination of variances for use, height and density in some cases; stronger subdivision open‑space requirements; increased tree protections; and revised traffic‑count timing to July peak periods. Orlando also provided acquisition data, saying the town has acquired roughly 79.6 acres across 23 purchases, drawing about $13.3 million from a larger preservation fund.

Code Studio’s Christie Dodson gave a technical primer on zoning and the structure of an LMO, describing three core components — rules/standards, a zoning map, and administrative procedures — and the four “dials” staff can tune to shape local character: form, frontage, site and use. Dodson said the consultants intend to reorganize the ordinance to make it more usable for residents, designers and staff.

Task‑force members spent substantial time on the meaning and measurement of “island character.” Several members urged explicit language and a common definition; staff pointed to the existing design guide (an appendix to the LMO) and to district plans being developed in parallel. Staff and consultants clarified how district plans, zoning districts and planned‑unit development (PUD/PD) agreements interact: the LMO governs the island overall, but many PUDs contain master‑plan covenants and contractual provisions that remain in force; by contrast, natural‑resource protections and many site standards are likely to apply island‑wide.

On scheduling, staff said the consultants will deliver the next version of the draft amendments late in February and requested internal review time before the task force meets again. The group agreed to cancel the Feb. 5 meeting and to reconvene Feb. 26 to review the next materials. Staff outlined the anticipated public review path after the task‑force step: the Gullah Geechee task force (as applicable), planning commission, relevant council committees and then town council readings.

A member asked whether task‑force members' notes would be subject to public‑records requests. The town attorney replied that documents and notes produced in the course of town business can be subject to FOIA requests and cautioned members to assume public‑meeting materials are discoverable.

No members of the public spoke during the public‑comment period. The meeting concluded with routine approvals of the agenda and amended minutes and a voice vote to adjourn.

Next steps: staff and Code Studio will circulate the next draft amendment package to internal reviewers; the task force will meet Feb. 26 to review the draft chapters and consider refinements before broader public review.