Task force debates expanding Mitchellville zoning and recalibrating RM‑4 density to address neighborhood equity and scale
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Summary
Hilton Head Island planning staff asked the task force for directional input on several LMO amendments, including whether to expand the Mitchellville zoning district across Mitchellville Road and whether to replace RM‑4’s sliding‑scale density with a fixed 6 dwelling units per acre; members emphasized infrastructure limits, resident outreach and cultural preservation.
Hilton Head Island planning staff asked the Land Management Ordinance task force on April 9 for guidance on several possible code changes, chiefly whether to extend the Mitchellville zoning district across Mitchellville Road and whether to replace the RM‑4 sliding‑scale density with a flat 6 dwelling units per acre.
The staff presentation summarized a packet memo that, if implemented in full, would align more parcels with Mitchellville rules — increasing some bulk and use allowances (for example, higher height limits cited in the presentation, a rise in maximum height from 45 feet in some RM districts to 75 feet in Mitchellville, and an increase in maximum impervious coverage from 35% to 50%). “This memo outlines several LMO amendments currently under review at the direction of town council,” the planner presenting the packet said, calling the session an early policy discussion and not a request for final action.
Why it matters: Task force members said the changes could improve equity for landowners who face different allowances across the street but warned the move could alter the character and infrastructure needs of historic neighborhoods. Several members noted Mitchellville Road functions now as a sub‑collector and is not sized for higher commercial or hotel traffic, and they urged community outreach before code changes.
Staff and CDC data: Staff noted RM‑4 covers about 1,588 acres and roughly 2,551 parcels; about 358.8 acres (22.6% of RM‑4) were vacant, and staff reported roughly 65% of RM‑4 parcels are under 3 acres. Those statistics framed the conversation about whether a flat 6 DU/acre would be a workable compromise between a low base density and the highest sliding‑scale value.
Task force reactions: Members repeatedly called for more analysis and resident engagement. One member summarized the dilemma: allowing Mitchellville uses on both sides “could potentially have buildings of 75 feet or taller” along what is today a predominantly residential street; another stressed that master planning and infrastructure assessment should precede any zoning expansion.
Forest Beach overlay: The staff also brought forward proposed recalibration of the Forest Beach neighborhood overlay and its floor‑area‑ratio cap. Staff said the current FAR cap (0.45 with a 5,000 sq ft home cap) has unintentionally encouraged subdivision of large lots and construction of very large homes on smaller parcels. The planner said the goal of recalibration is to better align lot size and building size “so there's more balance between the lot size and the building size.”
Equity and cultural preservation: Several task force members raised the Gullah Geechee Community Development Corporation memo and urged sensitivity to historical land ownership patterns in Mitchellville and other native island neighborhoods. Members and staff discussed overlay or targeted approaches as alternatives to wholesale rezoning.
Next steps: Staff said it will collect further data (including ownership breakdowns in historic neighborhoods), circulate additional slides and return with proposed code amendments after public outreach. The task force will revisit RM‑4 calibration and subdivision regulation changes at upcoming meetings before staff delivers draft ordinance language for formal review through Planning Commission and Town Council.
