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From YouTube: Beaufort County Planning Commission 6PM
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A
Yeah,
have
they
moved
your
signature
because
I'm
so
fabulous
there?
You
go
all
right.
Public
notification
for
the
meeting
has
been
published.
We
have
the
first
order
of
business,
would
be
approval
for
minutes
for
August
7th.
A
B
A
All
those
in
favor
the
motion
except
the
minutes
of
August
7th,
aye
aye.
Okay,
any
comments
regarding
the
agenda.
No
anything.
A
Citizen
comments
at
this
time
we
take
citizen
comments
on
non-agenda
items.
Anybody,
but
life
could
speak
for
three
minutes
on
a
non-agenda
item.
This
would
be
the
time
to
do
that.
A
Okay,
hearing,
none
I'll
move
forward.
One
comment
before
we
go
to
the
first
issue
of
concerning
public
comments.
Instruction
as
you've
been
indicated,
please
submit
your
request
to
the
Community
Development
Department
secretary,
who
is
to
my
left,
if
you
just
stepped
out,
but
you're
right
back,
you'll
be
allowed
three
minutes
to
speak
Mission
as
well.
Respectfully,
listen
to
your
comments
at
the
podium.
Please
clearly
state
your
name
and
address
for
the
public
record.
A
Please
in
turn
be
respectful
to
the
public
forum.
That
you're
in
this
public
meeting
is
recorded
and
therefore
becomes
a
matter
of
public
record,
as
does
all
correspondence
on
this
issue
directed
to
County
officials.
A
This
is
a
reminder.
The
Planning
Commission
is
an
advisory
body
to
County
Council
and,
as
such,
the
Planning
Commission
recommendation
on
these
issues
go
forward
to
County
Council
through
the
land
use
and
Community
Services
committee,
then
to
County
Council
for
their
review
and
voting
determination.
A
C
All
right
so,
like
you
said
it's
one,
two
three
and
four
Bennett
Point
Drive.
These
are
four
Parcels
that
make
up
the
Texas
tract
that
middle
one,
that
is
part
of
the
Pu
Diva
Pleasant
Point,
that
is
owned
by
their
owners,
Owners
Association,
which
is
why
it's
not
being
included
in
this,
so
they're
just
changing
a
t2r
to
get
out
of
the
Pud
that
won't.
It
won't
really
do
much,
however,
because
there
is
a
conservation
easement
that
was
put
there
many
years
ago.
C
So
there's
only
one
house
per
parcel,
that's
already
allowed.
This
is
just
to
change
the
base.
Zoning.
D
E
F
Just
a
question
because
I
didn't
really
hear
what
you
said
Mark.
So
this
is
a
down
zoning,
yes
from
a
PUD,
and
would
you
mind
stepping
up
to.
F
E
G
F
On
this
is
a
Beauty
that
was
put
into
place
when.
F
Right
24th
day
of
December
2003
Two
Mile,
High,
South,
Carolina
LLC
in
Florida,
got
it
so
I
mean
if
you
could
just
walk
us
through
why
this
group
wants
to
down
Zone
I.
Think
it's
a
great
thing
right,
downtown.
I
Yeah
so
in
2003
a
gentlemen
bed
on
Two
Mile,
High
LLC,
purchased
the
balance
of
Pleasant
Point
Plantation,
which
is
known
as
the
Texas
track.
It's
57
Acres.
It
was
zoned
a
PUD.
At
that
time
he
placed
a
conservation
he's
been
on
it
and
he
turned
this
conservation
easement
over
to
the
open
local.
I
Yes,
so
the
density
was
reduced
from
178
units
down
to
a
total
of
four
units,
one
residential
home
on
each
one
of
the
four
horses
to
21,
acre
parcels
and
there's
one
six
and
one
seven
acre
bars:
closing
Point
Plantation
Property
Owners
Association
in
2005,
effectively
annexed
that
portion,
which
known
as
the
Texas
track
out
of
Pleasant
Point,
because
obviously
it
was
not
bringing
any
Financial
benefit
to
Pleasant
Point
Plantation.
I
So
they
said
guys
and
we
have
a
letter
from
them
and
then
we
had
also
acknowledged
receipt
of
that
letter
and
that
we
were
a
complete
agreement
with
being
annexed
out.
The
zoning
of
PUD
is
really
not
relevant
to
these
large
tracts
of
land.
It's
more
conducive
to
T,
to
our
rural.
The
way
the
conservation
easement
is
structured.
It
allows
for
a
home
ancillary
buildings,
let's
say
a
stable,
for
example,
on
the
property
where
PUD
would
not
allow
for
that.
I
A
I
F
So
that's
four
single
families
at
six
thousand
square
feet.
Each
I
mean
that's
what
I'm
looking
at.
I
A
A
B
Mr
chairman
I'll
be
happy
to
make
a
motion
all
right,
I
move
that
we
recommend
approval
of
the
rezoning
of
the
57
Acres
located
at
one
two:
three
and
four
Bennett
Point
Drive
from
planned
unit
development
to
T2
rural
based
on
the
zoning
map,
Amendment
review
standards
and
the
testimony
that
we
heard
this
evening,
as
well
as
the
documentation
in
the
staff
report.
A
E
Yes
good
evening,
so
this
particular
item
I'm,
going
to
kind
of
go
back
a
little
bit
in
history.
I
know
some
of
you
were
here,
some
of
you
weren't,
so
I
think
it
best
to
start
there,
but
in
January
of
20
21.
This
came
before
you
all
as
a
request
to
reasonable
questions.
E
This
parcel
at
that
meeting
there's
a
lot
of
discussion.
A
lot
of
people
from
male
and
Bluff
showed
up
who
all
recommended
denial
to
Council
at
Council.
It
kind
of
got
hit
in
committee
a
little
bit
and
the
applicant
kind
of
pulled
it
and
it's
been
kind
of
laying
in
limbo,
since
so
they
have
kind
of
brought
it
back
to
life,
and
that's
what's
brought
us
here
tonight.
E
E
What
you
see
on
the
right
is
what
they're
proposing
to
change
it
to
so
from
a
site
plan.
You
can
kind
of
see
a
visual
there.
What
that
equates
to
is
on
that
front
one.
That's
essentially
a
large
commercial
development
consisting
of
207,
000.,
plus
or
minus
square
feet
on
the
right
one.
Where
you
see
the
host
master
plan,
you'll
see
a
bunch
of
brown
buildings.
E
Those
are
all
proposed
to
be
apartment
buildings
and
then,
at
the
very
top
you'll
see
something
that's
kind
of
in
a
pink
that's
a
commercial
component,
20
000
squared
I
believe
the
last
rendition
that
was
brought
to
didn't
have
commercial
or
had
a
very
small
portion
of
it.
So
this
time
coming
back,
they're
bringing
back
forward
they're
coming
with
twenty
thousand
square.
So
it's
about
10
of
the
original
of.
E
What's
in
the
existence,
the
remainder
of
the
parcel
is
being
requested
to
rezone
the
existing
plan
unit
development,
which
would
require
an
amendment
to
the
existing
development
agreement.
I
want
to
make
sure
for
those
who
don't
know
that
right
there
on
this
property,
we
have
an
existing
planned
development
as
well
as
an
existing
development
agreement.
E
Well,
yes,
I
just
wanted
to
kind
of
start
with
a
little
bit
of
a
history,
okay
and
then
just
for
the
purposes
of
people
in
the
audience
and
anybody's,
watching
a
little
bit
of
what
they're,
seeing
one
of
the
things
I
just
wanted
to
speak
to
in
regards
to
I
think
I'm,
going
to
kind
of
sidebar
this
for
a
second
outside
of
what
we
have
in
front
of
us
is
this.
E
Development
was
a
plane
development
with
a
development
agreement
that
was
adopted,
I
think
it
was
like
0708-ish
and
it
was
what
was
considered
to
be
a
true
mixed
use:
good
good
land
use
plan,
an
allocation
of
commercial,
some
feasible
townhouses,
some
multi
in
some
things
since
that
time,
the
massive
land
developer.
The
landowner
has
requested
several
amendments
to
the
original.
What
I
call
the
original
contract
that
we
entered
into
as
an
account
and
I
hold
this
thought
very
close,
because
I
spent
my
career
watching
this.
E
These
planned
unit
developments
constantly
get
amended,
and
these
development
agreements
based
off
of
what
the
original
contract
was
simply
to
just
whatever
the
best
use
is
at
that
time
or
whatever
the
best
land
sale.
Is
that
so
they
come
and
they
request
those
I
can't
say
that's
what
Nestle
going
on
here,
but
I
just
wanted
to
know
that
this
is
I,
believe
the
fourth
major
Amendment
request
to
this
PUD
and
this
development
agreement.
E
H
E
Want
to
kind
of
state
that
from
a
professional
situation,
I've
dealt
with
this
too
long.
So
in
that
I'll
come
back
today.
Okay-
and
we
do
have
our
transportation
planner
here
tonight
to
answer
any
questions
that
you
might
have
on
that
as
well,
but
essentially
what
they're
and
the
applicant
is
here
I'm
going
to
allow
the
applicant
to
come
forward
to
kind
of
tell
you
what
they're
proposing,
but
it's
essentially
a
mix
of
market
rate
and
affordable.
E
Multi-Family
dwelling
units
is
what
they're
proposing
in
their
plan
to
achieve
that
you
would
use
the
existing
plan,
development
and
the
development
agreement,
so
you
have
the
tools
there
to
lock
it
in
just
want
to
make
sure
there's
no
there's
no
issue
of
not
locking
this
in.
So
if
the
county
is
inclined
to
do
this,
the
tools
to
require
it
I
just
want
to
make
sure
that
everybody
understands
those
components.
The
tools
that
we
have
in
play
here
I
know.
E
So
we
do
have
somebody
here
from
the
schools
we
did
get
a
letter
and
I
think
we
forwarded
that
ladder
from
the
school
district.
Yes,
yes,
I'm
just
going
to
go
ahead
and
read
I
rarely
read
straight
from
staff,
but
reports,
but
if
that's
what
you
want
I'll
go
ahead:
I'm
just
going
to
read:
That's
recommendation
as
previously
stay
in
the
history
section
of
this
report.
The
applicant
is
a
request
to
amend
the
podmaster
plan,
the
development
agreement
several
times
since
the
original
adopted
Osprey
Point
plan
development.
E
Unfortunately,
this
practice
is
not
uncommon
and
can
often
lead
to
straying
from
the
original
intent
of
why
government
jurisdiction
agreed
to
development
agreement
first
place
as
a
part
of
the
original
intent
of
Osprey
Point
plan
development.
Affordable
housing
was
a
component
and
that's
important
here
was
one
of
the
original
Concepts.
E
However,
it
was
provided
through
a
mix
of
housing
types,
including
Townhomes
oftentimes.
These
lead
to
ownership
opportunity
fee
simple,
we're
talking
about,
doesn't
mean
you
feel
like
you
have
more
than
one
way
to
achieve:
affordable
housing,
it's
not
just
through
apartments
that
are
getting
tax
breaks
at
this
time.
The
master
plan
Amendment
submitted
by
the
applicant,
proposes
all
the
units
as
apartments
and
not
all
of
them
as
affordable
staff
does
not
support
this.
E
If
the
county
is
inclined
to
support
the
applicant's
request
at
minimum
staff
recommends
the
following
beer
required
by
the
applicant
County
supports
the
amended
put.
It
will
require
an
amendment
to
the
Osprey
Point
development
agreement.
The
development
agreement
amended
process
shall
follow
the
requirements.
Procedures
of
article
7,
section
7.310
of
the
Community
Development
code.
The
Osprey
Point
putt
document
should
be
revised,
require
that
all
multi-family
dwellings
are
affordable
to
individuals,
families
earning
80
or
less
of
the
county
median
income,
and
that's
just
based
on
an
Ami
normal
operating
for
that.
E
This
needs
to
be
codified
in
the
Pud
documents
and
development
agreement.
Staff
also
suggests
that
this
requirement
to
be
part
of
the
deed
to
the
property
Osprey
Point,
another
one
Osprey,
the
existing
Osprey
Point
part-
requires
developer
to
dedicate
a
half
acre
parcel
for
Public
Safety.
This
is
in
the
existing
development
agreement.
This
was
when
they
amended
it
last
time.
This
was
part
of
the
contract.
E
The
amended
Mass
plan
does
not
show
any
land.
They
cater
for
this
use.
If
the
county
no
longer
believes
the
use
for
the
half
acre
is
necessary,
then
the
county
should
reconsider
a
different
public
use
and
the
County
May
renegotiate
the
size
of
the
land
to
be
dedicated.
The
existing
development
agreement,
another
one.
The
existing
development
agreement
requires
207
700
square
feet
of
commercial.
The
applicant
proposed
amending
to
20
000
square
feet
of
commercial.
This
issue
and
concern
was
brought
up
when
this
item
was
reviewed
by
the
Planning
Commission
in
natural
resource
Committee
in
2022.
E
If
the
county
supports
this
significant
reduction
in
commercial
development
of
the
development
agreement
shall
require
the
completion
of
the
entire
20
000
square
feet
of
commercial
prior
to
the
completion
of
the
very
first
apartment
bill,
very
important.
The
existing
traffic
analysis
shall
be
updated
in
its
entirety
to
reflect
the
proposed
new
uses
and
existing
roadway
conditions.
This
should
be
done
as
a
part
of
the
put
Amendment.
E
The
applicant
shall
continue
to
work
with
staff
to
further
refine
the
master
plan
and
put
and
shall
be
and
shall
be
amended
to
include
all
development
and
design
standards
in
codified
form,
which
will
require
the
design
elements,
as
shown
in
the
concept
master
plan.
Those
are
at
minimums:
okay,
I'm.
D
B
Good
for
you
I
know
the
zoning
is
PUD
the
comprehensive
plan
future
land
use
map
am
I
correct
in
assuming
this
is
still
identified
as
kind.
B
Place
type
kind
of
node,
okay
within
the
Pud.
What's
the
the
weight
that
the
master
plan
has
in
terms
of
locking
in
if
you
will
form
pattern
of
development
that
they're
proposing
I
know
it's
showing
here's
a
block
for
commercial
here's
blocks
for
multi-family.
E
B
I
know
in
the
last
request
that
came
forward
when
this
was
changed.
There
was
discussion
about
amendments
to
the
development
agreement
to
essentially
put
in
place
the
new
design
standards
that
the
development
code
now
has
was
that
something
that
happened
or.
E
Yeah,
yes,
you
know,
there's
been
a
couple
Renditions
of
this
plan,
but
the
mainly
kind
of
having
buildings
like
front
along
the
street
kind
of
have
a
little
bit
more
of
a
design
from
a
design
standpoint
of
the
way
the
the
roads
are
designed,
slash
parking
areas
and
how
the
layout
was.
There
was
some
conversation
of
kind
of
pulling
in
the
community
development
coach
requirements
for
multi
development
and
those
requirements
would
also
be
called
into
the
PD
in
relationship
as
it
relates
to
your
actual.
E
That
would
be
important
because
these
things
are
never
really
regulatory
in
nature.
It
it's
the
Pud,
it's
the
PD.
That's
your
land
use
law,
that's
what's
regulatory
as
well
as
the
development
agreement.
These
things
are
nothing
but
fluff,
usually
at
the
bottom.
It
says
something
along
the
lines
of
conceptual
in
nature
and
can
change.
B
B
E
E
F
One
quick
question
sure
page
three
of
four:
the
bullet
point
around
affordable
housing.
The
affordable
housing
unit
shall
be
at
a
minimum.
Shout
Out
menu
meet
the
affordable
housing
requirements
found
in
article
4,
section,
4.1,
blah
blah
the
period.
Affordability
shall
be
no
less
than
30
years
and
am
I
am
I
thinking
that
it
used
to
be
15
years.
Has
that
changed
or
has
it
always
been
30
years?
It's.
E
Not
so
the
ex,
so
this
Community
Development
code
has
some
guiding
documents
on
affordable,
affordable
housing
and
I
believe
in
there
there's
some
different
ones
about
whether
it's
for
rent
or
for
not
for
rent
and
there's
some
different
standards
on
Ami
and
the
periods
of
affordability,
but
being
that
this
is
a
plan
development
plan.
Developments
by
state
law
are
supposed
to
go
above
and
beyond
minimum
development
standards.
Otherwise
you
are
violating
state
law,
so
we
believe
that
being
that
our
existing
Community
Development
code
is
calling
out
I
believe
it's
a
period.
E
And
I,
don't
want
to
say
this
at
all
that,
but
my
brain
as
I'm
looking
at
it
number
20
to
25
years
20.
and
there
might
be
different
standards
for
rental
non-rental.
We
believe
that
these
should
be
at
least
30
for
Meaningful
one
thing,
one
the
period
as
well
as
all
of
them.
F
E
There
is
nothing
that
is
agreed
to
right
now
regarding
the
period
of
affordability.
It's
a
recommendation
is
that
you
know
there
this
this
plan.
You
know
I'll
say
that
you
know
staff
did
meet
with
the
applicant
talk
about
the
plan,
provided
some
feedback
you'll
probably
hear
that,
but
we
never
really
felt
like.
We
were
fully
involved
and
we
do
think
that
I
mean
honestly,
you
know
and
again,
but
this
goes
back
to
affordable.
Everybody
in
this
room,
I
think
would
agree.
Affordable
housing
is
something
that
the
county
needs.
That.
E
E
Development
agreement
in
plan
development,
what
is
promised
and
how
many
times
do
you
Veer
from
the
promise
of
the
original
intent
of
why
you
entered
in
the
contract
in
the
first
place?
So
what's
the
balance
of
that?
What's
the
balance
of
what
it's
supposed
to
be
first
check
in
the
box
to
get
some
affordable
housing
staff
doesn't
think.
That's
that.
F
E
F
E
A
H
E
Years
so
there's
an
applicant
here.
You
can
speak
to
that,
but
you
know
a
lot
of
these
things
go
through.
You
know,
there's
like
HUD
stuff
am
I
like
there's
a
lot
of
State
like
the
state
and
what
the
tax
credits
I
mean.
It's
heavily
monitored.
Okay,
those
are
heavily
monitored
stuff,
and
in
addition
to
that,
you
know
we
would
go
into
that.
It's
not
a
you.
Also,
you
put
it
on
the
land
deed.
Sometimes
you
have
development
agreements
and
pods.
Obviously
you
can
see
these
things
requested
to
get
amended.
F
The
next
bullet
point
tell
me
the
difference,
because
you
highlighted
this
in
in
your
proposal.
The
existing
development
agreement
requires
200,
000,
seven
and
change
square
feet
of
commercial.
The
applicant's
proposed
amendment
is
proposing
twenty
thousand
square
feet
of
commercial
we've
talked
about
this
before
and
about
the
traffic
impacts
of
residential
on
the
front
part
of
this
property.
I
A
Those
questions
I'm
going
to
ask
you
before
we
hear
from
the
applicant
those
two
points
in
your
document
dealing
with
the
schools
and
the
transportation
for
sure.
Okay,
I'd
like
to
hear
from
the
people
that
are
here,
okay
I
can
represent
that.
So,
if
there's
someone
from
can
address
the
need
for
the
Tia
or
Transportation
impacts,
as
well
as
the
school
impacts,
I
would
like
to
hear
from
them
as
part
of
your
recommendation.
A
D
E
E
J
So
I'm
Kevin
Sullivan
Beaufort,
County
engineering,
we
handled
the
traffic
planning
aspect,
development
County,
it's
my
understanding.
The
sequence
will
be
I
will
speak
to
the
Tia
and
also
the
other.
A
J
Yeah
specific
specific
to
his
Amendment.
J
You
can
see
significantly
downsizing
the
commercial
and
there
is
a
difference
between
the
type
of
housing
that
they're
proposing.
This
is
more
multi-fam,
more
multi-family,
so
from
a
traffic
standpoint.
This
is
something
that's
good
for
us,
because
it's
not
as
dense
is
not
as
trip
heavy
I'm.
A
J
Bend
down
so
so
so,
basically
from
is
that
okay,
okay,
basically
from
a
traffic
standpoint,
you
know
the
amendment
put,
would
actually
you
know,
show
a
net
decrease
in
the
amount
of
traffic.
J
So
you
know
we
don't
have
any
issue
with
that.
We
actually
look
favorably
upon
the
traffic
memo
that
came
through
for
this
particular
element.
A
A
A
Say
that
so
I
just
want
to
make
sure
that
you
know
where
that
I'm
not
saying
that
the
change
is
acceptable
without
knowing
that
what
the
tih
says
right,
what's
making
it
even
more
critical.
Is
that
there's
another
development
just
down
the
road?
That's
proposing
a
lot
more
commercial
and
single-family
homes?
Put
all
that
together,
I'd
like
to
know
what
that
impact
is
going
to
be
on
to
the
the
roads.
Pictures
Road,
Mainland,
Bluff,
Road,
I-1170
Etc.
A
So
that's
what
I'm
asking
about.
G
J
Best
that's
correct.
One
has
not
been
updated,
but
it
is
policy
with
the
county
that
when
we
come
to
situations
like
this,
there
is
another
Tia
that
will
be
created
that
takes
a
snapshot
of
what's
going
on
right
now,
like
the
way
you
just
explained,
the
first
TI
Tia
was
a
snapshot
of
level
of
services,
performance
of
intersections
approved
development
that
was
2019.
now
we're
in
2023.
We
will
have
to
have
the
same
thing,
a
snapshot
of
what's
going
on
today.
Okay,.
A
Yeah
and
the
fact
that
there's
it's
not
it's
a
concern
all
right
is
there
any
other
question
on
the
transportation
aspect
of
it
because
I
am
not
then
we'll
go
to
the
school
district.
Did
you
would
you
like
to
offer
some
comments?
A
A
I
have
a
question:
okay,
I
noticed
that
the
the
school
is
indicated
or
the
the
applicant
has
indicated
that
there
is
a
road
being
built
back
from
Maryland
Bluff
back
to
the
school
or
it's
in
process.
E
E
A
A
The
Cherry
Point-
that's
that's
new.
What's
new
here
is
a
bus
route
that
would
take
you
down,
Mayland,
Bluff
and
across
Road
access,
a
and
then
down
to
Prichard
Point
Road
that
would
put
traffic
through
Mainland
Bluff,
all
the
way
down
to
pritchard's
Point
Road.
That's
an
exit
for
school
buses
or
I.
Take
it
as
an
entrance
for
school
buses.
E
E
E
J
That
that
was
placed
in
a
part
of
our
transportation
comments,
just
you
know
just
to
aware
both
parties
that
they
may
need
to
start
talking
to
each
other,
because
you
know
things
are
going
on
adjacent
to
each
other.
So
that's
just
to
let
them
know
hey
in
the
future.
You
guys
may
be
building
something
that
may
be
or
planning
for
something
that
may
intersect.
J
So
so
you
guys
can
get
ahead
of
it
and
be
proactive
about
maybe
working
together
to
do
something
we
as
planners,
wanted
to
make
that
comment,
so
they
so
that
they
can
start
talking
now
and
so
that
they
can
be
proactive
rather
than.
A
React
to
them.
This
goes.
It
goes
back
to
me
to
the
transportation
complexity.
That's
growing
as
a
result
of
this
down
pritchard's
Point
Road,
which
I
remember
on
the
last
plan
that
we
saw
was
potentially
for
a
light
being
at
Pritchard,
Point
Road.
Also
with
this
plan
there
they
re
there's
an
Ingress,
a
right
turn
in
right
turn
out
only
in
the
middle
of
the
17
Acres,
which
is
more
traffic
coming
on
and
off.
J
H
H
Okay,
I
guess
from
my
perspective,
then
you
know
even
from
the
last
meeting,
the
schools
are
going
to
be
they're
at
capacity
now
and
there's
a
school
board.
School
bond
referendum
will
be
on
November
about
and
439
million,
which
means
they're
going
to
build
a
new
okatee
elementary
school.
But
those
changes
aren't
going
to
happen
for
four
to
four
and
a
half
years.
A
A
It
has
additions
and
extensions
on
some
left
in
schools
that
should
hopefully
related
because
it
would
be
a
shame
for
the
kids
who
live
in
Maryland,
Bluff
and
River
Oaks
not
to
be
able
to
go
in
because
of
over
capacity.
I.
Don't
think
the
school
will
allow
that
all
right,
I
guess
we're
ready
to
hear
from
the
applicant.
That's
definitely
we've
got
some
questions
but
see
you
please.
A
L
Thank
you
Mr
chairman,
my
name
is
Walter
Nestor
and
I'm,
an
attorney
with
Burr
informant
and
I
represent
bvr,
Development
LLC
and
with
me
tonight
and
I'm
out
there.
As
you
noted,
they
are
coming
up
to
sit
up
here.
There
was
an
accident
at
170,
eastbound,
Lane,
coming
from
Hilton
Head
and
that
their
arrival,
but
Mr
David,
Bennett
Ms
Teresa
Bennett
I,
will
meet
you
here
and
Mr
Duane
Rendell
is
also
here
on
behalf
of
bbr
development,
that
is
the
development
company.
That's
behind
the
proposed
application.
L
Also
with
us
tonight
is
Mr
Eric
Wilson,
which
Eric
is
right
here
with
wooden
Partners
who's,
the
land
planner
for
the
development.
We
also
have
Miss
Jennifer
Beal
PE,
with
BL
engineering
she's,
the
traffic
consultant
and
Mr
Asher
Hall
with
new
Kirk
environmental
is
also
here
on
behalf
of
the
applicant.
L
What
this
to
be
to
be
clear,
this
is
an
application
for
rezoning
of
this
portion
of
the
property
right,
and
there
are
elements
that
need
to
be
reviewed
by
Planning,
Commission
and
Council,
when
they're
approving
a
rezoning
and
I
want
to
make
certain
that
I
I
mean
I
trust
that
the
Commissioners
received
a
copy
of
our
application,
because
it
wasn't
noted
in
the
online
materials
that
were
provided
for
the
the
packet
that
was
provided.
L
L
There
are
there
are
elements
that
you
need
to
review
when
reviewing
an
application
for
rezoning
and
in
in
the
narrative
for
our
application.
We
speak
directly
to
each
one
of
those,
and
we
can.
We
can
speak
to
those
to
those
tonight
a
couple
of
points
that
that
were
made
and
I'm
not
going
to
take
very
much
time
because
nobody
really
wants
to
hear
from
lawyers,
but
there
were
a
lot
of
legal.
There
was
a
lot
of
legal
advice
that
was
coming
to
the
Planning
Commission
this
evening.
L
That's
a
little
disconcerting
frankly
puts
are
no
longer
available
under
the
Community
Development
code,
because
the
Community
Development
code
is
a
form-based
coast
code
which
contemplates
a
mix
of
uses
and
and
various
nodes
under
the
under
the
former
code,
which
was
a
euclidean
code,
you
needed
a
PUD
in
order
to
have
a
mix
of
uses
and
the
Osprey
Point
PUD
was
actually
three
puds.
L
The
three
development
agreements
that
was
approved
prior
to
the
Great
Recession
and
all
three
of
those
failed,
and
there
have
been
many
changes
to
them,
those
that
survived
and
there
was
considerably
more
density
that
was
in
this
part
of
the
county
and
that
one
of
the
puds
failed
and
was,
and
the
land
was
acquired
by
the
county.
The
other
PUD
also
failed
and
mail
and
Bluff
is,
is
one
that
has
survived
but
has
changed.
L
The
changes,
of
course,
are
not
the
applicant's
fault,
the
applicants
here,
because
it
believes
under
the
Community
Development
code
and
your
comprehensive
plan
that
you
approve.
That
is
forward-looking,
that
this
is
an
appropriate
use
for
that
for
that
land,
particularly
given
a
review
of
the
Community
Development
code,
a
review
of
the
the
comprehensive
plan
which
directs
Council
directs
Council
to
aggressively
pursue
affordable
housing.
75
of
the
units
in
this
project
are
going
to
be
affordable
and
again
you
don't
need
to
hear
any
more
for
lawyers
I'd
like
to
introduce
Mr
Bennett.
L
A
L
Mr
chairman
and
thank
you,
the
the
affordable
component,
that's
described
in
the
community
development
code,
provides
incentives
to
developer
developers
to
develop
land
in
the
C5
zoning
districts.
This
is
not
in
the
C5
zoning
District
so
that
that
reference
in
the
staff
in
the
staff
report
referenced
to
affordability
and
that
section
of
the
code
is
irrelevant,
because
that's
that's
that
section
of
the
code
of
the
Community
Development
code
speaks
to
affordable
housing
incentives
that
are
available
to
developers
who
want
to
develop
affordable
housing
in
the
C5
zoning
District.
E
L
Discussions
about
why
there
are
no
no
longer
puds
available
and
what
happens
to
puds
and
what
has
happened
to
this
PUD
and,
if
staff's,
going
to
support
an
application.
What
things
shall
be
required?
L
Those
are
all
legal
Concepts
that
we
don't
believe
that
we
believe
are
certainly
applicable
if
they're
part
of
a
discussion,
but
I,
don't
think
that
it's
fair
to
the
applicant
for
the
planning
Commissioners
to
be
told
items
that
are
the
law
when
there's
there's
not
that
kind
of
a
determination
being
made
and
the
law
is
the
ordinances
that
we
have
available
to
us.
That's
the
law
or
the
law.
That's
that's
determined
by
a
court,
but
lawyers
have
opinions.
L
Land
planners
have
opinions,
Engineers
have
opinions,
developers
have
opinions,
and
they
all
matter,
but
my
concern
Mr
Miller
is
that
we're
throwing
out
legal
Concepts
as
if
it's
it's
the
law
or
if
it's
the
fact
and
I,
don't
think
that's
fair
for
the
Commissioners
and
I.
Don't
think
it's
fair
to
that.
M
Good
evening,
chairman
Pappas
members
of
Planning
Commission
I'm
going
to
leave
all
the
illegal
bees
to
the
illegal
people.
If
you
don't
mind.
M
Sir
I'm
David
Bennett
and
my
company
is
Bennett
and
reindl
companies
I
one
of
my
partners,
Dwayne
Randall,
is
passing
out
a
package
of
information
to
you.
It
contains
the
information
that
Walter
just
referenced
a
copy
of
our
initial
application,
a
copy
of
the
narrative
that
accompanied
it.
That
goes
through
the
nine
points
or
the
criteria
that
the
Planning,
Commission
and
other
planning
bodies
are
supposed
to
utilize
to
measure
applications
for
PUD
modifications
or
zoning
amendments.
We
took
the
time
or
we
even
submitted
the
application
review.
M
M
Town
staff
or
planning
staff
sharing
comments
with
our
development
team.
We've
included
a
copy
of
all
those
comments
that
our
development
team
members
collected
from
staff,
as
well
as
a
written
response
to
each
of
those
comments
and
recommendations.
We've
modified
our
Our
Land
plan
to
accommodate
some
or
many
of
those
requested
changes
and
others
we
could
not.
But
what
you
have
before
you
is
a
copy
of
all
the
information
that
we
supplied.
We
submitted
our
application
for
the
to
the
Planning
Commission
early
August
and
have
been
available
for.
M
H
M
Applicant,
the
applicant
is
the
owner
of
the
property.
It's
are
they
here
today,
no
sir,
they
are
not
this
change.
Our
contract
to
purchase
is
conditioned
upon
several
contingencies,
one
of
which
is
the
modification
of
the
Pud
to
permit
our
plan
uses,
which
is
the
twenty
thousand
square
foot
of
a
commercial
space
and
the
228
Apartments,
so
we're
we
are
the
best
to
speak
to
those
criteria.
Those
conditions,
the
plan
for
the
development
under
the
proposed
PUD
modification,
the.
N
M
At
this
point
in
time,
that
is
not
included
in
the
17
Acres.
Originally,
it
was
designed
to
give
me
a
reason
why
directly,
we
understand
that
the
sheriff
has
purchased
a
considerable
size,
partial
not
too
far
away
in
Okatie
with
the
planned
operations
center,
and
we
don't
think
that
there's
going
to
be
a
need,
a
continuing
need
for
that
half
an
acre
for
a
public
safety
purpose.
F
M
If
I
may,
we
have
a
presentation
that
may
answer
many
of
your
questions
and
I'm
happy
to
come
back
to
all
of
those
okay,
but
I'd
like
to
go
through
that.
Just
to
give
you
a
general
overview
of
what
it
is,
we're
proposing
all
right
who
we
are
and
what
we're
proposing
and
why
it
is
we're
proposing
it
to.
N
M
Alan
is
a
founding
member
of
CCDC,
which
is
a
Low
Country
based
non-profit
recently
established
to
facilitate,
affordable
housing
and
create
affordable
housing
opportunities
for
households
that
need
them
in
our
area.
He's
also
a
principal
of
the
third
group
which
owns
and
operates
a
number
of
different
restaurants
throughout
Hilton,
Head
and
Bluffton
area.
I
think
they
are
indeed
one
of
the
largest
employers
in
southern
Beaufort
County
Allen's
firm
has
a
couple
of
their
restaurants,
have
interest
in
the
commercial
portion
of
the
development
he's
here
as
well
and
he's
a
valuable
member
of
our
team.
M
Locally
we've
been
we've
been
involved
with
two
developments.
One
is
May
River
Village.
You
can
see
some
pictures
up
in
front
of
you
may
River
Village
is
located
at
the
Gateway
to
Old
Town
Bluffton,
the
land
use
patterns
of
Mayor
Village
Bears,
some
striking
similarities
to
the
malem
bluff
site,
for
instance,
May
River
Village
is
located
500
feet
from
a
polti
single-family
subdivision.
It's
called
the
walk
at
Town
Square
Danes
homes
priced
in
the
six
to
seven
hundred
thousand
dollar
range.
M
Continuing
on
to
the
next
slide,
please,
our
other
development
locally
is
in
Port
Royal
South
Carolina.
It's
recently
been
under
construction.
It's
approaching
nearing
the
end
of
construction.
It
contains
a
total
of
280
Apartments.
It
contains
a
mix
of
50,
Ami,
60,
Ami,
80,
Ami
and
market
rate
households.
M
M
M
And
Beaufort
County
knows
this.
In
fact,
it's
a
top
priority
Illustrated
throughout
our
conference.
The
Housing
section
of
our
comprehensive
plan-
and
here
are
a
few
excerpts
from
the
housing
portion
of
the
plan
to
locate,
affordable
housing,
accessible
to
Employment,
Services,
schools,
parks
and
public
transportation
to
encourage
affordable
housing
to
be
located
in
mixed
income,
mixed-use,
walkable
communities,
the
reduced
development
costs
for
affordable
housing
to
work,
to
eliminate
barriers
to
develop
an
affordable
and
Workforce
housing
and
probably,
most
importantly,
aggressively
pursue
the
development
of
affordable
housing.
M
M
There
are
guidelines
established
for
producing
that
we
took
into
account
all
those
guidelines
we
took
into
account
when
we
established
a
development
plan.
That's
been
submitted
to
you,
I
guess.
The
question
is
how
serious
is
Beaufort
County
about
all
this
they've
codified
it
in
the
code,
some
of
the
standards
that
we
talked
about
earlier?
M
M
M
G
M
This
is
just
more
detailed
analysis
of
very
immune
incomes
and
household
sizes,
and
it
breaks
down
those
that
ninety
one
thousand
eight
hundred
dollar
figure
for
a
household
of
four
households
of
one
and
then
Compares
fifty
percent
sixty
percent,
eighty
percent
on
the
various
different
Ami
levels
that
you
see
so
now.
Let
me
just
return
to
the
missing
middle.
M
You
may
have
heard
of
the
Urban
Land
Institute.
They
are
essentially
the
standard
Bearer
for
Land
Development
for
Community
planning,
and
this
is
an
excerpt
from
one
of
their
studies,
illustrating
that
the
missing
middle
are
households
that
earn
between
80
and
120
percent
of
the
area,
mean
income
and
often
includes
teachers,
First
Responders,
health
care
providers
and
others
others
with
important
roles
that
make
for
a
healthy
community
next
slide.
Please.
M
But
if
you're,
an
entry-level
teacher
with
a
master's
degree
or
more
than
one
year
of
experience,
you
are
approaching
the
100
Ami
level
same
situation
with
the
occupational
therapists
and
the
physical
therapists
same
situation
with
the
RNs
and
social
workers
that
work
for
the
Beaufort
County
School
District.
They
earned
between
80
and
110
percent
respectively.
M
M
That's
roughly
sixty
six
hundred
dollars
per
year
in
rent
savings
for
the
80
Ami
households.
That's
roughly
fifteen
hundred
dollars
per
year
in
savings
for
the
households
at
120
am
I
level,
and
if
we
used
a
market-based
cap
rate
to
Value,
what
that
rent
savings
is
it
amounts
to
almost
14
million
dollars.
M
M
And
now,
just
briefly
I'd
like
to
turn
or
turn
this
over
to
our
land,
planner
Eric
and
then
that'll
be
followed
by
our
traffic
expert
Jennifer
Beal
Jennifer's
got
a
lot
of
experience
with
Transportation
she's
in
fact
worked
on.
The
transportation
needs
in
a
lot
of
areas
throughout
this
state
route.
170
corridors
have
some
very
good
comedy
a
lot
of
good
con,
very
good
content
and
a
lot
of
good
knowledge
that
probably
produce
useful
Eric
come
on.
Stop
talking.
O
Appreciate
your
time
reviewing
this
with
us,
I
served
on
the
Planning
Commission
2014
2017,
along
with
Ed
for
a
spell
but
I.
Thank
you
for
your
time
and
effort
I'm
going
to
just
go
through
a
little
bit
of
the
highlights
of
the
master
plan.
The
conceptual
master
plan
that
we're
showing
on
the
screen,
as
well
as
the
difference,
is
the
changes
between
the
original
PUD
plan
and
this
plan
and
I
do
want
to
thank
Mark
and
his
staff.
We
did
meet
with
them
to
review
a
plan.
We
received
their
comments.
O
Basically,
the
apartment
and
commercial
buildings
shown
the
plan
do
meet
the
Community
Development
code,
currently
with
a
change
in
the
zoning
amendment.
Of
course,
we
have
to
update
to
meet
that
form-based
code.
What
does
that
mean
whether
the
building's
front
closer
to
the
thoroughfares
they're
closer
to
the
sidewalks?
There's
visitor
parking
there?
O
It's
trying
to
create
that
sense
of
community
at
your
front
door,
the
parkings
behind
the
buildings
hidden
from
the
year
as
best
we
can
I
do
want
to
point
out
that,
by
reducing
the
amount
of
commercial
space
from
207
000
down
to
twenty
thousand,
this
plan
reduces
about
just
from
about
700
parking
spaces
down
to
a
total
of
432
on
the
whole
plan
that
we're
showing
in
front
of
you
so
that
acre
and
a
half
of
impervious
Paving
goes
away.
O
Maximum
building
Heights
we're
proposing
35
feet
in
three
story:
Max
by
code
were
allowed
45
feet
in
four
stories.
The
streets,
each
Street
or
thoroughfare
has
been
assembled
using
the
code.
O
We
also
went
from
through
our
entry
exit
locations
to
five
on
this
plan,
sidewalks
we're
showing
over
two
miles
of
the
sidewalks
that
will
provide
pedestrian
connectivity
each
building
to
each
parking
area
to
Civic,
open
space,
the
amenities,
the
polti
development,
as
well
as
developments
outside
this
PUD,
the
Animal
Facility
Beaver
County
animal
city
as
well
as
the
school,
and
we
hope
that
happens
in
generality.
What
we're
trying
to
do
is
bring
back
a
little
bit
of
that.
O
The
plant
amenities
include
a
well-appointed
clubhouse
for
community
events
and
Gatherings
a
pool,
a
playground,
multiple
seating
areas
along
sidewalks
fishing,
piers
to
activate
those
spaces,
grilling
areas
close
to
the
buildings
and
all
these
things
we
we
plan
for
help
to
create
that
sense
of
community
that
we're
trying
to
build
if
we
can
go
to
the
next
slide.
O
This
is
an
open
space
plan.
Everything
in
white
is
not
included
in
the
open
space
couch,
as
well
as
everything
in
brown
or
pink.
Those
are
the
buildings.
Everything
in
green
is
open
space
per
the
Community
Development
Co.
That's
almost
nine
acres
of
open
space,
our
site
17.
So
that's
more
than
half
of
our
site
is
dedicated
to
preserving
open
space
or
creating
that
open
space.
O
Also
we're
dedicating
about
three
acres
of
that
open
space
to
what
they
call
Civic
open
space
set
aside,
meaning
it
has
to
provide
an
active
area,
meaning
sidewalks
the
fishing
piers.
It
can't
just
be.
You
know
a
storm
water
Lagoon.
You
have
to
put
sidewalks
around
it
and
activate
those
spaces,
and
that's
what
we're
showing
here.
Those
hatched
areas
would
be
the
Civic
space
which
includes
the
preserved
Wetland,
the
storm
water
Lagoon
with
sidewalks
all
around
it,
the
playground,
the
pool
area,
the
amenities
Center,
the
clubhouse.
O
All
of
that
goes
towards
what
we're
setting
aside
for
civic
open
space
next
slide.
Please
what
we
do
is
we
looked
at
the
buffers
and
some
sections
on
what
we're
proposing
we're
required
by
the
code
to
provide
vegetative
buffers
preserved
as
well
as
enhanced,
if
you
will
with
Landscaping,
so
that
top
section
is
a
section
cutting
from
the
multi-family
building
across
a
street
Frontage
through
a
50-foot
vegetated
buffer
to
Highway
170.
O
O
O
They
have
an
existing
berm
which
is
planted
and
very
nicely
I,
might
add,
and
then
we're
required
a
20-foot
vegetative
buffer,
which
is
shown
there,
and
what
the
developer
would
like
to
do
is
increase
that
to
40
feet,
to
enhance
and
extend
that
buffer
to
provide
some
screening
from
Mayland
Bluff
Drive
to
the
development.
Then
you
still
have
storm
water
and
a
Street
Front
Edge,
and
then
the
building
I
can't
read
from
this
far
away
about
I.
Think
it's
about
120
feet
or
so
from
the
right
of
way
of
mailing
Bluff
to
the
building.
O
Next
slide,
please,
yes,
and
then
the
building
shown
on
the
right
conceptually
is
a
residential
unit
in
the
polti
development.
This
would
be
occurring
on
the
opposite
side
of
road,
a
from
our
development
and
then
there's
a
50-foot
vegetated
buffer
that
they've
provided
and
then
you
have
Road
a
section
and
we're
activating
that
row
day
with
sidewalks
Street,
trees,
parallel
parking
and
then
our
apartment
building,
with
a
plan
on
you
know,
hopefully
all
those
sidewalks
two
miles
plus
helps
this
whole
Community
connect
to
one
another.
O
O
It
relocates
the
plan,
110
multi-family
residential
units
that
used
to
be
in
the
Pud,
which
was
shown
on
the
original
concept
plan
that
I
worked
on
back
in
2008.
Seven
was
on
the
polti
site
and
they
basically
pushed
that
out.
So
we
wanted
to
put
that
back
into
our
plan
on
this
site
and
then
convert
that
a
residual,
187
000
square
feet
of
commercial
use
to
an
additional
118
multi-family
residential
units
or
a
total
of
228
multi-family
resolution.
O
Again
we
provided
five
entry
exit
points
to
better
stir
over
the
vehicular
circulation
and
the
traffic
conditions,
and
by
going
from
commercial
to
multi-family,
it
reduces
traffic
impacts
and
I'll,
introduce
Jennifer
Beal.
Our
traffic
analysis
consultant
and
she
could
talk
more
expertly.
H
To
that,
excuse
me
what,
before
you
sit
down
sure
and
leave
this
slide
up,
please
thank
you.
I
think
you
said
the
curb
proposed
master
plan
would
reduce
a
lot
of
parking
and
a
lot
of
Need
for
impervious
And.
Yet
when
I
look
at
the
proposed
master
plan,
I
see
two
stormwater
ponds
in
the
middle
one.
Down
and
Below
were
in
the
existing
master
plan.
I,
don't
see
anything
in
there
other
than
the
Lagoon
to
the
right
side,
and
it
does
somehow
doesn't
compute.
For
me.
Thank.
O
O
Mr
Miller,
what
we've
spent
time
on
doing
an
RN
is
even
though
it's
a
conceptual
master
plan.
We
wanted
to
vet
this
out
so
that
we
understood
exactly
what
the
site
capacity
could
hold.
What
makes
sense,
what
is
feasible,
what
is
going
to
get
approved
a
plan
on
the
right,
I
wouldn't
say:
that's
a
vetted
master
plan.
There's
no
storm
water
show
and
they
could
be
putting
it
under
the
parking.
O
But
the
requirements
for
207
000
square
feet
of
commercial
requires
one
space
for
every
300
square
feet,
some
might
say:
250.,
that's
700
parking
spaces,
Plus
or
miles
so
they're.
In
with
the
multi-family
there's,
a
reduction
in
parking
required
and
the
smaller
commercial
space
is
still
at
300
per
month.
O
H
M
E
Likely
to
produce
that
plan
today
you
have
to
have
this
very
serious.
Underground
yeah
can
I
I'm
going
to
jump
in
there
and
that's
and
so
to
Mr
Bennett's
point
that
the
the
master
plan
that
you
see
there
in
commercial
when
cost
values
get
to
a
point
where
you
can
do
underground
storage
on
your
parking,
which
is
not
uncommon
in
some
commercial
districts.
You
can
just
do
it.
It's
just
a
little
bit
more
costly.
You
just
have
to
do
an
analysis
of
the
cost
of
that
construction.
E
Of
course,
the
land
value
and
sometimes
commercial,
produces
it.
But
in
this
original
master
plan
and
that's
kind
of
why,
as
they
go,
is
they're
there,
they
would
still
have
to
have
met
all
of
our
storm
water
laws.
So
if
they
lost
fifty
thousand
square
feet
of
commercial
and
parking
in
order
to
develop
the
rest,
that's
just
what
it
is,
but
they
would
have
had
to
have
done
it
in
the
in
the
the
vetting
of
the
of
the
ability
of
this
Mass
plane,
showing
that
small
little
pond
I
would
have
said
this
well.
E
I
did
say
the
same
thing,
whereas
the
one
that
they're,
showing
as
a
proposed
master
plan,
it's
probably
more
realistic
or
much
closer
to
the
reality
of
storm
water
needs
to
serve
a
site,
whereas
the
one
on
the
left,
the
existing,
unless
it
was
underground,
which
is
not
uncommon
in
commercial.
Thank.
N
O
Point,
our
plan
also
will
have
to
go
through
further
development
approvals,
permitting
Land
Development
we'll
need
to
meet
all
those
requirements:
design,
review
board
architectural
guidelines,
okay,.
E
E
The
plans
that
you
see
here
again
going
back
to
staff
and
staff's
opening
remarks.
You
know
we
we
recognize
affordable
housing
is
needed,
but
how
you
get
there
and
what
you
have
to
do,
what
boxes
you
have
to
uncheck
to
check?
That's
what
we're
talking
about,
and
is
this
the
right
balance
of
the
site,
balance,
the
commercial,
the
apartments
and
the
missing
middle?
All
of
these
are
for
rent.
So
this
is
the
conversation
the
county
needs
to
be
having
nobody
disagrees,
that
we
need
affordable,
housing
right.
E
That
is
a
good
outside
of
the
PD
outside
of
the
development
agreement
outside
of
thoughts
on
all
of
that,
it's
a
good
land
plan,
as
you
just
saw
they
went
through.
They
took
some
time
to
put
together
a
good
it's
better
than
the
ones
we
originally
looked
at
that,
but
it
comes
down
to
being
that
you
have
an
existing
plane
development.
If
this
was
a
fresh
new
entitlement,
it
would
just
be
a
whole
different
conversation,
but
it's
an
existing
one.
E
D
E
It's
an
important
thing,
but
does
affordability
and
affordable
housing?
Is
our
County
goal
to
provide
a
balance
of
for
rent,
affordable
housing,
but
also
opportunities
for
like
duplexes,
quad,
plexes,
Town,
Homes,
smaller
unit
sizes
that
people
can
purchase
and
own
and
accumulate
wealth
versus
paying
rent?
E
So
these
are
the
conversations
that
I
think
need
to
be
surrounded
around
this
topic.
They've
done
a
great
job,
putting
a
site
plan.
That's
all
apartments
with
a
small
portion
of
commercial
that
does
a
lot
of
the
things
that
they
said.
Staff
will
not
conversation
needs
to
be.
Is
this
the
right
place?
Is
it
the
right
tool
and
is
that
the
Right
Mix
and.
A
All
right,
I
have
a
question
just
to
give
me
a
little
bit
more
of
a
context.
This
is
my
take
on
it
and
a
question
that
will
follow
for
either
you
or
Mr
Bennett
when
he
came
to
us
in
January
of
20
2022
and
a
request
to
scrap
all
the
commercial
put
in
204
multi-family
units,
and
you
identified
approximately
60
in
phase
one
was
going
to
be
affordable,
housing
and
I.
Don't
know
what
the
definition
that
you
used
for
horrible
housing
was
but
I
calculated
at
the
80
in
Ami,
which.
D
A
A
You're
coming
to
us
with
wanted
to
give
back
10
percent
of
the
two
207
thousand
to
commercial
increase,
the
multi-family
units
over
and
above
what
you
would
have
had
before
to
228
versus
204.
A
and
based
on
an
80
Ami.
It's
112,
affordable
housing,
as
opposed
to
122.,
I.
Think
60
percent
that
you
presented
in
January
2022..
A
My
question
would
be
the
shifting
it's
like.
Has
this
been
discussed
with
the
community?
Is
the
community
had
any
chance
for
input
or
feedback
on
what
what's
being
done?
Or
is
this
just
simply
an
idea
that
you
think
might
work
you
know
I
was
into
30
or
40
percent
I,
don't
understand.
Maybe
you
can
clarify
that.
A
F
M
Well,
from
our
vantage
point,
the
high
priority
is
to
create
affordable
housing.
So
that's
the
override
the
overarching
objective
you're
right,
the
community
expressed
that
they
wanted
to
have
some
commercial
space.
They
could
walk
to
and
have
a
cup
of
coffee
or
get
an
ice
cream
cone
or
services
and
amenities
such
as
that
and
so
bad
discussions
with
staff
about
the
appropriate
amount.
Commercial
space
that
should
be
incorporated.
M
I've
had
conversations
with
various
County
council
members
about
the
amount
of
commercial
space
that
should
be
incorporated
again
with
the
desire
to
try
to
meet
the
needs
of
the
overall
Community,
including
the
future
residents
at
the
Village
of
Mayland
Bluff.
Women
I
sure
would
like
to
have
those
same
features
and
amenities
to
be
able
to
walk
to
a
coffee
shop
or
a
Giuseppe's,
Pizza
or
another
third
group,
restaurant
or
potentially
be
employed
at
one
of
those
establishments
themselves.
H
E
H
E
E
O
E
Great
yeah
I
agree,
we
agree,
that's
part
of
Staff
said
they
were
awesome
and
that's
the
reason
they
got
the
original
entitlements
in
the
original
development
agreements
so
kudos
to
the
people
who
are
involved
in
getting
them
done.
M
M
We
have
a
track
record
of
success
right
here
in
Beaufort
County,
with
relatively
larger
development
than
what
we're
talking
about
here
in
the
Port
Royal
area
that
I'm
not
cutting
ourselves
on
the
back.
But
frankly,
it
was
a
very
complicated
structure
that
housing
that
involved.
What
I
would
characterize
as
some
Cutting
Edge
financing
that
allowed
that
to
happen
representing
an
80
million
dollar
development.
M
To
date
they
have
entitlements
to
build
more
there
Market
dictates
and
our
project
is
built
fully
built,
and
so
we've
done
the
same
thing
in
southern
Beaver
County.
In
fact,
in
the
last
15
years,
we're
the
only
ones
that
has
produced
any
affordable
housing
in
that
area
purchase
those
properties
got
them
entitled
both
of
them
needed
some
form
of
a
government
authorizing
approval,
some
of
it
one
of
them
more
than
the
other,
and
we
did
exactly
what
we
said.
We
would
do
on
that
time
and
time
again.
M
Throughout
our
career
we
have
developed
in
our
financed
approaching
10
000
Apartments
all
across
the
country,
so
we
feel
very
confident
we
will
be
able
to
make
the
development
presented
to
you
tonight
happen.
I,
believe
we
have
the
right
development
and
team
place
with
our
relationships
that
have
been
established
long
ago
with
Alan
at
The,
Surge
group,
as
well
as
the
CCD
CCDC
that
I
referenced
earlier,
the
non-profit,
that's
a
an
affordable
housing
provider
and
we're
very
confident
and
are
excited
about
doing
so.
A
Just
a
question
a
little
question:
there,
Mister
Donut
when
you
presented
it
in
January
22,
you
indicated
you
were
building
in
phases.
Yes,.
A
M
We
have
in
mind
to
finance
the
first
phase
of
this
apartment:
development
with
a
private
activity,
Texas
and
bond
issue,
South
Carolina,
Housing
Authority.
Those
applications
for
that
financing
are
due
December
the
11th
this
year,
that
is,
for
the
2024
allocations
that
Bond
volume
is
the
demand
for
it.
Far
and
Away
exceeds
the
supply.
M
The
stipulation
for
a
lot
of
the
housing
programs
is
that
that's
a
resource
that
it
needs
to
be
it's
allocated,
and
then
it
needs
to
be
used
within
a
prescribed
time
frame
and
if
a
developer
is
unable
to
do
meet
those
timely
timelines
that
resource
evaporates,
essentially
no
good
it
doesn't
produce
any
Housing.
State
doesn't
get
any
benefit
from
it.
Community
doesn't
get
any
benefits
all
that
is
a
backdrop
because
of
those
features
the
South
Carolina
Housing.
It
doesn't
allow
contingencies
unrelated
to
the
apartment
development.
M
M
M
What
I
mean
by
that
is
we
applied
for
a
tax
credits
from
the
federal
government
to
finance
bulk
of
the
May
River
Village
Development,
that
I
described
earlier,
the
Old
Town
Bluffton
area
and
we
competed
for
those
those
tax
credits
are
allocated
on
a
competitive
basis
based
on
criteria
that
are
established
by
South
Carolina
Housing
annually.
They.
D
M
M
A
P
Have
I
have
hi
Jennifer
Beal
with
Beale
engineering,
so
we're
going
to
be
assisting
with
the
traffic
and
so
Kevin
kind
of
gave
a
little
bit
of
an
explanation.
So
if
you
you
kind
of
from
just
at
this
point,
we've
looked
at
the
trip.
Gen,
the
trip
distribute
the
chip
generation,
that's
going
to
be
planned
from
what
was
originally
planned
in
the
the
current
next
2019.
P
What's
currently
in
the
Pud
for
this
commercial
area
versus
what
is
planned
with
this
amendment
for
the
commercial
area
and
so
we're
looking
at
gross
trips,
so
we
created
a
little
table.
That's
in
front
of
you
now
that
kind
of
shows
the
differences
and
I'll
just
talk
a
little
bit
and
kind
of
Step
Back
From.
P
What
amp,
Gower
I
know
you
guys
sometimes
hear
traffic
studies,
sometimes
don't
how
we
handle
trip
generation
is
through
National
instituted
interest
registration,
Institute
of
Transportation
Engineers
has
a
church
generation
manual
where
they've
collected
data
at
you
at
places
across
the
country
here
in
South,
Carolina
and
throughout
the
country,
and
the
apartment
and
Retail
and
office
uses
are
some
of
the
best
researched
uses
and
we
come
up
with
equations
or
rates
so
that
we
know
the
amount
of
traffic
that's
going
to
occur
at
a
development.
P
So
we
can
project
what's
going
to
happen
in
the
AM,
which
we
look
at
one
hour
between
seven
and
nine
in
the
morning,
so
it'll
be
could
be
seven
to
eight
could
be
eight
to
nine,
could
be
7,
30,
8
30,
it's
just
one
hour
between
that
time
period
in
the
morning
and
in
the
afternoon,
which
is
one
hour
between
four
and
six.
So
we
look
at
what
is
the
projected
trip
generation
associated
with
a
development
during
those
two
time
periods?
Some
days
we
do
Saturdays,
you
know,
typically
for
residential
and
office
and
Commercial.
P
We're
looking
at
a
reduction
of
about
169
trips
in
the
morning
that
morning
Peak
that
morning,
from
one
hour,
between
seven
and
nine
in
the
morning,
looking
at
400
in
that
PM
peak
hour
that
one
hour
between
four
and
six
and
then
just
because
just
kind
of
look
at
Saturday.
It's
obviously
a
lot
more
you'd
have
a
lot
more
retail
trips,
as
you
would
expect
for
something
that
would
be
200
000
trips,
and
this
is
just
looking
just
comparing
just
troop
generation
to
trip
generation.
P
There
is
a
track
that
you
know
there
is
a
formal
traffic
study
that
will
be
required,
as
is
in
the
staff
comments.
That
would
look
at
this.
The
original
2019
study
assume
this
200
000
square
feet
of
commercial
in
this
area
and
then
that
would
be
updated
to
the
proposed
plan.
P
So
that's
real
quick
traffic
I'm
happy
to
answer
any
questions.
I
mean
I.
Guess
the
in
went
to
one
of
your
points
earlier,
of
course,
when
we
do
the
traffic
study,
we'll
include
the
improvements
that
that
have
been
done
on
the
one
that
are
I,
guess
projected
or
recommended
along
the
170
corridors.
Part
of
the
the
AECOM
study,
we'll
look
at
will
include
approved
developments,
work
with
staff
and
approve
developments
and
also
work
with
the
staff
and
South
Carolina
Department
transportation
on
access
points.
And
so
is
it
a
write
and
write
out?
P
Is
it
a
full
access
you
know
and
how
they
operate,
because
that's
as
part
of
the
traffic
study
we'll
look
at
the
out
the
off
the
off-site
intersections,
as
well
as
the
on-site
intersections
and
look
at
level
service
and
identify
what
improvements
need
to
be
be
done
as
part
of
that?
So
that's!
What
traffic?
The
traffic
studies
do?
The
the
current
put
has
a
series
of
improvements
that
are
associated
with
this
200
000
square
feet
of
commercial.
You
know
when
we
updated
we'll
have
another
list
of
and
we'll
have
what
the
improvements
are
at.
F
Just
to
clarify
so
what
you're
looking
at
is
your
weekday
area
seven
to
nine
am
four
to
six
pm,
because
I
think
the
schools
get
out
a
little
earlier
than
four
to
six.
So
give
me
a
sense
of
where
the
school
traffic
fits
into
your
seven
to
nine
and
four.
P
So
we
could
do
you
can
do
us,
we
would
do
you
know
we
could
do
a
school
study
as
well.
The
trips
associated
with
the
development
would
likely
be
lower
when
the
school
gets
out,
but
we
would
do
the
traffic
counts
to
include
that
school
time
period
based
on
the
per
the
proximity
that
we
are
to
it,
but
generally,
when
Schools
get
out,
the
commuter
traffic
is
lower,
but
that
would
be
something
because
we're
so
close
to
a
school.
We
would
look
at
the
the
school
PMP
hour
as
well.
F
P
So
so
there's
different,
so
there's
a
difference.
So
let
me
answer
that
question.
So
I
was
kind
of
just
answering
generally
the
difference
between
a
School
peak
and
school
PMP
in
a
regular
Camp
Peak.
That
would
be
something
we
study,
but
in
General
on
the
the
on
the
overall
roadway,
Network,
typically
you're.
P
In
Europe
just
say:
no,
no,
no
any
anywhere!
That's
not
like
immediately
adjacent
to
the
school
you're
going
to
have
queuing
for
pick
up
and
drop
off.
Ideally,
that's
going
to
occur
on
the
School
site
within
the
School
site
doesn't
always
happen
for
some
of
the
older
schools,
and
so
that's
why
the
South
Carolina
Department
of
Transportation
has
them
do
as
much
queuing
on
site
as
possible.
So
in
this
area
in
particular,
and
we've
looked
at
it
with
with
County
staff
in
the
past,
is
yes
the
okatee
elementary
area.
P
There
are
some
there's
congestion
during
pickup
and
drop-off
on
Cherry
Point,
and
you
know
with
the
bus
connection
that
will
help
get
that
a
little
bit
reduced.
There's
also
some
other
improvements
that
are
planned
to
help
to
start
to
address
that.
So,
while
the
localized
congestion
around
a
school
is
so
is
higher,
you
know
generally
in
in
once
you
start
to
get
away
from
the
school.
Your
commuter
Peak
is
still
the
higher
Peak
during
the
PM
Peak
period.
N
M
A
long
time
so
I'll
make
it
brief,
so
I
guess
now,
hopefully,
we've
explained
you
know
who
we
are
as
a
company
what
it
is
we're
trying
to
do
who
it
is
we
are
teaming
with
in
order
to
accomplish
what
it
is.
We
propose
to
you,
and
hopefully
we
have
conveyed
the
benefit
to
the
community
in
doing
so
so.
M
D
A
M
Typically
speaking,
we
believe
that
staff
provides
you
with
a
copy
of
the
application
and
the
narratives
that
are
submitted.
I
can't
account
for
that,
but
I
wanted
to
make
sure
you
had
it.
When
I
found
out
that
the
report
was
available
online
and
looked
it
up,
I
saw
that
our
application
was
not
included
therein,
and
so
that's
why
we
brought
the
copies
to
you
today
and
then
also
in
reading
through
the
comments.
M
B
B
In
any
event,
I
want
to
touch
a
little
bit
on
staff's
kind
of
overarching
point
about.
We
start
out
with
a
PUD
that
I
haven't
had
the
benefit
of
seeing
the
original
plan,
but
it
sounds
like
was
a
plan
that
was
truly
mixed,
use.
It
had
living
units,
it
had
a
much
broader
variety
of
residential
types
included
in
it
and
then
over
time
the
land
gets
chopped
up
to
kind
of
single-use
developers
and
that
whole
kind
of
concept
of
a
true
mixed
use
tends
to
start
to
break
apart.
B
D
M
N
M
Products,
whereas
if
you
have
a
developer,
who
is
a
rental
project,
you
won't
find
them
very
often
venturing
into
for
sale,
product
they're,
two
different
disciplines,
different
profit
structures,
and
so
you
don't
typically
find
developers
that
come
in
a
sale
product
on
a
17-acre
site
like
this.
That's
something
because
I
don't
know
if
that
sounds
large,
you
or
small,
but
from
a
development
perspective
in
terms
of
trying
to
create
a
mixed
use
development.
It's
it's
very
small.
M
The
real
opportunity
to
create
the
mixed
use
development
that
was
part
of
the
original
plan
was
when
it
was
a
part
of
a
145
Acres
site
changes
that
have
occurred
since
then.
Frankly,
they
prohibit
that
from
happening
and
I've
sat
in
your
positions,
chairman
of
the
Planning
Commission
past
life,
so
I
understand
thoughts
and
those
desires.
M
M
M
M
You
know
changing
multiple
times,
I
I
can't
account
for
that.
All
I
can
account
for
today
is
what
we
have
is
a
17
acre
piece
of
property
as
I
think
we
put
it
to
good
use,
I
think,
as
Mark
indicated,
he
thought
it
was
a
very
good
site
plan
and
the
real
need
in
the
community.
One
of
the
highest
priorities
is
the
creation
of
affordable
housing.
We
think
we
have
a
tremendous
opportunity
to
do
that
in
conjunction
with
the
commercials
part
of
our
overall
plan.
M
I
think
Eric
mentioned
that
we're
putting
in
roughly
two
miles
of
sidewalks,
including
along
the
Connector
Road,
our
side
of
the
Connector
Road
and
all
the
way
over
to
the
schools,
so
that
there
is
that
connectivity
to
the
extent
that
we
can
create
it
and
we're
putting
that
in
at
our
expense
in
order
to
facilitate
not
just
The
Pedestrian
connectivity
within
our
development,
but
so
that
our
development
can
reach
the
commercial
space.
Anyone
in
Maryland
Bluff
that
wants
to
come
out
and
walk
to
the
Giuseppe's
Pizza
that's
going
to
be
on
site.
M
They
can
do
that
and
we
would
invite
them
to
do
that.
We
want
our
children
to
be
able
to
walk
safely
over
to
Okatie
Elementary
School,
so
we're
putting
those
sidewalks
in
order
everything
that
we
can
in
order
to
create
that
connectivity
that
we
believe
remains
possible
with
this
session,
albeit
differently
than
was
shown
in
2008..
E
We
have
an
original
plan
that
calls
for
a
certain
use.
I
think
everybody
can
agree
that
affordable
housing
is
necessary.
How
do
you
achieve
affordable
housing
is
out
of?
Is
it?
Do
you
do
the
whole
thing
as
apartments
and
let
Dave
develop
the
whole
thing
with
some
portions
of
commercial?
Or
do
you
also
look
at
saying
all
right?
Well,
maybe
we
do
half
of
it
as
apartments
and
the
other
hat,
or
a
portion
of
a
commercial
and
some
of
it
as
fee
simple
towns
and
duplexes.
E
He
might
not
get
into
that
business,
but
somebody
will
buy
that
and
build
that,
like
you
said
it
will
be
a
for
sale
person.
These
are
This
Is,
The
Stuff.
The
county
needs
to
be
thinking
about,
and
talking
about,
nobody
disagrees
at.
Affordable
housing
isn't
important,
it's
what's
the
right
type,
what's
the
best
mix
of
it
and
how
does
the
county
move
forward
not
on
this
just
this
site,
but
just
in
general?
This
is
a
conversation
for
this
site,
but
for
the
county
as
a
whole.
N
M
That
there
are
many
I
shouldn't
say
many.
There
are
several
financing
programs
and
incentives
available
for
households
for
apartments,
for
households
at
60,
Amis
or
less.
There
are
none
for
households
at
between
80
120,
so
any
savings
that
we're
providing
and
rents
for
those
apartments
that
missing
middle,
which
is
frankly,
been
completely
void.
Marketplace
it's
there
are.
There
are
no
options
to
cover
that
other
than
the
structure
that
we
proposed
both
in
terms
of
the
number
of
apartments
Corporation
of
the
25
component
of
the
market
rate.
Apartments
revenue
from
those
apartments
is
facilitating.
D
M
L
Mr
chairman,
thank
you
Walter
and
Esther.
Again
at
the
beginning
of
the
meeting
you
you
did
say
that
this
is
a
recommending.
The
the
matters
before
the
commission
this
evening
were
for
recommendation
and-
and
we
appreciate
that-
and
we
asked
that
again,
although
you
didn't
have
the
opportunity
to
look
at
those
nine
elements
for
your
recommendation,
be
asked
that
you
indeed
use
those
as
part
of
your
consideration
for
the
recommendation.
L
L
So
we
ask
that
traffic
public
site
all
those
things
that
are
in
the
back
your
mind,
but
are
not
things
that
you're
supposed
to
consider
when
looking
at
the
nine
elements
that
for
recommendation
that
you
remember
that
those
things
are
going
to
go
to
count,
it's
a
County
Council
in
the
development
agreement,
which
is
a
contract
between
the
landowner
and
the
and
the
county.
Those
things
will
get
developed
and
I'm
glad
to
answer
any
questions
that
you
have.
But
we
very
much
appreciate
the
time
that
you
spent
in
considering
this
this
evening.
F
Mr
Nestor,
so
the
landowner
is
lcp3
LLC,
Jane,
Nathan
Duggan's.
Third,
yes,.
L
F
Okay
and
the
applicant
is
Eric
while
sonovich
wooden
Partners,
you,
sir,
and
then
the
developers
Mr
Bennett
and
then
the
sir
group
has
been
mentioned
several
times.
Mr
Bennett,
you
said
a
representative
from
serve
was
here
and
you've
also
talked
about
kind
of
I,
don't
know,
subsidies
or
or
extras
like
to
build
the
clubhouse
and
so
on,
Can
You
Could.
You
clarify
the
serve
groups,
if
that
gentleman's
here,
if
I'm
not
putting
that
person
on
the
spot,
probably.
I
J
F
And
I
think
the
gentleman
from
serg
I
think
that
group
is
the
largest
employer
on
Hilton.
Head
am
I
right,
that's
correct,
Alan.
Q
Wolf,
president
of
the
surge
Restaurant
Group
happy
to
answer
any
questions
you
have,
but
to
say
the
least.
We
are
very
interested
in
the
170
Corridor
as
well
as
Northern
Beaver
County
I
have
been
for
a
number
of
years.
You
see
a
bit
of
a
restaurant
desert
on
170.,
my
son's
at
John,
Paul,
II,
Catholic,
School,
very
nearby,
so
I'm
aware
that
there's
not
a
lot
of
options,
so
we're
very
interested
in
the
site
and
we
have
15
different
restaurants.
Q
F
So
I
mean
this:
let's
see
I'm
just
going
to
go
back
here,
so
the
staff
does
not
support.
According
to
the
document,
I
have
the
master
plan
Amendment
submitted
because
the
applicant
proposes
all
of
the
units
as
apartment
and
not
all
of
them
as
affordable.
So
staff
does
not
support
that
concept.
Q
Directly
towards
our
employees,
I
would
assume
that
most
employers
would
take
that
tract.
You
know
the
cost
of
dirt
in
Beaufort,
County
is
incredibly
high,
so
developers
have
a
hard
time
finding
the
reason
to
make
a
subsidy,
but
the
employers,
on
the
other
hand,
have
every
reason
to
make
sure
that
our
employees
can
live
there.
One
of
the
things
that
attracts
me
about
this
model
is
the
affordability
and,
more
importantly,
the
variety
of
incomes
that
would
be
included
in
this
product,
because
every
successful
housing
rental.
A
You
I've
got
some
public
comments
for
the
public
comments.
Section
I'll
read
your
name
and
if
you
would
come
up
and
again
introduce
yourself
and
and
your
location
that
would
be
helpful.
Okay
here
we
go
Julia
Ferrigno.
G
Hello,
my
name
is
Julia
Ferrigno
and
I
live
at
274
Danner
Drive
in
Mayland
Bluff.
In
order
to
be
respectful
of
your
time.
I
am
here
today
to
speak
on
behalf
of
the
residents
of
Malin
Bluff,
as
you
did
with
this
project
a
little
over
a
year
ago,
we
respectfully
request
that
you
do
not
recommend
approval
of
this
rezoning
request.
G
The
residents
of
Mayland
Bluff
are
current
and
retired
teachers,
police
officers,
active
duty
and
reserved
Marines,
Sailors
silver,
civil
servants
and
other
important
and
essential
workers
in
the
community.
We
are
parents
and
grandparents
and
we
have
a
lot
of
new
families
with
lots
of
small
children
more
on
the
way,
and
personally,
as
the
wife
of
a
school
counselor
I
would
argue
that
we
are
the
missing
middle.
G
We
have
three
main
points
we'd
like
to
talk
to
you
about
today.
The
first
is
Tropic
safety.
The
second
is
school
impact
and
the
third
is
the
promise
of
a
work
live
play
and
mixed-use
community
first
traffic
Greg
is
going
to
talk
to
you
about
traffic
safety.
In
a
moment,
however,
for
your
consideration
with
the
already
horrendous
traffic
and
safety
situation
that
exists,
we
would
like
you
to
consider
the
fact
that
directly,
across
170,
from
Mayland
Bluff
in
the
city
of
Hardeeville
and
already
underway
is
the
jcf
living
plan.
G
When
we
were
buying
our
property
in
Mayland
Bluff,
we
were
promised
that
it
would
be
a
work,
live
play.
Walkable
Community,
where
we
could
live
in
our
neighborhood,
enjoy
the
amenities
on
the
river
and
walk
to
shops,
restaurants
and
Retail.
At
the
front,
we
did
so
with
the
confidence
and
Zoning
that
our
County
government
would
uphold
the
current
zoning
to
allow
us
this
quality
of
life.
G
Since
the
Inception
of
this
planned
unit
development
in
2008,
we
were
always
contemplated
as
a
mixed
commercial,
residential
Community.
The
Pud
Master
agreement
was
modified
in
2014
and
then
2019
and
both
times
the
developer
and
staff
extolled
the
virtues
of
a
live
work
play
environment,
both
Mayland,
Bluff
and
River.
Oaks
depend
on
that
commercial
area
to
create
the
mixed-use
area,
promised
and
required
multi-purchased
the
residential
property
and
began
Construction
in
2020.
There
is
a
sign
right
in
front
of
our
gate:
advertising
a
site
plan
for
the
commercial
development
to
come
when
we
bought.
G
G
In
summary,
the
zoning
change
would
be
irresponsible.
There
are
several
reasons
to
vote
against
this
measure,
but
not
a
single
reason
to
vote
for
it.
The
area
along
170
is
being
built
in
a
haphazard
way
and
approving
the
zoning
change
would
just
add
to
the
unruly
development.
Please
take
a
step
back
and
think
about
what
is
best
for
this
community.
It's
a
focus
on
safety,
with
infrastructure,
Improvement
and
a
better
balance
of
zoning
to
allow
for
a
better
quality
of
life
for
all
residents
in
the
area.
G
Please
keep
us
safe
and
allow
us
to
live
work
and
play
in
this
area,
which
we
love
so
much
and
with
my
five
seconds
remaining
or
over
time,
I'm.
So
sorry,
I
just
want
to
ask
that
surge
group.
Consider
the
fact
that
if
there
was
more
commercial
space,
there
would
be
more
opportunities
for
more
of
his
restaurants.
Thank
you.
R
Good
evening
Mr,
chairman
Commission,
my
name
is
Gregory
santamala
I
live
with
264
Maryland,
Bluff,
Drive
and
I
believe
I'm
part
of
the
missing
middle
that
Mr
Bennett
referred
to.
R
Want
to
like
refer
to
my
notes,
sure
on
June,
2nd
of
this
year,
I
kissed
my
daughter
goodbye.
She
was
waiting
to
go
to
work.
My
daughter
has
been
driving
for
six
years.
We've
recently
moved
here
from
Philadelphia
to
see
us
had
experience
driving
some
of
the
worst
highways
in
the
country,
such
as
the
Schuylkill
Expressway,
I-95
and
Roosevelt
Boulevard
all
in
Philadelphia.
R
R
We
have
both
driven
and
worked
in
some
of
the
most
dangerous
highways
and
intersections
in
the
country,
and
yet
even
we
are
horrified
at
the
level
of
danger.
Every
time
we
have,
one
of
us
has
to
leave
our
development
when
that
day
in
June,
let
us,
after
my
daughter,
left
my
wife,
received
a
phone
call
between
the
look
on
her
face
and
screaming
that
I
could
hear
coming
from
the
phone
I
knew
my
worst
fears
were
realized.
R
My
wife's
Grand,
my
daughter,
had
been
involved
in
an
accident
by
that
sort
of
a
development
we
run
outside
no
pajamas
and
arrived
at
the
scene
to
see
my
daughter
being
cradled
in
rooms
at
one
of
our
neighbors
who
had
stopped
to
help
her.
The
vehicle
was
sitting
in
the
middle
of
Route
170
totally
destroyed.
R
R
S
S
S
Our
neighborhood
is
approximately
70
percent
built
at
this
time.
We
have
more
families
moving
in
every
day.
John
Hattie
is
a
great
researcher
and
an
educator,
and
he
looks
at
the
effect
size
of
different
impacts
on
education
in
the
top
five
of
effect
sizes
classroom
size.
We
are
maximized
at
okatee
elementary
right
now,
there
are
no
more
seats.
There
are
no
more
desks
for
kids
to
sit
in
at
this
moment.
S
Contrary
what
was
stated
earlier,
there
was
an
accident.
It
was
not.
It
was
on
the
way
from
Hilton
Head.
It
was
directly
outside
of
our
neighborhood,
where
a
car
was
flipped
over
and
why
everybody
was
was
late
today,
I
apologize
that
more
folks
could
not
be
here
for
that
the
Middle
School
referendum
as
well.
That
is
coming
out.
It's
currently
not
addressing
okates
at
capacity
level
either.
It
is
looking
for
stuff
in
Bluffton
to
be
able
to
build
up.
I.
S
K
My
name
is
George
Schram
I
live
at
353.,
Danner,
Drive
I'm.
Really.
What
you're
hearing
tonight
from
a
lot
of
the
residents
is
a
concern
about
the
quality
of
life
and,
quite
frankly,
I
am
concerned
as
well.
We've
lived
here
for
23
years,
I
came
from
New
Jersey,
where
we
experienced
I
terrible
quality
of
life
because
of
the
density
of
of
traffic
and
homes
and
the
like,
and
ever
since
we've
been
here,
it
just
seems
to
be
getting
worse
and
worse.
The
the
comments
from
the
gentleman
from
Philadelphia
just
reflects
Our
concern.
K
K
We
first
came
here.
We
lived
in
Riverbend
and
the
time
we
moved
here
there
were
no
accidents
there
at
all.
Since
the
light
is
going
up,
there
have
been
at
least
several
deaths
and
major
accidents
at
that
intersection
with
a
traffic
light.
Does
that
make
any
sense
it
doesn't
to
me
at
all?
But
if
you
look
at
the
density
of
the
traffic,
it's
unbelievable.
The
other
thing
I
really
don't
understand,
is
what
affordable
housing
is
going
to
help
the
county.
K
K
That's
what
it
was
really
intended
to
be
as
far
as
I'm
concerned
and
to
put
jobs
or
put
people
at
risk
having
to
take
an
hour
to
get
just
to
their
job.
Ask
the
gentleman
from
surge,
if
that's
really
the
commute
that
he
wants
to
have
every
morning
to
get
to
his
job
in
a
restaurant
taking
an
hour
or
more
to
get
there.
We
are
choked
by
traffic
on
278.
If
you
look
at
May,
River
Road.
K
A
It's
the
end
of
public
others.
If
any
others
came
up,
Chris
yeah,
all
right,
I
think
it's
time
for
discussion
among
the
commissioners
and
comments
questions
anything
you'd
like
to
say.
As
we
start
this.
F
Well,
I
understand
that
it's
smaller
than
other
developments
in
this
area
that
we've
dealt
with
17.2
Acres
but
I
think
the
same
issues
about
access
to
170
and
internal
traffic
issues
apply
and
I
haven't
seen
those
to
my
knowledge
or,
to
my
satisfaction,
sufficiently
addressed.
Maybe
the
traffic,
the
Tia
folks
need
more
time.
I,
don't
know
I'm
quite
concerned
about
the
school
district
issue.
It
hasn't
been
brought
up
here
tonight,
but
there
is
no
guarantee
that
this
cool
bond
issue
is
going
to
be
passed
by
the
county.
I
mean.
F
T
Well,
I,
you
have
reflected
my
thoughts
exactly.
We
were
asked
in
a
similar
development
here,
just
a
few
a
month
or
two
ago,
in
the
same
issues
apply.
The
school
situation
sounds
untenable.
T
If,
if
there's
an
average
of
one
or
one
and
a
half
children
per
unit
here
we're
looking
at
two
or
three
hundred
additional
children
and
where
will
they
attend
school
doesn't
sound
like
the
likelihood
that
the
tax
will
pass,
and
yet
that
comes
this
November
and
I
think
in
November
we
may
have
a
better
idea
of
what
the
school
situation
would
be,
and
we
all
know
about
the
traffic
and
those
two
issues
Loom
large,
in
a
review
of
any
potential
growth,
the
growth
has
been
used
up
or
the
infrastructure
has
been
used
up
by
the
growth.
T
Until
there
is
more
infrastructure,
I
hesitate
to
say
what
the
impact
of
the
population
and
the
impact
on
schools
and
and
infrastructure
would
be.
With
this
additional.
H
H
And
Mark
brings
up
a
good
good,
very
good
point
about.
You
know
we
need
affordable
housing.
Where
are
we
going
to
put
it?
And
the
answer
is
not
here
because
of
the
school
issue
because
of
the
traffic
because
of
a
bunch
of
different
reasons,
you
know
just
doesn't
make
sense,
you
can't
put
throw
people
into
a
concentrated
area
without
addressing
these
other
overarching
issues
and
if,
in
my
mind,
I
can't
support
that.
B
I
know
this
is
frustrating
for
me
on
a
couple
of
levels.
If
we
did
nothing
as
I
understand
it,
there's
a
PUD
approved
for
this
site
that
could
build
207
000
square
feet
of
commercial
space,
which
is
based
on
what
we
heard
tonight
in
my
understanding
would
have
an
even
greater
impact
on
traffic
on
170
than
you've
been
the
residential
it's
being
this
evening.
B
So
from
an
infrastructure
perspective,
it's
it's
frustrating,
because
there
are
plenty
of
sites
all
along
this
quarter
that
have
zoning
in
place
where
development
can
occur
without
even
having
to
come
before
us.
This
just
happens
to
be
one
case
where
it's
something
that
comes
before
this
commission
and
from
what
I
understand
would
have
less
of
an
impact
on
the
traffic,
so
I
I
feel
like
Beyond
a
decision
that's
made
tonight.
B
J
B
B
You
know
we're
down
to
the
last
17
Acres
in
in
some
ways,
I
almost
feel
like
the
the
horses
out
of
the
barn
in
terms
of
decisions
to
have
preserved
and
maintained
what
the
intent
of
that
original
PUD
were.
We
lost
over
earlier
changes
opportunities
to
really
have
this
true
mix
of
housing
types
on
the
original,
PUD
I
think
it
was.
D
B
A
A
I'm
I,
don't
know
what
I'm
missing
and
I
don't
know
if
it
would
help
me
clarify
my
understanding
of
what's
being
proposed
or
not.
It's
just
missing
for
me.
What's
missing
for
me.
Secondly,
is
a
complete
Tia
analysis
that
reinterprets
what
was
developed
back
in
2019
here
we
are
in
2023
and
all
of
that
complexity,
because
that
car
has
been
said
several
times
from
really
from
278
on
up
to
462
is
a
mess,
and
it's
becoming
more
so
with
every
piece
of
property.
A
A
are
going
to
require
a
multiple
jurisdiction
review
and
approval
and
funding
not
just
from
Beaufort
County,
but
from
Jasper
County
from
developers
who
went
to
put
traffic
lights
at
roads
and
Ingress
and
egress
points
and
I.
Just
don't
know
what
the
complete
plan
is.
I
know
that
area
is,
is
a
mess,
so
that's
missing.
For
me.
A
The
third
thing
that's
missing
for
me
is
I
understand
the
comprehensive
plan.
If
I'm
maybe
getting
incorrect
about
this
number,
it
was
an
estimate
of
3
000,
affordable
housing
units
that
were
they
needed
in
Beaufort,
County
and
I.
Don't
know
if
that's
the
next
five
years,
the
next
10
years
or
just
one
period
of
time,
the
number
being
proposed
here.
A
It's
not
significant
to
that
number,
which
is
I'm
sure
growing
at
this
point.
As
it
comes
as
prices
go
up,
homes
prices
go
up,
rents
go
up,
what's
affordable
is
actually
being,
as
we
said
in
Hilton
Head
turned
over
to
something
else:
they're
losing
the
affordable
apartments
for
the
sake
of
Revenue
and
increased
rents.
A
So
that's
that's!
Not
a
big
dent.
We're
making
in
affordable
housing
and
I
I
find
it
just
it's.
Concerning
that,
there's
a
strong
disagreement
between
the
county
and
the
Developers
as
to
what
is
considered
affordable,
housing
I've
been
led
to
leave.
The
80
of
Ami
has
been
the
figure
that
we've
all
been
targeting.
I
know.
We've
got
a
lot
of
discussion
on
the
affordable
housing
Consortium,
but
the
region
was
developed
involving
Jasper,
County,
Beaufort,
County
and
the
municipalities.
F
You
wanted
to
ask
I,
don't
mean
to
get
in
the
weeds
with
you
mark,
but
we've
had
a
discussion
here
about
this
project
over
the
years
and
I
understand
you
know
when
former
mayor
Bennett
says
the
loss
of
the
commercial
loses
1.5
Acres
of
parking,
so
that's
a
benefit,
but
then
one
of
the
folks
from
the
community
said
they
had
anticipated
that
there
would
be
more
than
twenty
thousand
Acres
of
commercial
I
mean
20
000
units
of
commercial
right.
F
It's
a
square
feet
of
commercial,
so
my
question
is
really
and
we've
had
this.
Just
in
terms
of
a
traffic
impact
analysis.
Does
commercial
increased
commercial
increase
traffic
because
we've
often
heard
that
commercial
reduces
in
and
out
traffic
it's
per
car
per
day
onto
170.?
E
I'm
always
happy,
as
you
all
know,
to
answer
questions
that
I
believe
I
am
well
versed
in,
but
I
have
two
people
in
the
room
who
do
this
for
a
living?
I
have
General
ideas
on
what
that
is,
but
I
would
I
would
like
to
have
one
of
them
discuss
that.
But
it's
our
understanding,
I
mean
I
I
mean
my
manuals
are
used.
Trip
generation
is
defined.
D
F
So,
thank
you.
G
F
P
D
P
Trip
generation
really
short
generation
is
one
Co.
The
covid
has
affected
like
the
background
traffic
trip
generation
is,
is
what
the
trips
are
generated
from
that
use
not
not
what's
on
the
background
traffic.
So
that's
from
this
use
so
with
159
000
of
retail,
because
that's
part,
so
it's
not
part
of
it.
It's
part
of
that
200..
P
There's
232
am
peak
hour
trips
and
768
PM
peak
hour
trips,
and
so
that
would
be.
That
would
be
what
the
the
the
commercial,
the
159
000
of
retail
that
was
previously
planned.
That
would
be
the
impact
so
2
32
in
the
morning
768
in
the
afternoon,
when
you
look
at
the
20
000
of
retail,
that
232
in
the
morning
gets
reduced
to
45.
P
and
the
768
in
the
afternoon
gets
reduced
to
128..
So
it's
a
significant
difference
when
you've
reduced
that
retail.
That's
a
significant
difference
in
retail
is
a
general
to
answer
your
previous
question
retail,
particularly
in
the
PM
peak
hour.
Retail
is
much
more,
creates
many
more
trips
than
residential
does
in
the
morning.
It's
it's
a
size
thing,
because
you
know
some
of
the
retails
open
in
the
morning.
P
F
Okay,
great
so
my
takeaway
not
being
an
expert
in
this,
is
that
maybe
more
analysis
to
be
done
on
that
question
in
a.
P
F
Right
I
mean
I,
think
we're
talking
kind
of
I
didn't
want
to
get
into
the
other
thing,
which
were
the
expectations
that
a
woman
from
the
audience
mentioned
about
when
she
moved
there.
E
Have
the
existing
one
that
identifies
it,
but
then
you
have
new
material
and
new
trip
generation
and
then
that
could
alter
off-site
improvements
and
that
just
needs
to
take
a
fresh
look,
and
that
was
a
part
of
staff's
recommendation.
All
right.
A
Do
I
can
I
have
a
recommendation
regarding
this
applicant
request.
B
B
Are
you
able
to
make
a
determination
whether
or
not
that
would
alter
your
decision,
because
we
have
two
options:
either
emotion
to
recommend
denial
or
approval,
or
we
can
bring
about
our
one
option
for
deferral
if
we
believe
that
would
provide
them
with
enough
time
to
provide
that
information.
Well,.
H
But
I'm
thinking
in
terms
of
these
tias
might
take
a
little
more
than
just
about
a
month
to
to
get
to
I,
don't
know
what
we
gained
by
this.
We
tried
that
the
last
time
it
didn't
seem
to
work
so
I'm
thinking
we
don't
gain
much
by
doing
a
deferral
the
next
month
and
have
them
bring
back
more
information.
A
H
All
right
well,
based
on
what
I'm
we're
saying,
I'm
going
to
say
I,
would
make
a
motion
that
we
recommend
denial
of
the
the
application
or
Amendment
or
whatever
it
is
based
on
all
of
the
information
that
we
just
talked
about.
The
school
has
issue
the
traffic
issue.
A
A
A
All
right,
I
have
nothing
specific
to
report
other
than
two
things
that
I
won't
be
here
next
month,
essentially
we'll
be
taking
over.