Planning Commission

TOWN OF MOUNT PLEASANT, SOUTH CAROLINA PLANNING COMMISSION MAY 18, 2022 MINUTES PowerPoint Presentation Present: Joseph Wren, Chair, Bill Smyth, Brett Bennett, Bruce Koedding, Gary Davis, George Gates, Kathy Smith, Michael McCormick (arrived at 5:24 pm) Absent: Pam Ireland Staff: Michele Reed, David Pagliarini, Peter Stone, Kevin Mitchell, Marissa Poultney, Heidi Moeser, Jane Yager-Baumrind, Lynnette Lynes Mr. Wren called the meeting to order at 5:02 pm. 1. Approval of the Agenda Ms. Smith moved for approval of the agenda. Mr. Bennett seconded the motion. All in favor. 2. Approval of Minutes from April 20th Meeting Ms. Smith moved for approval of the minutes. Mr. Davis seconded the motion. All in favor. 3. Update on Planning Commission Recommendations Mr. Stone reviewed Town Council decisions with the Commission. 4. General Correspondence Mr. Stone stated that all correspondence was linked to the agenda. 5. General Public Comment Mr. Eddie Twilly, spoke regarding the Hale Road development. He expressed concern with drainage and met with the engineer to discuss the grading plan. He stated that as presented, the current plan would meet their concerns. He thanked the applicant for working with the neighborhood and asked that if there are any changes that the neighborhood be informed so they can review the changes.  Planning Commission May 18, 2022 Page 2 of 11 There being no comments, Mr. Wren continued with the agenda. 6. Requests a. R-09-22 Request to rezone six Mount Pleasant Waterworks Pump Stations from current PD, Planned Development zonings to PI-1, Public Institutional 1. Pump Station 31, currently zoned PD, Planned Development located at 2904 Tradewind Dr. identified by TMS no. 580- 03-00-032. Pump Station 90, currently zoned PD, Planned Development located at 720 Belle Hall Parkway identified by TMS no. 537-08-00-006. Pump Station 103, currently zoned PD, Planned Development located at 3148 Pignatelli Crescent, identified by TMS no. 594-06-00-113. Pump Station 104, currently zoned PD, Planned Development, located at 2999 Pignatelli Crescent, identified by TMS no. 594-06-00-008. Pump Station 110, currently zoned PD, Planned Development located at 2242 Stones Throw Ln. identified by TMS no. 583-10-00-002. Pump Station 129, currently zoned PD, Planned Development located at 3500 Bessemer Rd. Identified by TMS no. 594-16-00-256. Mr. Stone reviewed staff comments with the Commission. Mr. Bryan Brooks, Mount Pleasant Waterworks, reviewed the request with the Commission. There being no comments, Mr. Wren closed the public hearing. Ms. Smith moved for approval. Mr. Smyth seconded the motion. All in favor. B. R-10-22 Request to rezone from NC, Neighborhood Commercial District, to R-4, Medium-Density Residential District, a 0.13-acre parcel located at 110 Pitt St. in the OV-HD; Old Village Historic District Overlay, with no request to be removed from that designation. Identified by TMS No. 532-01-00-088 Mr. Stone reviewed staff comments with the Commission. Ms. Julie O’Connor, designer, reviewed the request with the Commission.  Planning Commission May 18, 2022 Page 3 of 11 Mr. Chris Colman, 118 Pitt St, expressed concern with the nonconforming ordinance and having the property remain a commercial zoning. He agreed that the property should be zoned residential. Mr. McCormick entered at this time (5:24 pm). There being no further comments, Mr. Wren closed public hearing. Ms. Smith moved for approval. Mr. Bennett seconded the motion. All in favor. C. R-11-22 Request to rezone two adjoining parcels from LO, Limited Office to NC, Neighborhood Commercial District. Located at 763 and 767 Long Point Rd. identified by TMS nos. 556-00-00-364 and 556-00-00363, parcels are 0.64-acres in aggregate. Parcels are located within the HC- OD; Joint Town/County Highway Corridor Overlay District with no request to be removed. Mr. Stone reviewed staff comments with the Commission. Mr. Jay Satterfield, owner, reviewed the request with the Commission. Ms. Marylee Waters, 771 Long Point Road, expressed concern with the request and that it would be detrimental to the settlement community. She stated that the property has been residential and suggested that if rezoned it would affect her quality of life and cause further gentrification. She suggested that the request is out of character with the Comprehensive Plan and asked that the request be denied. Mr. Michael Jordan, 1707 Snowden Rd, expressed concern with the request and suggested that the area has been residential since the 1800s. He suggested that if approved, the rezoning would be detrimental to the community. He asked that the request be denied. Ms. Vera German, 368 Greer St, asked that the request be denied. She suggested that the current businesses that were allowed because the neighborhood did not speak up against those requests. She suggested that  Planning Commission May 18, 2022 Page 4 of 11 the community is being slowly degraded parcel by parcel. She suggested that this neighborhood is one of the few affordable areas in Mount Pleasant. She asked that the request be denied. There being no further comments, Mr. Wren closed the public hearing. Mr. Satterfield clarified that the intent is for the one of the existing residences to remain and to have a small counseling office in the other building. Ms. Smith moved for denial of the request. Mr. Gates seconded the motion. Ms. Smith expressed concern with rezoning the property to a NC, neighborhood commercial zoning. She stated that the current LO zoning is an appropriate zoning. Mr. Wren agreed and suggested that the intent was that the LO zoning could provide some commercial uses to service the surrounding neighborhood. Mr. Wren agreed and suggested that the intent of the Comprehensive Plan was to preserve the settlement communities with support services adjacent to the community. Mr. Wren called for a vote on the motion. All in favor. D. R-12-22 Request to rezone from AB, Areawide Business to AB-2, Areawide Business 2. A vacant .50-acre parcel located at 1116 Graddick Rd. Identified by TMS No. 559-00-00-002. Mr. Stone reviewed staff comments with the Commission. The applicant not present, Mr. Wren continued to the public hearing. There being no comments, Mr. Wren closed the public hearing. Ms. Smith expressed concern with uses allowed under the AB-2 zoning. Mr. Wren agreed. Ms. Smith moved for denial. Mr. Bennett seconded the motion. All in favor. E. R-13-22 Request to rezone a 4.0-acre grouping of parcels to R-3 Medium Density Residential. Property located at 1156 Russell Dr. identified by  Planning Commission May 18, 2022 Page 5 of 11 TMS no. 532-03-00-022 is currently zoned R-1 Low Density Residential, requesting to rezone to R-3 Medium Density Residential. Parcels identified by TMS nos. 532-03-00-031, 532-03-00-030, 532-03-00-107 all currently zoned R-2 Low Density Residential District requesting rezoning to R-3 Medium Density Residential as well. Mr. Stone reviewed staff comments with the Commission. Ms. Kelsey Santiago and Mr. Buzzy Branbill, reviewed the request with the Commission. Ms. Kate Womble, 1037 North Shem Drive, stated that she and many of her neighbors are opposed to the request. She expressed concern that the rezoning would mean smaller lots, more density, and more traffic. She suggested that if approved, this request would mean an approximate 50% increase in density. She expressed concern with pedestrian and child safety, drainage, and flooding. She asked that the current zoning remain to preserve the neighborhood. Ms. Angela Burchfield, 942 South Shem, expressed opposition to the rezoning and asked that the request be denied. She stated that many in her neighborhood are opposed to the rezoning as it would increase density. She stated that there is a petition signed by the residents in opposition of the request and asked that the residents’ request be upheld. Mr. Frank Toler, 949 South Shem, expressed opposition to the rezoning request. He suggested that the current zoning should remain. He suggested that the rezoning request is in opposition of the Comprehensive Plan. He also expressed concern with drainage and that this project would exacerbate the issue. Ms. Kara Campbell, 955 South Shem, expressed concern with drainage and asked that the request be denied. Mr. Mike McCullough, 1125 Sea Island Crossing Way, stated that he is opposed to the request. He expressed concern with pedestrian and child safety. He suggested that the project would increase traffic and endanger the children. He suggested that improvements are needed before additional  Planning Commission May 18, 2022 Page 6 of 11 development is approved in addition to the sidewalks being connected for the area. He asked the Commission to deny the request. Ms. Patricia Blair, 1166 BB Lane, expressed concern with the request. She stated that she is opposed to the request. She expressed concern that the request would increase traffic and cause additional vehicular accidents. She expressed concern with child safety. She suggested that BB Lane is a private road, and that this development would be detrimental to her property and her quality of life. Ms. Kim Berkheimer, 1182 Russell Drive, stated that BB Lane is a private roadway. She suggested that if the request is approved, there is not sufficient infrastructure to support the development and it would increase traffic for the area. Mr. David Bedair, 1156 Russell Drive, Lot 23, asked that the request be denied. He suggested that there is already significant traffic in the area and would increase with the development. He expressed concern with drainage and suggested that development would increase the drainage issues in the area. He asked that the project be denied. Mr. Joe Bustos, 649 King Street, agreed that the residents have been well spoken. He stated that he supports the requests from the neighborhood for denial of the request. He expressed concern with increasing traffic in the area. Mr. Reese Artigues, 1047 Governor Road, stated that the property is currently zoned to allow up to 40 homes. He stated that the proposal is to reduce the number of homes to 20 homes. He suggested that the main cause of traffic is the nearby school and is only during the morning and afternoon school days. He suggested that he has met with the applicant and the applicant expressed a desire to meet with the school to review the project. He stated that he supports the request. There being no further comments, Mr. Wren closed public hearing. Ms. Santiago noted that the number of homes would be significantly reduced. She stated that they are willing to work with the staff to meet the drainage and tree requirements and have already started discussion. She  Planning Commission May 18, 2022 Page 7 of 11 stated that they are also working with MPW regarding water and sewer. She stated that they understand the historic tree issue and stated that they want to preserve the trees on the property as much as possible. Ms. Smith moved for denial of the request. Mr. Davis seconded the motion. Ms. Smith suggested that this is an infill project. She suggested that there is an obligation to the existing neighborhoods to protect them from increased density. She also noted that there are drainage issues in the area that should be addressed as well before more development is approved. She suggested that the current zoning should remain. Mr. Davis suggested that the project would cause “overdevelopment” of the property and agrees with Ms. Smith’s comments. Mr. Wren agreed that the requested zoning is not compatible with the neighborhood. Mr. Wren called for a vote on the motion. All in favor. F. R-14-22 Request to Annex and zone R-2 Low Density Residential, property located at 1110 Chuck Dawley. Identified by TMS no. 532-04- 00-004 the 2.79-acre parcel is partially unincorporated with remaining portion currently Zoned NC, Neighborhood Commercial District. Mr. Stone reviewed staff comments with the Commission. Mr. Dan Fuller, representing the owner, stated that he is available for questions. There being no comments, Mr. Wren closed public comments. Ms. Smith moved for denial of the zoning request, which would allow the applicant to annex under R-1 zoning, and then perhaps rezone at a different time and with a development plan. She stated that as an infill property, it should remain as R-1. Mr. Davis seconded the motion. Motion passed on a 5 to 3 vote with Mr. Smyth, Mr. Koedding, Mr. Davis, Mr. Gates, and Ms. Smith in favor; Mr. Bennett, Mr. Wren and Mr. McCormick opposed.  Planning Commission May 18, 2022 Page 8 of 11 G. R-15-22 Request to rezone R-4, Medium Density Residential District an approximately 0.26-acre parcel, located at 506 Live Oak Dr. Identified by TMS No. 517-16-00-052. Parcel is currently zoned AB, Areawide Business. This item was withdrawn by the applicant. H. Proposal to amend Sections 156.340 - 156.345 of Chapter 156, Zoning Code, of the Mount Pleasant Code of Ordinances, pertaining to Short Term Rentals. Proposed is to amend the entire ordinance to clean up outdated language, and to the clarify language related to the cap and how it is administered based on those already operating a STR. Ms. Reed reviewed staff comments with the Commission. Ms. Laurie Bixler, 144 3rd Avenue, expressed concern with the software, days of use is arbitrary, and should be allowed to apply through Jan 31st. She expressed concern that it would allow an “overrun” of STRs. Ms. Michele Whitbeck, 712 Hibbens Grant Blvd, suggested that existing STR renters should be able to renew through Jan 31st. She suggested that there should not be a minimum number of days of usage. She suggested that emergency contact information should be provided during the application process and not required each time the owner leaves town. Ms. Rachel Isaac, 178 Hobcaw Drive, spoke concerning the violations. She suggested that there are several illegal renters because of the cap. She suggested that allowing more permits would mean additional revenue for the Town. She also suggested that the penalties for violations or illegal STRs should be higher. Mr. Alex Catsman, 656 Coleman Blvd, expressed concern with not knowing whether the current permits would be renewed. He asked that current permit renters should be able to renew and receive a permit because of being an existing legal STR operator. He agreed with the application time limit.  Planning Commission May 18, 2022 Page 9 of 11 Mr. John Clark, 174 Sixth Avenue, stated that they have a STR accessory dwelling unit. He expressed concern of meeting the 120-day minimum and suggested that it should be reduced. He suggested that consideration and priority should be given for residents operating a STR. He asked that these changes be deferred to work with the STR organization on proposed changes. Ms. Alicia Lockwood, 316 Lapwing Lane, suggested that this should be deferred to work on changes. She suggested that there are many changes that should be considered including payment of all use, sales, and accommodation taxes. Mr. Bruce Dunbar, 1251 Wakendaw Lakes, suggested that additional review of the ordinance should be considered including the number of days. He suggested that the off-street parking should be clarified and better defined. He suggested that some additional consideration should be taken for emergency contact and the application fee. He asked that it be deferred. Ms. Polly Cillpam, 620 Bonneau Lane, stated that she is concerned with meeting the 120-day minimum usage. She stated that she is in favor of the application time limit but suggested that it should be changed to be outside of the holiday season. Mr. David Veron, 1429 Fort Johnson Rd, supports the 120-day minimum. He suggested it should be clarified what is considered a day or is it each rental period. He suggested that those on the wait list should have first choice for any available permits. He suggested that the ADU limit should be increased. Ms. Nancy Baker, 1491 Simmons St, expressed concern with having a 120- day minimum and suggested that an owner should be able to rent a home anytime or for as long as desired without a minimum threshold. She stated that she has concern with providing an emergency contact and that it is intrusive and unnecessary. Mr. John Schnider, 1211 Meadowpark Lane, Unit A, supports having regulations, but expressed concern with 120-day minimum and suggested that it should be in line with the state standards to maintain the 4% tax status. He suggested that a longer grace period for renewals should be considered due to the holidays.  Planning Commission May 18, 2022 Page 10 of 11 M. Scott Johnstone, 1495 Goblet, expressed concern with having a 120-day minimum. He suggested that this would be too intrusive for the neighborhoods and would mean hotels being operated in residential neighborhoods. Ms. Mary Ricosi, 136 Heritage Circle, expressed concern with all the changes proposed for a program that is still new. She suggested that this be deferred for reconsideration. Ms. Michele Johnstone, 1495 Goblet, expressed concern with the 120 days and stated that there is time when they do not receive requests. There being no further comments, Mr. Wren closed the public hearing. The Commission discussed changes to the ordinance as follows: ➢ Change renewal period to be from November 1-December 31st ➢ Remove minimum days usage ➢ Add permit holder not using the permit losing re-application status and must wait to apply after renewal period has been completed ➢ Raise penalty fees to $1,000 Ms. Smith moved for approval the following modifications: ➢ change renewal period to November 1st-December 31st ➢ raise penalty fees to $1,000 ➢ and all other provisions denied Motion failed due to the lack of a second. Ms. Smith moved for denial of all changes with the exception of the renewal period, which should be from November 1 through December 31st. Motion failed due to the lack of a second. Ms. Smith moved for denial of the request. Mr. Gates seconded the motion. All in favor. The Commission convened for a short break at 7:48 pm and reconvened at 7:54 pm. Mr. McCormick left at this time (7:48 pm). I. SP-04-22 Proposal for Sketch Plan approval for a subdivision to create  Planning Commission May 18, 2022 Page 11 of 11 nine lots on property zoned R-1, Low Density Residential District. Property is located on Hale Road, consists of approximately 5.41-acres, and is identified by TMS No. 560-12-00-070. Ms. Moeser reviewed staff comments with the Commission. Mr. Brian Lewis reviewed the request with the Commission. Ms. Smith moved for approval of the sketch plan. Mr. Bennett seconded the motion. All in favor. J. SP-06-22 Proposal for Sketch plan approval for a subdivision of 1433 Hale Rd. a 2.0-acre parcel identified by TMS No. 560-12-00-053. Requested is to create a total of 3 R-1, Low Density Residential lots. Ms. Poultney reviewed staff comments with the Commission. Mr. Tony Woody reviewed the request with the Commission. He stated that they will be working with staff to address all comments. Ms. Smith moved for approval of the sketch plan including all staff comments for management of stormwater. Mr. Smyth seconded the motion. All in favor. There being no further business, the meeting adjourned at 8:15 pm. Submitted by, L. Lynes PlanComsn05182022