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Planning Commission - Sept 18, 2006 |
Minutes McClellanville Planning Commission September 18, 2006 - 7:00 PM The McClellanville Planning Commission met on the above-noted date for a regularly-scheduled meeting. Notice of the meeting had been advertised in the McClellanville Newsletter and the Charleston Post and Courier. Present at the meeting: Priscilla Baldwin; Chairwoman, Ginny Prevost; Ted Dawson, and Oliver Thames. Also present were Kathryn Basha, Zoning Administrator and a guest from the Garrett Academy. The meeting was called to order by Priscilla Baldwin at 7:00 PM. The Commission reviewed the minutes from August 21, 2006. There being no changes to the minutes, a motion by Ginny Prevost to accept the minutes of August 21, 2006 was seconded by Oliver Thames and passed 4-0. The Commission then skipped to review of plats submitted. Malcom Baldwin presented a proposal to subdivide TMS# 764-00-00-006, Tract 3 into two lots. The front lot will continue to be accessed via a private access easement. The existing easement will be abandoned and a new easement for such access will be established along the northern property line of Lot 2. The back lot being created will be accessed from Graham Farm Road in the HCD PDD. Mr. Baldwin stated that a letter from DHEC for approval of well and septic on the additional lot had not been received at this time. G. Prevost asked about the existence of any significant trees on the lots. The Commission approved the proposed subdivision subject to receipt of DHEC approval. The Zoning Administrator was delegated authority to sign the plats when such occurred. The Commission then reviewed a revised plat for the "Broadmarsh" subdivision. The plat has been revised to change the name of the subdivision to match that under which it is being marketed and to indicate drainage easements along all the property lines. The plat was previously recorded and was accepted as an "information only" item by the Commission. Richie Billington presented a conceptual proposal to adjust property lines between TMS 764-11-00-015 and 016 which are owned by the same person. The owner wishes to adjust the line between the two lots to run parallel to Pinckney Street rather than perpendicular such that a new residential use can be built on the back lot and the existing structure on 764-11-00-016 could potentially be expanded along the frontage of Pinckney Street in the future. The Zoning Administrator explained that both existing lots are nonconforming in lot area, but that the ordinance permits adjustments to be made between nonconforming lots provided that the degree of nonconformity is not increased. The Commission had several question about the location of both the existing septic system and where new/repaired systems for the two lots would be located. This is an issue that Mr. Billington will continue to work on with DHEC and then the Town before having a final plat prepared and submitted for formal approval. Based on the fact that any new residence would have to be elevated much more than the structure existing on TMS 764-11-00-016, the Commission agreed that a boundary line adjustment would be acceptable in concept if the issue regarding location of the septic system(s) can be addressed. The Commission then turned its attention to two proposed ordinance amendments developing from Town Council's request to consider whether only highland should be counted towards required minimum lot area. K. Basha presented a draft report which would explain the Commission's research and conclusions. The first report explains how §11.3(a) does not allow critical areas to count towards more than one-third of the minimum lot area requirement. Then calculations were done to analyze whether subdivision of lots from larger tracts, where the created lots counted all land (high or low) towards the minimum lot area, would not have a significant impact on the total amount of impervious surfaces combined that could be developed. It points out that the clause allowing all properties in the R1 district at least 5,000 sq. ft of impervious surfaces does however have an impact on the amount of development, particularly on nonconforming or substandard lots. It was agreed to move forward with this report to Town Council at its October meeting with a recommendation that the ordinance be amended to clarify the measurement of lot area in §3.3.8, and to reduce the minimum impervious surface allowed in the R1 district to 3,000 square feet on all nonconforming lots. It was suggested to keep chart of calculations out of the report to avoid confusion. K. Basha then presented another draft report that explained the Commission's findings that critical areas in the Town are not currently protected from pollution by any town requirements. The report discusses the benefits of critical area buffers and/or setbacks and OCRM recommendations for local ordinances. The Commission was concerned about outlined ordinance provisions that would allow vehicular accessways across the buffer/setback area and felt that the language about uses within the buffer/setback needs to be clarified. They also felt that provisions for clearing a "view corridor" and what uses were allowed within such corridor should be clarified. Ms. Basha said that she would research OCRM regulations for private boat ramps versus docks to see if they are even a possibility. It was decided to take keep working on this proposal, but to mention it in the first status report to Council so that both amendments could be scheduled for a public hearing together if possible in November. O. Thames asked whether anyone was aware of Town correspondence expressing disappointment in the US Forestry proposal to move out of town. He pointed out that the office generates business in the community and has a significant presence. The Commission agreed to recommend that a letter be sent from the Town to the Forestry Service as well as state and federal legislatures asking them to reconsider moving the operations in McClellanville elsewhere. The Commission asked K. Basha to provide some language from the adopted comprehensive plan that supports retention of existing business, particularly those that are environmentally compatible with the Town's character. The Commission discussed that the public hearing for the comprehensive plan was scheduled for the following evening and the need for at least one member to be present. G. Prevost offered to attend the public hearing with Ms. Basha on September 19th. Ms. Basha shared information about upcoming conferences and training opportunities that she has received. She also provided the Chair and Commission with a copy of the email received by Mary Duke from L. Shuler regarding his ability to continue serving on the Commission. The Commission discussed some possible replacements and suggested that a letter be sent to Lowry thanking him for his valuable service and that he be considered in the future for any openings on the Commission that become available. There being no additional business, the Commission voted to adjourn the meeting at 8:45 p.m. Respectfully submitted, Kathryn Basha Zoning Administrator Planning Commission minutes September 18, 2006 Page 1 of 3 |