Larry P. McClellan

The Planning Commission reviewed and approved minutes from previous meetings, including the June 23, 2025, meeting and the August 25, 2025, joint public hearing. Key discussions involved Town Council referrals regarding zoning ordinance amendments. The Commission revised wording for Section 3.5.2(a)(3) concerning Bed and Breakfast Homes, recommending that owner's private quarters and common areas must constitute at least 50% of the premises floor area, up from the current confusing reference to guest rooms. Regarding Section 3.5.5 concerning vehicle and equipment storage, the Commission decided to retain the existing ordinance without changes, despite previous recommendations to extend screening requirements to commercial vehicles, considering the potential impact on local commercial fishermen. The Commission discussed allowing contractor offices as a permitted use in the Highway Commercial District (Section 5.4.4) and voted to add this allowance to Section 5.4.5(c), recommending a definition be added in Article XIV. Finally, after extensive discussion regarding environmental concerns versus perceived over-restriction, the Commission voted to forward the Critical Area Buffer Amendments (Section 7.1 and 7.2.3) to the Town Council for adoption. The status of required repairs for the Dollar General site was also briefly discussed.

This Special Session focused on reviewing and clarifying protocols for conducting public hearings. Key discussions included ensuring public comments are only entertained during the designated public hearing period, whether comments should be submitted orally or in writing, and establishing time limits for speakers. The Commission also reviewed the standard hearing format, covering item introduction, staff presentation, opening and closing the public hearing, and subsequent discussion and action. A specific procedural alternative was discussed regarding whether to hold individual public hearings for proposed amendments one section at a time or address all amendments in a single hearing prior to taking action.

The joint public hearing convened to accept public input on proposed amendments to specific sections of the zoning ordinance. Key discussions involved proposed clarifications to Article 3.5.2(a) regarding floor area requirements for Bed and Breakfast homes, which were subsequently passed. Significant public opposition was voiced against the proposed amendment to Section 3.5.5(e) concerning the storage of business vehicles and equipment in residential districts, leading the Commission to move to send this section back for reconsideration. The Commission also considered and approved an amendment to Section 5.4.4(n) to permit "Offices/Contracting Services" in the Highway Commercial District. A major focus was the proposed amendments to Section 7.1.1(e) and Section 7.2.3 requiring a buffer adjacent to critical areas; numerous residents spoke in strong opposition, citing concerns over property rebuilding rights after disaster, property values, and excessive regulation. Following the public comment period, the Commission voted to rescind its prior recommendation in support of the proposed ordinance provisions.

The McClellanville Planning Commission discussed several topics including an updated site plan for Dollar General, recommendations from the Zoning Review Committee (ZRC) regarding short-term rentals (STR's), inns, bed and breakfast establishments, and campgrounds. The ZRC recommended limiting STR's to certain commercial areas, limiting total permits, adding fees for licenses and hospitality taxes, and implementing more stringent noise provisions. Additional discussions covered clarifying calculation methods for built-upon and impervious surfaces, recommendations for the Highway Commercial District, design guidelines, tree conservation, screening and buffering requirements, off-street parking, signs, land development approvals, and land development standards. Recommendations outside the Zoning Ordinance included developing flow charts and checklists for various tasks, creating a table of allowable uses by District, and reviewing additional building process recommendations.

The McClellanville Board of Zoning Appeals convened to address several key issues. The board addressed an appeal for reconsideration regarding the removal of a significant tree without a permit, ultimately modifying the zoning official's decision by offering the applicant the option to contribute to the Town's Tree Fund. Additionally, the board reviewed a request for a variance of the minimum side/rear setback for an accessory structure, eventually granting the variance based on findings related to unnecessary hardship and lack of detriment to adjacent property or public good.