Skull Creek Drive rezoning application withdrawn after staunch opposition in town meeting

An application to approve zoning for higher-density residential development on a Hilton Head Island property was withdrawn after nearly two hours of public comment at a town meeting.

Several Hilton Head Plantation residents spoke out against the proposal during Wednesday's Planning Commission meeting. The application proposed increasing residential density from 8 units per acre to 20 units per acre -- allowing 55 units total instead of 22 units -- at the Old Fort Pub property on Skull Creek Drive.

Although town staff recommended Planning Commission approval, Old Fort Pub owner and applicant Bonnie Lowrey ultimately requested to withdraw the application, a motion that received unanimous support from the commission -- and applause from many packed into the council chamber.

Several commissioners said they would potentially approve a higher residential density than currently permitted, but added they would likely not approve 20 residential units per acre with no modification to the property's allowable commercial density of 20,000 square feet.

"I'm not opposed at looking at increasing the (residential) density a little bit to make it more economically viable, but going to 20 (units per acre), plus commercial density ... I don't see it," said Planning Commissioner member Bryan Hughes. "If you remove the commercial density, I could see that being different, but I don't see it fitting in at the same time."

Commercial uses on the property now are the 4,275-square-foot Old Fort Pub and a 1,440-square-foot art gallery.

The lack of a development plan in the application drew the sharpest criticism from nearby residents.

Last July, a conceptual plan was submitted for the property on behalf of Lowrey to develop three, five-story buildings containing 100 residential units on the property.

At that time, town staff indicated the development far exceeded the residential density allowed on the parcels and recommended a rezoning request.

But at the Wednesday meeting, Lowrey said no development plans are in the works.

"I'm trying to figure out what could possibly be done" with the property, Lowrey said. "My kids want nothing to do with the restaurant.

"What I'm asking for is to put the horse before the cart," Lowrey continued. "That's what the zoning has to do. When my family decides what they want to do, and if they get out of the business, I'll know what I am able to do" with the property.

In the public comment portion of the meeting, residents from neighboring communities including Glenmoor Place, The Commodore and Indian Springs cited concern for the potential scope of a development if higher residential density was approved.

"We're very much concerned as to what is going on across the street from us," said Paul Koepke, president of the Glenmoor Place Homeowners Association. "We noted that the commercial zoning, along with this request, would remain intact.

"If you want commercial zoning and high-density residential zoning," he said, "what does that mean?"

Other concerns expressed included preservation of the area, with emphasis on the impact on Fort Mitchel, which is next to the Old Fort Pub property.

"We are concerned about what could be built there, but I think it's very premature to worry about it when we don't know the plan or if there is a plan," said Linda Piekut, executive director of the Heritage Library Foundation, which maintains Fort Mitchel. "We (can) prepare for some changes and then when the plan comes out, we may need to react to what we can do with the property.

"What I'm more concerned about (is) the green space ... what that does to the fort for people visiting it," Piekut said. "My other concern would be tall buildings next to the fort. I think that would be odd, but without knowing if there is a plan, it's hard to comment."

Following public comments, Lowrey returned to the podium.

"There is no plan," she said. "We don't know what we can do with it, if or when. But at some point, something is going to have to be done because someone may not want to run a restaurant."

She added the current residential zoning of 8 units per acre is not likely "economically feasible" for a development.

Planning Commission members discussed the application, citing similar concerns brought forth by residents, which eventually led Lowrey to withdraw her application.

"I would strongly suggest Bonnie sit down with her neighbors for a density they can agree on," said Planning Commission vice chairman Peter Kristian. "It may be better advised to meet with the neighbors to come up with something they will support."

Follow reporter Ashley Fahey on Twitter at twitter.com/IPBG_Ashley.

Related content:

• Salty Fare owner to sell land for retirement community on Hilton Head, January 10, 2014
• Salty Fare owner withdraws controversial zoning request, September 17, 2013

This story was originally published February 3, 2016 at 6:09 PM with the headline "Skull Creek Drive rezoning application withdrawn after staunch opposition in town meeting."