1. Moratorium Session 7 Oceanfront Development Proposals: December 3rd Folly Beach Planning Commission
Reminder that this presentation, as well as past and future presentations will be posted on the webpage along with meeting dates and times as they become available. Please bookmark it to stay current.
Minor correction in the agenda to avoid confusion. Listed as Moratorium Presentation 3. This is actually number 4. Slimmed down version of number 3 updated with info from questions/comments/consultation with outside agencies.
The purpose of tonight’s meeting is to take comments from the PC and from the Public on the proposals presented in August. We will also update everyone on our Dune Management Plan. The Dune Management plan document is closely tied to what we do here and will inform and be informed by the moratorium work. After this meeting we will refine the proposals as needed for presentation again n October (september dedicated to Marsh).

2. Ordinance Amendments: Dune Management Area
Staff proposes a 40’ Dune Management Area (DMA) measured from the PEL.
The DMA would mean a 40’ setback for all new construction (primary and accessory structures).
The only improvements allowed in the DMA would be appropriate plantings, sand fencing, beach compatible fill, walkovers and sea walls/revetments. No above grade structures and no new landscaping. Existing landscaping is exempt.
Any new walkover built would be required to extend to the toe of the most seaward dune.
Any new seawall built would required to be a minimum of 8’ NAVDD88 elevation. Any seawall and associated revetment built in the DMA must be covered and the area disturbed for construction must be raised to 10’ NAVDD88 and planted.
Ordinance Amendments: Dune Management Area
Note the adjustment that the Dune protection area is 20’ from PEL or property line. It could be behind the primary dune if that dune is far seaward (West End).
This is a fixed distance and will not move if the primary dune moves seaward or landward.

3. Ordinance Amendments: Dune Management Area
All new construction and substantial improvement on oceanfront lots (which must not otherwise disturb the DMA) must also build up the first 10’ from the PEL/property line a 10’ NAVD88 elevation with beach quality fill and adding appropriate planting/fencing.
If there is any other disturbance of the dune management area, it must be mitigated by filling the first 10’ from the PEL/property line to a 10’ NAVD88 elevation with beach quality fill and adding appropriate planting/fencing.
Exemptions to 10’ elevation requirement available if property owner can demonstrate existing vegetated dune with an elevation of at least 8’ NAVDD88.
No new septic systems would be allowed in the DMA.
Ordinance Amendments: Dune Management Area
Note that we recognize that this proposal could be problematic in areas where there is already existing dune vegetation at a lower elevation. This requirement may be adjusted to require additional height if there is no vegetation.

4. Ordinance Amendments: Property Maintenance
Staff proposes that the requirements for property elevation maintenance be amended to also require the planting of approved native dune vegetation, and sand fencing where appropriate, in addition to the filling of any area that would fall inside the dune management area boundaries. This would further stabilize the areas behind the completed renourishment project and delay erosion behind the line between renourishment cycles.
Ordinance Amendments: Property Maintenance

5. Ordinance Amendments: Zoning
Staff proposes that any legally existing lot at the time of the moratorium end date be allowed to develop a single family house if the lot has at least 10’ feet of frontage (or deeded easement) on a open public road. This would prevent structures from being built on lots that currently have no access to any public street and are therefore inaccessible to fire, public safety, and residential vehicular access.
Ordinance Amendments: Zoning
Public road would have to open.
Note: 38 super front beach lots, 34 left that this could effect (mix of existing homes and vacant lots, some MAY meet the requirement through easements.). We view that in terms of rebuilding after disaster.

6. Ordinance Amendments: Septic
Require that the septic system for any new or substantially improved structure be located as far landward of the baseline (system must be located landward of any structure adjacent to 5’ DHEC property line setback) as possible.
Any septic system whose drain field is compromised or whose tank is exposed through erosion must be repaired within 90 days or removed.
No septic systems in the DMA.
For permits older than 2007 the applicant must also present a copy of the permit and a current survey with high water and critical lines indicated. This is confirm that the existing conditions match the conditions indicated on the original permit.
Ordinance Amendments: Septic
City staff has had additional conversations with DHEC regarding the setbacks for septic systems on the front beach. Additional setbacks beyond the DHEC requirements will shift much of the responsibility for development issues to the City. It’s possible that we may need to look at alternatives to setbacks.
Staff still recommends a requirement that all septic systems be located as landward as possible and that any permit issued prior to 2007 be verified with a current survey that shows the permit meets the original conditions.

7. Questions? Additional Areas of Study?
Aaron Pope, Director of Planning and Zoning
Spencer Wetmore, City Administrator
Before we open to questions from the PC, Dr. Nicole Elko is here to give us a brief overview of the Dune Management Plan. This is a long term planning document (similar to beach and marsh management plan) that is very closely tied the moratorium work. We are working on this plan now to take advantage of the synergy between the two processes.
After Nicole we will take public comments and then questions and commetns from the PC.