[{"_1":2,"_98":-5,"_99":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,86],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},"mediaId",6165428,"mediaKeyId","5423730-eebc13e4fdbb3b1d739921601bf5cc7d","parentId",5423730,"title","Planning commission approves multiple ZLDR amendments on trees, fill, drainage and fees","audioSeconds",594,"startMs",2745000,"endMs",3339000,"viewUrl","/Search/View?dp=1&key=5423730-eebc13e4fdbb3b1d739921601bf5cc7d&start=2745&end=3339","thumbnailUrl","https://assets.pipeline.soar.com/5423730-eebc13e4fdbb3b1d739921601bf5cc7d/thumbnail_2745000.jpg","articleUrl","/articles/6165428/Charleston-County/South-Carolina/Planning-commission-approves-multiple-ZLDR-amendments-on-trees-fill-drainage-and-fees","mediaUrl","https://secure.pipeline.soar.com/6165428-d7bedc3a5ca6e79190eb6e2782104ed3/orig.mp4?Expires=1775203638&Signature=Pdgfnwu2pIEcj-1CEw5UwMmk5BlNUDcPQPQY6CY5XG5~m-RwAbkJySecyHp-aNa2Eg-XaMBnHozMbDXdsr5Nq8bOEzHkoBzRB6HlNbDQIIMhl5E0UR3-1wFJevLNiWldF5227sCx5YeAmU~mOw60jnUeoXz05yHirw0ljoiKusi6aVp6Z1BBcyeQCcfvXMmGpDZBYCtxEBMaqbF2sNSZAaYZwxpce-r2qsJWCJz6M4rmOSTWbuRDVEp-ENhihOLW4nH0LvvuF8ntlDWTucNUKQj1dPAj5XZ5UkStgqZ-c-HoYRL1boL6yAJwl-XwjSyDf~GGM4CNVH~s8cjsgb8FYA__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-07-18T14:50:54.76Z","article","The Charleston County Planning Commission voted July 14 to recommend a package of text amendments to the County Zoning and Land Development Regulations Ordinance intended to implement the comprehensive plan, reduce BZA caseload, and improve resilience and code clarity.
Planner Wynn and staff described the package as a set of mostly technical and enforcement clarifications. The amendments include separating \"clearing\" from \"grubbing\" in definitions; clarifying tree-removal rules to require BZA approval for removal of healthy trunks, limbs or stems that count toward a multi‑trunk tree's total size; allowing administrative approval of tree‑encroachment up to 35 percent with an approved arborist treatment plan; correcting \"caliper\" to \"diameter\" in tree-measurement language; adding a definition for temporary driveways; and specifying mitigation-fee amounts.
Wynn said the mitigation fee was set by benchmarking nearby jurisdictions, resulting in a figure of $250 per inch for tree mitigation. \"That was where the number came up of the 250 per inch,\" Wynn said, summarizing the approach.
Other changes require Public Works Director approval before structural or nonstructural fill may be placed in setbacks, require road and drainage plans to be approved before preliminary plats, and require as-built surveys plus stormwater permanent maintenance covenants before final plat approval. Staff said the road-and-drainage changes seek to ensure permanent best-management practices for roads and stormwater are complete before final plat acceptance.
County arborist Kyle Foster and Public Works representative Chris Wanamaker were present and available to answer technical questions; no public commenters signed up on these amendments.
Commission discussion focused on practical enforcement. Commissioner Adam McConnell asked whether staff already reviews site plans for fill; staff replied that site-plan review is routine and the ordinance language clarifies the approval authority. Commissioner Logan Davis asked about the 8-inch diameter threshold used in the multi‑trunk tree calculation; staff said the threshold aligns with how multi‑trunk trees are counted toward the designated size that triggers grand‑tree protections.
The commission voted to recommend the ZLDR amendments; the chair said County Council will hear the package at its public hearing on Aug. 26, 2025 and again before the council's Planning and Public Works Committee on Sept. 11, 2025.
Discussion vs. decision: staff proposed the text changes (discussion/direction) and the commission voted to recommend the amendments (formal action); the recommended amendments will move to County Council for final consideration.
Background: staff said the changes are intended to implement goals in the comprehensive plan to encourage resilience and to harmonize standards with adjacent jurisdictions.
Next steps: County Council public hearing on Aug. 26, 2025, and committee review on Sept. 11, 2025; council readings will determine final adoption.
","mediaType","Video","parentTitle","07-14-2025 Planning Commission","oneSentenceSummary","The commission approved text changes to the Zoning and Land Development Regulations Ordinance including tree definitions and protections, fill/setback controls, stormwater plan requirements and a clarified mitigation-fee schedule; the measures now head to County Council.","taxTitle","Charleston County, South Carolina","taxId",3700,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6165433,"Applicant requests deferral of community commercial rezoning to August meeting",105,2628000,2733000,"/Search/View?dp=1&key=5423730-eebc13e4fdbb3b1d739921601bf5cc7d&start=2628&end=2733","https://assets.pipeline.soar.com/5423730-eebc13e4fdbb3b1d739921601bf5cc7d/thumbnail_2628000.jpg","/articles/6165433/Charleston-County/South-Carolina/Applicant-requests-deferral-of-community-commercial-rezoning-to-August-meeting","https://secure.pipeline.soar.com/6165433-5bb12f97c1faf29644d11ea0a8c50d54/orig.mp4?Expires=1775203638&Signature=CdQ0dUCBdgCEZDSSdogAjUTfqEjtYbCRT1FG5nGq~MmwplCXCKXJXFYAXg51qum~BPg9CrKIrhkE5WMPw3QekKx~86TjQZLD8ZhCHabROqizh1ChJXXHUohpD~q54LK2MJ0fkPeGUxKJUE4fo04H11dKeSrulNcPcvUhVe6Yr2t-Vfvl1nQHn3AXT2xm78NvXCPbPLARCh3~7U-vHdTNxmnaWE~RFVQUg-EpXXL8tjHp7JiOaKNw-k6s2GenL2-HkoPkY5hM2uA9mAxg4Lt3uHgRIfyUtnduSTLX523XrTLIhoV66PCfGDRcowPfpO3uFW3T6-wPPitC4aA3jhYDdA__&Key-Pair-Id=KUT5TJCACFTXG","The applicant for a rezoning of two parcels (TMS 310-06-00-018 and -132) asked the Charleston County Planning Commission on July 14 to defer consideration until the commission's August meeting.
Attorney Jacob Allen, representing the applicant, requested the deferral to the Aug. 11, 2025 meeting. \"Yes, we were requesting a deferral to next month's meeting,\" Allen said.
Commissioners voted to defer; the chair called the roll and the motion to defer carried by recorded vote. The applicant and staff agreed it would be appropriate to present at the later date and the commission did not hear the staff presentation at this meeting.
Next steps: the item will return to the Planning Commission on Aug. 11, 2025, for a staff presentation and renewed consideration. No public testimony was taken at this meeting on the merits of the rezoning because of the deferral.
","Applicant's attorney requested a one-month deferral for a rezoning request from neighborhood commercial to community commercial for two parcels; commission voted to defer to the Aug. 11 meeting.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6165438,"Charleston planning commission deadlocks on Johns Island rezoning after heavy public opposition",2253,155000,2408000,"/Search/View?dp=1&key=5423730-eebc13e4fdbb3b1d739921601bf5cc7d&start=155&end=2408","https://assets.pipeline.soar.com/5423730-eebc13e4fdbb3b1d739921601bf5cc7d/thumbnail_155000.jpg","/articles/6165438/Charleston-County/South-Carolina/Charleston-planning-commission-deadlocks-on-Johns-Island-rezoning-after-heavy-public-opposition","https://secure.pipeline.soar.com/6165438-9a23327c132b9402d60baf14e8004219/orig.mp4?Expires=1775203638&Signature=L~vgP-OlyhVITj6lLjxyj8oWXxZjbWshjS0uAKcDllUEeFT-EMXjNVNbEhet6Aat0BYEfOBsD9V0pyk~AxS4QGfABmvbeqB7WNJ~kWXIFUY-zKmRRxQRiUJ8vttyBS3JFhd4t7-OjhjfQ-QGKb0uQ21Lit8BA98zR~iA8ksh0wi7JEVlWJ4R08QyfjW24Rr2N5VFHO2SpfzPfzeuoRuaxUbU9TjMU3N2s~O9S2SR-2jVR2kF4Dp-XYyZc2iZcl6W4XNlACtufbnpSrv5alyyqgsUhp-9~758FEKcO3zNvKp5egtAcwyB2o5YHQw~zokbRVBRkZZ0knNsoERoluayEA__&Key-Pair-Id=KUT5TJCACFTXG","The Charleston County Planning Commission failed to produce a recommendation July 14 on a request to amend comprehensive plan and ZLDR maps to change a 2.39-acre parcel on Johns Island from limited commercial to mixed use.
Staff presenter Wynn told the commission staff recommends approval, saying the change would allow higher-density commercial and residential uses and noted that mixed-use zoning permits multifamily, hotel, parking structures and other uses. \"Staff recommends approval,\" Wynn said.
The applicant, Philip Simmons, said his family has owned property on Johns Island for nearly 90 years and described the rezoning request as giving the family \"flexibility\" to consider small storefronts and housing near a future hospital. \"Our whole goal ... is we're trying to get in front of the development so we have some flexibility,\" Simmons said.
Public commenters urged denial. Peter Rubino, speaking on behalf of the Johns Island Task Force and the Johns Island Council, warned the area’s roads are at or below acceptable service levels and said: \"We cannot support additional residential development that is being zoned up zone by as much as 60% to our already overwhelmed infrastructure.\" Susan Kershaw, a Johns Island resident, asked commissioners to respect the compromises that produced the overlay district and to delay any upzoning until infrastructure is improved. \"We don't have to allow people to up zone and put more density on the island until we have approval at least approval for ways off the island,\" Kershaw said. Tori Sanders of the Coastal Conservation League said the requested density is \"significant\" for an area with two-lane roads that lack sidewalks and bike lanes and asked that the rezoning be denied for now.
Staff reported 193 written comments in opposition, three in support and four general comments; the applicant provided 26 letters in support before the meeting. Staff summarized the density changes tied to the request: the parcel is currently allowed 6 dwelling units per acre; the mixed-use designation would allow 8 units per acre, with a 50-foot right-of-way dedication increasing the current designation allowance to 12 units per acre and to 19 units per acre under the mixed-use designation.
Commission debate split. Commissioner Adam McConnell said the county must accommodate growth within the urban growth boundary and supported the change, arguing it would add housing capacity. \"We cannot both simultaneously protect the urban growth boundary and say no development within it as well,\" McConnell said. Several other commissioners, including Work Jones and Logan Davis, cited the heavy volume of public opposition, the overlay district’s original tradeoffs and concerns about traffic and precedent for more upzoning; they opposed recommending approval.
A motion to recommend approval initially failed for lack of a second; a subsequent motion to approve, seconded by McConnell for discussion, did not achieve the majority-of-the-entire-body vote required by county rules to recommend a comprehensive plan amendment. Planning staff and the commission attorney clarified that a majority of the commission’s full membership (five votes) is required for a recommendation on comprehensive plan changes. The commission’s final action was to take no recommendation; staff said the case will proceed to County Council. \"County Council will hear this request at their public hearing on 08/26/2025 at 06:30 PM in council chambers,\" the chair announced.
Discussion vs. decision: staff recommended approval (discussion/direction), commissioners debated and expressed positions (discussion), and the commission made no formal recommendation because it did not reach the five-vote threshold required for comprehensive plan amendments; County Council will consider the request at its public hearing.
Background: the property lies in the Johns Island Maybank Highway Corridor Overlay Zoning District. Staff noted mixed use is intended to accommodate higher-density commercial and residential uses and to enable mixed-use forms such as residential units above nonresidential space. The staff presentation said the parcel is not in a flood zone (X zone) and showed surrounding single-family and mobile-home uses.
Next steps: County Council will hear the application at its public hearing on Aug. 26, 2025; the council may refer the matter to committee and must complete readings at its discretion before taking final action.
","Staff recommended changing a 2.39-acre Johns Island parcel from limited commercial to mixed use, but the Planning Commission failed to reach the supermajority needed to make a recommendation; the case moves to County Council on Aug. 26, 2025.","actionData","errors"]

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Planning commission approves multiple ZLDR amendments on trees, fill, drainage and fees

Applicant requests deferral of community commercial rezoning to August meeting

Charleston planning commission deadlocks on Johns Island rezoning after heavy public opposition