[{"_1":2,"_122":-5,"_123":-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",[32,74,86,98,110],{"_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",6140457,"mediaKeyId","5578691-5cc63c5ffd32d3f53f30212785421084","parentId",5578691,"title","Planning commission approves rezoning to AG‑8 for landscaping business along River Road","audioSeconds",313,"startMs",6287000,"endMs",6600000,"viewUrl","/Search/View?dp=1&key=5578691-5cc63c5ffd32d3f53f30212785421084&start=6287&end=6600","thumbnailUrl","https://assets.pipeline.soar.com/5578691-5cc63c5ffd32d3f53f30212785421084/thumbnail_6287000.jpg","articleUrl","/articles/6140457/Charleston-County/South-Carolina/Planning-commission-approves-rezoning-to-AG8-for-landscaping-business-along-River-Road","mediaUrl","https://secure.pipeline.soar.com/6140457-b8a6e3e445875ecfd38d9f6c13dccdfb/orig.mp4?Expires=1770992898&Signature=Obsg1PIireYd9bCoFakq8xkYoJD6G9mPt63GkRh2Pxsl5oZoKADxLy15mBuSgl0E2QueDfmMKqDl7R1u~sXtjRaji1tYEi6VuBT8vDyWico2EoBVK1Yhxg-n5rInxip95uU8AjR5SR~OTTiQqj6bWexY2Znaza0xMyb6g5SpCpdjPIF~92wtgol7aFSU4VI3Uh5aPOIKb3E2z5eSOB8McNzdlffMWNT0I~hKqj1zMo~1OjXpKmsxoJwFlO409y477SretD41-dGU2qaY-OoDYCJzHBMNrGwZ0Bd8wfll3y~z98Oc1E0Q-CeRZH7G1qlwSdtz7MH0njzPP7QFk4kbyw__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-08-12T08:42:00Z","article","CHARLESTON COUNTY PLANNING COMMISSION — On Aug. 11 the planning commission approved a request to rezone a parcel (TMS 259-00-00-123) from AGR (agricultural residential) to AG‑8 (rural agricultural) to permit a landscaping and horticultural business.

Staff rationale: Planning staff said the requested AG‑8 district permits the landscaping and horticultural use with conditions and would actually reduce residential density compared with AGR (AG‑8 minimum lot-area standards result in lower maximum dwelling-unit intensity). Based on the review criteria, staff recommended approval.

Applicant testimony: Daniel Berryman and Laura Berryman, who operate a landscape company, said the parcel’s location along River Road would put them in a practical location to serve clients across Kiawah and downtown Charleston and relieve operational constraints. Daniel said the company has operated for more than a decade and needs a properly zoned site for its business.

Commission discussion and conditions: Commissioners asked about potentially allowed uses in AG‑8 that differ from AGR, including a conditional allowance for outdoor recreation and entertainment; staff clarified that outdoor recreation and entertainment is defined in the ZLDR (examples include amusement parks, fairgrounds, race or go‑kart tracks and sports arenas) and such uses would be subject to buffers and other conditions in AG‑8, including a minimum 50‑foot land‑use buffer to adjacent AGR and residential properties (100 feet when tied to an outdoor shooting range). Commissioners and applicants agreed the primary intent was landscaping operations, not entertainment.

Vote and next steps: The Planning Commission approved the rezoning. Staff noted the County Council will hear the case at a Sept. 16 public hearing and then at a Sept. 25 Planning & Public Works Committee meeting; council action requires three readings.

Limits: The approval by the Planning Commission is a recommendation to County Council; any future site development will require adherence to AG‑8 conditions and site plan review.","mediaType","Video","parentTitle","08/11/2025 - Charleston County Planning Commission","oneSentenceSummary","The Charleston County Planning Commission approved a rezoning request to change a parcel from AGR to rural agricultural AG‑8 to allow a landscaping and horticultural operation; staff recommended approval because the change reduced residential density and the use is allowed with conditions in AG‑8.","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},6140461,"Commission recommends denial of small-lot rezoning request in rural area; applicant sought permission to create one additional house",337,5091000,5428000,"/Search/View?dp=1&key=5578691-5cc63c5ffd32d3f53f30212785421084&start=5091&end=5428","https://assets.pipeline.soar.com/5578691-5cc63c5ffd32d3f53f30212785421084/thumbnail_5091000.jpg","/articles/6140461/Charleston-County/South-Carolina/Commission-recommends-denial-of-small-lot-rezoning-request-in-rural-area-applicant-sought-permission-to-create-one-additional-house","https://secure.pipeline.soar.com/6140461-2e974a62c9f8658e77a5409d8f120ed0/orig.mp4?Expires=1770992898&Signature=GBg-KBqzFLHIS27~vomAzJ~MnVWg72YpLvllZlHRC7ynsmcYpZNZat4NniX7M6Jp2VFnV2U3IIx4lMjBvUzEAoAk6pQ7IW0sgMPro5tgc9qARBwE1ubXbrJACikeMVO5sKDmpk-baYZaGwtCDBOr5TyxFu7rShmei-bSL4zj1lY1LDYT4qQ55FwNAnn4kNCd3xbXMDM1UtZzMaX6iUDIz7eYy1bnfzyl8fWw9FMdOgvu-vcRHmsMjn2fKRsnjZba-a1u2Hmc6hShM-EzqqxNtDRy1kLeh9zIBmyEJwmVPRk6RBMyY6Ywx1V9v3033~pv4NGbJIS7FJSM7OBJW6G1Qw__&Key-Pair-Id=KUT5TJCACFTXG","CHARLESTON COUNTY PLANNING COMMISSION — The commission on Aug. 11 recommended denial of a rezoning request from AG-10 (agricultural preservation) to AGR (agricultural residential) for a roughly 3-acre parcel off Highway 165 where the owner sought to create one additional lot for a single-family home.

What staff said: Staff noted the parcel’s parent tract had previously used its density entitlements under the AG‑10 designation and that a recorded plat includes a note that “density has been met…no further subdivisions allowed.” Staff concluded the rezoning request was inconsistent with the comprehensive plan’s agricultural preservation future land use and recommended disapproval.

Applicant presentation: Amy Chico and the property owner, Richard Bell, said the owner intends to subdivide an acre from the 3‑acre parcel to build a second house; Chico cited county housing needs and said the parcel fronts Highway 165 where adjoining parcels already have AGR zoning. Bell said the new house would be similar in character to surrounding homes and would provide for-sale housing.

Commission discussion: Commissioners asked clarifying questions about the recorded plat note that limited further subdivision of the parent tract and whether accessory dwelling units could be used instead; staff confirmed the only way to create additional lots beyond the original density is via rezoning. Several commissioners expressed concern about setting a precedent that would allow piecemeal increases in lot yield where parent-tract entitlements had already been used.

Action and outcome: The commission voted to disapprove the rezoning request; the recommendation will be forwarded to County Council for public hearing and further action.

Limits: The article reports the staff recommendation, applicant statements and the commission vote. The owner’s stated immediate intent was to sell one new single-family lot; the Planning Commission’s denial preserves existing density accounting unless Council acts otherwise.","Charleston County Planning Commission recommended denial of a request to rezone a 3-acre parcel from AG-10 to AGR to allow creation of a single additional lot and new house; staff said the request conflicts with the comprehensive plan and prior parent-tract density limits.",{"_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},6140466,"Planning commission approves small subdivision near 10‑Mile historic district despite Historic Preservation Commission objection",360,7200000,7560000,"/Search/View?dp=1&key=5578691-5cc63c5ffd32d3f53f30212785421084&start=7200&end=7560","https://assets.pipeline.soar.com/5578691-5cc63c5ffd32d3f53f30212785421084/thumbnail_7200000.jpg","/articles/6140466/Charleston-County/South-Carolina/Planning-commission-approves-small-subdivision-near-10Mile-historic-district-despite-Historic-Preservation-Commission-objection","https://secure.pipeline.soar.com/6140466-7e33a5e74d372db39fb5e4a0c95f8213/orig.mp4?Expires=1770992898&Signature=FfAsmxyGasHnfXpT6x2m6-508Dov7Zx8Um-S-~hvTaJeAF6zs1pUS4f2OhfFeF20kRFLvkbTJhctLGNnIQy-4bB1OmwXMkx-VQRNgMG-xxU4K0QNMppW14jW5q0RDos5O39KpkOgahRcGb8EErb3qrXctaH~zGfs0AiG3j0pTO4Qn2qJTOKVAN~X6J1jqFuKr6JNx9kh9jfpW5wHhGZ~qaiWPQN168CN98PVmTNpKheuDPln06AcmR9ocEijAJR4B0-lbRMwitAYvZ5tWRjbMjujtGEAkcn~okXd2QoD2ZHfz~h9gDmVhsN~sA-0xoC~fKh12ZmUDn~odKeCqqvZ2A__&Key-Pair-Id=KUT5TJCACFTXG","CHARLESTON COUNTY PLANNING COMMISSION — The planning commission voted Aug. 11 to approve a minor subdivision that will split a 0.78-acre parcel on Liben Road into two lots, a decision that drew objections from the county Historic Preservation Commission (HPC) and nearby residents.

What staff reported: Subdivision staff said the plat application (SBDV-03-24-02743) complies with the Charleston County Zoning and Land Development Regulations Ordinance and with state statutes governing planning commissions. The parcel is in the 300-foot buffer surrounding the 10‑Mile historic district; state law requires HPC review of subdivision plats within that buffer. Staff noted the subdivision application included restricted-covenant research and notification to interested parties.

Historic Preservation Commission report and public comment: The HPC reviewed the plat and concluded, by a 7–1 vote, that the proposed subdivision is not consistent with the cultural resource element of the comprehensive plan, citing goals and strategies to preserve settlement patterns and rural historic landscapes. Neighbors and a Copahee View HOA board member, Cassie Hess, urged denial during the Planning Commission meeting, citing flooding and precedent concerns and asking the county to require stricter stormwater controls if the subdivision moved forward.

Commission deliberation and rationale: Planning staff said the application met the technical requirements of the zoning ordinance. Commissioners who supported approval noted that the parcel’s proposed lot sizes are similar to nearby lots and that the Planning Commission’s role is to evaluate conformance with the zoning code; they encouraged neighborhood groups that want stronger protections to pursue overlay zoning or other changes to the ordinance.

Outcome and appeal rights: The Planning Commission approved the final plat. Because subdivision approvals by the Planning Commission are a final decision, the meeting notice reminded interested parties that any appeal must be filed in Circuit Court within 30 calendar days of the decision.

Limits: The approval relied on the county’s subdivision and zoning code compliance; it does not change the underlying zoning. The Historic Preservation Commission’s consistency finding was transmitted to the Planning Commission as required by ordinance but was advisory, not binding on the Planning Commission.","Charleston County Planning Commission approved a two-lot subdivision for a Liben Road parcel inside the 300-foot buffer of the 10‑Mile historic district even though the county Historic Preservation Commission found the plan inconsistent with the cultural resource element of the comprehensive plan.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6140472,"Planning commission denies CarMax request to rezone staging lot after concerns about heavy auto uses",281,3512000,3793000,"/Search/View?dp=1&key=5578691-5cc63c5ffd32d3f53f30212785421084&start=3512&end=3793","https://assets.pipeline.soar.com/5578691-5cc63c5ffd32d3f53f30212785421084/thumbnail_3512000.jpg","/articles/6140472/Charleston-County/South-Carolina/Planning-commission-denies-CarMax-request-to-rezone-staging-lot-after-concerns-about-heavy-auto-uses","https://secure.pipeline.soar.com/6140472-f994dd340677c7f5bfb3688db5f624f2/orig.mp4?Expires=1770992898&Signature=ODAbFVY9ULU93NyM6KUSq5MlrwvQyvCEv2~RglYfi8Y7jSSS25BevL~~bzUwFLe2jjbyGDQYncrC5fiMqZ26i7HjPQY~BtO3ddbHzv2n9-~Cy81kwx4Ia8T2M0ZOOTNc-sRG5nenUnG6g2~GZHsDTihfkPF-xJxpl6nO1nENPVojLWa3hF6Jk7w4VpaZ0vRBdRofX4DVQTuRq7DviGDqR44AdArjoeGItxMjx56tMCxoNrNQGeui3uxVzQPvXw7GV86QtfaSDDq~9e8Rm7bqu71myJ-oqbWRNznqZkClw6tCoQIhNo6Y7lkWx1xw7~mWOQ~tdlfPMv~KmK9NOnS5BA__&Key-Pair-Id=KUT5TJCACFTXG","CHARLESTON COUNTY PLANNING COMMISSION — The planning commission on Aug. 11 voted to recommend denial of a proposal to rezone two parcels (TMS 310-06-00-018 and 310-06-00-132) from neighborhood commercial (NC) to community commercial (CC) for use as a CarMax vehicle staging area.

What staff said: Planning staff reported the parcels are currently vacant and that the CC district allows more intense uses—vehicle sales, vehicle storage, wholesale operations and other uses that NC does not. Staff recommended disapproval, finding the request inconsistent with surrounding residential zoning and uses.

Applicant presentation: Cassidy Clements, representing CarMax operations, said the expansion lot would be a staging area, not a retail site: “No retail operations will be on this site. The current store estimates that they're moving approximately 60 cars a day, so this site expansion will be for that final quality control check.” CarMax representative Bradley Escobar said the existing eastern lot is space-constrained and the new parcel would move company-owned vehicles into a secure space rather than taking customer/employee parking.

Public and commissioner concerns: Commissioners and some speakers focused on the CC district’s by-right allowance for heavier vehicle uses. Commissioner Adam McConnell asked whether uses such as truck stops could be made conditional rather than allowed by right; staff said the ordinance had not evaluated those high-intensity uses as special exceptions and that a straight rezoning would allow any CC use by right with site plan review. Commissioners said that while the staging need was understandable, permitting a full suite of highway-oriented commercial uses on that parcel could set an undesirable precedent.

Action and outcome: The commission voted to disapprove the rezoning request (motion to accept staff recommendation to deny passed on roll call). The recommendation will be forwarded to County Council; staff noted council will hear the request at a Sept. 16, 2025 public hearing and again at the Planning & Public Works Committee in late September.

Limits: The article reports on presentations, commissioner questions and the roll-call recommendation. Specific conditions for potential future approvals (hours of operation, traffic mitigation measures, or transportation impact analysis) would be considered at site plan review if a different rezoning or approval pathway is later pursued.","Charleston County Planning Commission voted to recommend denial of a rezoning request from neighborhood commercial to community commercial for an expansion lot intended for vehicle staging; commissioners and neighbors raised concerns that community commercial allows heavy auto uses by right, including truck-related operations.",{"_33":111,"_35":36,"_37":38,"_39":112,"_41":113,"_43":114,"_45":115,"_47":116,"_49":117,"_51":118,"_53":119,"_55":56,"_57":58,"_59":120,"_61":62,"_63":64,"_65":121,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6140477,"Planning commission recommends denial of Johns Island rezoning after hours of public opposition",957,215000,1172000,"/Search/View?dp=1&key=5578691-5cc63c5ffd32d3f53f30212785421084&start=215&end=1172","https://assets.pipeline.soar.com/5578691-5cc63c5ffd32d3f53f30212785421084/thumbnail_215000.jpg","/articles/6140477/Charleston-County/South-Carolina/Planning-commission-recommends-denial-of-Johns-Island-rezoning-after-hours-of-public-opposition","https://secure.pipeline.soar.com/6140477-a3da8f7d76644564fb13fdac5907c84e/orig.mp4?Expires=1770992898&Signature=NNgEe0XRxa9IYohpdemCxyD933NT9-zOFm96Hi4Bw1Ss8pkX26c4Sbouyg4G5ZZ4e9nxLgRBDS6EGjPGzjWKvTAIgGV8WVfsCIBmxhK4HLMJE4bcOe-rS8d4YKHV4Te9Q4jW4WDxED~Eel0j33D2lU6c91OocRqbnFURqP9O1~c3T9uNtT0vDWXDRxp0FzgPV6jnWjG7Q9i8-nzctdADFvZovs4RjyTAgrTVej2yrFJEx3VOUf4q7RhnXE75PbsYroBr1q6j0bTpU53bCYpTK-lSSQ5aNlFgEpcZy8JrP5cRhS5K8K-zJJpGD4lI9vq9635bVDrhrwkvyi98uGYK2Q__&Key-Pair-Id=KUT5TJCACFTXG","CHARLESTON COUNTY PLANNING COMMISSION — The Charleston County Planning Commission on Aug. 11 recommended denial of a request to change a Johns Island property’s designation from limited commercial to mixed use, a move that would have allowed greater residential and commercial intensity on the parcel.

Staff presentation and recommendation: In a staff presentation, Marcia Miller, a planner with the county, summarized the request (comp plan amendment ACP-06-25-00125 and ZLDR amendment ZLDR-06-25-00134) to change Tax Map Serial (TMS) number 313-00-00-179 from limited commercial to mixed use within the Johns Island Maybank Highway Corridor overlay. Miller said mixed use would allow multifamily dwellings, hotels and motels, parking garages and gasoline service stations that are not allowed under the current limited commercial designation; it would also change density limits from 6 units per acre to 8 units per acre, and, Miller noted, approval with a 50-foot right-of-way dedication would raise entitlements from 12 units per acre to 19.

Why it mattered: The proposal prompted sustained public comment. Opponents said the parcel’s dirt access roads, existing congestion at Maybank and River Road, and local drainage issues make higher intensity development inappropriate now; proponents and the applicant argued mixed use would add housing near a planned Trident hospital and reduce long commutes for employees.

What speakers said: Philip Simmons, the applicant, described his family’s long Johns Island history and said his family “are a very small company” that would prefer to develop or lease the land themselves; he argued mixed use could supply housing for hospital staff and reduce traffic. Opponents included Pam Skinner of the Johns Island Task Force, who said the upzoning did not meet the comp plan criteria that require events or conditions “after adoption of the comp plan” to justify changes, and Tory Sanders of the Coastal Conservation League, who said the area’s infrastructure “is still struggling to catch up” and that the parcel’s surrounding roads cannot accommodate the requested density. Multiple residents warned of evacuation and flooding risks and said existing roadways already perform poorly.

Commission discussion: Commissioners split along planning-for-the-future and community-protection lines. Commissioner Adam McConnell argued the commission must plan for future population growth and housing needs, saying “doing nothing is not an option.” Other members, including Chair Cindy Floyd, said the comprehensive plan was recently updated with community input and should not be set aside; several commissioners cited overwhelming public opposition and existing infrastructure deficits.

Action and outcome: A motion to approve staff’s recommendation failed. A subsequent motion to recommend disapproval carried on a roll call vote (Chair Cindy Floyd, Warwick Zohn, David Kent, Warren Zohn? [note: transcript lists names], and others recorded in the roll). The planning commission’s recommendation is advisory to County Council.

Next steps: Planning staff announced the request will go to County Council public hearing on Aug. 26, 2025 at 6:30 p.m. in Council Chambers and will appear before Council’s Planning and Public Works Committee on Sept. 11, 2025 at 5:00 p.m.; final action requires three readings at Council’s discretion.

Context and limits: The article reports only what was stated at the Planning Commission meeting. The staff recommendation, public comments and the commission’s recommendation are recorded; whether the applicant will submit a different proposal or time frame was not specified at the meeting.","The Charleston County Planning Commission voted 6–2 to recommend denial of a request to change a Johns Island parcel from limited commercial to mixed use after residents and conservation groups raised congestion, flooding and character concerns; staff had recommended approval.","actionData","errors"]

Article not found

Planning commission approves rezoning to AG‑8 for landscaping business along River Road

Commission recommends denial of small-lot rezoning request in rural area; applicant sought permission to create one additional house

Planning commission approves small subdivision near 10‑Mile historic district despite Historic Preservation Commission objection

Planning commission denies CarMax request to rezone staging lot after concerns about heavy auto uses

Planning commission recommends denial of Johns Island rezoning after hours of public opposition