[{"_1":2,"_111":-5,"_112":-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",[32,75,87,99],{"_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":73,"_74":73},"mediaId",5979303,"mediaKeyId","5774676-2e8c16053cc40e0607f92590a0f54de8","parentId",5774676,"title","Commission rejects large accessory structure in Hamlin Beach after residents raise concerns about character and commercial use potential","audioSeconds",1202,"startMs",8327000,"endMs",9529000,"viewUrl","/Search/View?dp=1&key=5774676-2e8c16053cc40e0607f92590a0f54de8&start=8327&end=9529","thumbnailUrl","https://assets.pipeline.soar.com/5774676-2e8c16053cc40e0607f92590a0f54de8/thumbnail_8327000.jpg","articleUrl","/articles/5979303/Charleston-County/South-Carolina/Commission-rejects-large-accessory-structure-in-Hamlin-Beach-after-residents-raise-concerns-about-character-and-commercial-use-potential","mediaUrl","https://secure.pipeline.soar.com/5979303-fec42b274333b29ffa583958a040d7b8/orig.mp4?Expires=1770385379&Signature=hAJ7ahxQRvc~a~IoWzfS3Et2i0FYWB1FaGLGwKKTdIGA8Wq9VMRIQaIczvV-kSFRpQsa2MZ7kNizWgwX2E27RtwcM7EgXLdZWQCct53tBssQd--RsYwEOkOPncrt8-8x2Wcer29d84p-zAlocEb3aN9NBaf1r6H~2j5jGhIutnLTNVMq0vSoWBEoJmgHmlIHJyZWq2aTNZG7b71wcniwyzIeJsvzejIXMHnhKlwSrQS0oM1NbWzu8AnzszAN7JTlGQSwwSnNK~Gs4-A0kfwotrGFkr~4tfRRoWAgN92I3cfyfyjtvtzgY26eQr4i-pLGMT3OTkdb8SA3lHrKIn6rBw__&Key-Pair-Id=KUT5TJCACFTXG","author","CharlestonCountyGov","date","2025-09-18T09:04:56Z","article","The Historic Preservation Commission voted on Sept. 17 to disapprove a certificate of historic appropriateness for a proposed 30‑by‑40‑foot (1,200 square foot) metal accessory building on Hamlin Road in the Hamlin Beach Community Historic District. The applicant, Thomas Koenig, said the structure was intended for personal uses—storage, a golf simulator and space for family projects—but several commissioners and community members concluded the proposed building’s scale and appearance were more akin to commercial structures and would be out of character for the district.

Emily Pickett’s staff presentation described the lot as containing a manufactured home and one small existing accessory structure; the applicant planned to relocate the existing accessory building to meet setback requirements and place the new building forward of a large live oak that constrained siting. Staff found similar sized accessory buildings in other parts of the Hamlin area (off Boston Grill Road) but noted that accessory buildings in Hamlin Beach are typically subordinate in size and placed behind principal structures. Staff recommended approval with conditions requiring relocation of the existing accessory structure as shown on the applicant’s site plan and the normal Section 21‑5 condition that major changes return to the commission.

Public comment included both the applicant and multiple Hamlin Beach residents. Koenig told the commission he had purchased the prefabricated structure and planned to use it for retirement activities including a golf simulator and workspace for his grandchildren; he said he has lived at the property more than 20 years and that his wife planned to screen the building with vegetation. Myra Knight Richardson, president of the Hamlin Beach community, said the neighborhood is still organizing an area‑of‑character appraisal and asked the commission to be cautious about approving large, potentially commercial structures while the community completes its planning documents.

Commissioner Michael German moved to disapprove the accessory‑structure request, stating the building would not fit the historical, cultural or architectural character of Hamlin Beach and could resemble a commercial building. The motion carried with the ayes prevailing. The commission’s rejection was the final decision of the Historic Preservation Commission; staff noted the applicant could revise the design or placement and resubmit, and that the community is continuing ACA work and outreach to the county to refine district design guidance.","mediaType","Video","parentTitle","09/17/2025 - Historic Preservation Commission","oneSentenceSummary","Charleston County’s Historic Preservation Commission on Sept. 17 disapproved a request to place a 1,200-square‑foot metal accessory structure on a Hamlin Road lot inside the Hamlin Beach Community Historic District after commissioners and residents said the size and look of the structure would be incompatible with the district.","taxTitle","Charleston County, South Carolina","taxId",3700,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},5979308,"Historic Preservation Commission approves three 10 Mile district projects amid neighborhood protests and calls for an area-character appraisal",2123,4683000,6806000,"/Search/View?dp=1&key=5774676-2e8c16053cc40e0607f92590a0f54de8&start=4683&end=6806","https://assets.pipeline.soar.com/5774676-2e8c16053cc40e0607f92590a0f54de8/thumbnail_4683000.jpg","/articles/5979308/Charleston-County/South-Carolina/Historic-Preservation-Commission-approves-three-10-Mile-district-projects-amid-neighborhood-protests-and-calls-for-an-area-character-appraisal","https://secure.pipeline.soar.com/5979308-c8cac91e930426133a7e79936f8ea186/orig.mp4?Expires=1770385379&Signature=Ez~rDlO4G0iUfuJyPDdqWYy2XYOVG7Iy~kUXDUKka3Hpa2Yi3Np1HgKcJHPa-kOPQVP8SqKeIxlmEeALWGY5JZf32B7Icvmi049udBl2Fpvpma5rE8DEjZ2Zdz0t848QcNx3G2cjGgp7ZYORHTDc-DhBA9m3Md8ND1yBFaG9~64CB54rRToajig3wGu5W8N42pIJGvinbZo4gifPGE5fZpBTwoPWV1~6iLHCCQ8JoC~EOmh62dDxU~NgS1W2uEDT9sutCh-iq~hHtz9MLyL8KWteWqhjB4TI1~YCn7nmBXch3I5JPR1W-KSElCo1XwS827AhmbpRDpsWEo8Le9950Q__&Key-Pair-Id=KUT5TJCACFTXG","Charleston County’s Historic Preservation Commission on Sept. 17 approved three separate certificate of historic appropriateness requests for properties inside the 10 Mile Community Historic District — a 1,200‑square‑foot elevated two‑story home with drive‑under garage at 3801 Tim Askew Lane; a 2,800‑square‑foot, two‑and‑a‑half‑story single‑family home at 3858 Abe White Road; and façade and foundation revisions to a previously approved 2,823‑square‑foot home at 3910 Nelson View Drive — while hearing repeated appeals from neighborhood residents for clearer area standards.

Staff presenters described the 10 Mile district as recently designated and noted that the county’s designation did not define an architectural character but did identify cultural and historic settlement patterns. For the Tim Askew Lane application, staff said the proposed modest 1,200‑square‑foot design fits within existing lot sizes along the lane and recommended approval subject to provisions that major changes return to the commission. The commission approved that application, with one commissioner abstaining.

The Abe White Road application — a larger home on a lot that had been cleared prior to current ownership — was approved with a staff condition requiring two street trees to be planted between the home and the road to mitigate visual impacts; the vote was split (4 ayes, 1 nay, 2 abstentions). Staff noted the higher profile of the proposed Abe White house compared with adjacent bungalows and manufactured homes but concluded that tree plantings could mitigate streetscape impacts.

For the Nelson View Drive item, the owner sought to modify a previously approved plan by increasing foundation height from a 6‑inch slab to a 24‑inch raised foundation, changing roof materials to shingles, switching front siding to board‑and‑batten and adding a rear porch fireplace. Staff found the changes compatible with surrounding new development and recommended approval; the commission approved that modification with a close vote (4 ayes, 2 nays, 1 abstention).

Throughout these items, community members urged the county to accelerate work on an area character appraisal (ACA) and a possible overlay zoning standard to codify what residents say is the desired look and scale for new construction in the 10 Mile neighborhood. Fran White of the 10 Mile Neighborhood Association told commissioners the parcel subject to the Tim Askew request was previously designated HOA open green space and noted persistent flooding concerns and a desire to protect tree cover. Commissioner Michael German and others said they supported community efforts to finalize an ACA and overlay but urged the neighborhood and staff to complete the work to provide clearer standards for future applications.

All three approvals included the standard staff condition that major changes return to the commission under Section 21‑5 of the Historic Preservation Ordinance; several votes included abstentions or nays, reflecting commissioners’ differing views on how to weigh current ordinance criteria against neighborhood calls for new overlay protections.","The commission approved three separate certificates of historic appropriateness in the 10 Mile Community—one single‑family home on Tim Askew Lane, one on Abe White Road and façade revisions at Nelson View Drive—while residents urged faster adoption of an area‑of‑character appraisal and an overlay to guide future decisions.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},5979313,"Commission approves two new office buildings near Boone Hall after design revisions",547,2957000,3504000,"/Search/View?dp=1&key=5774676-2e8c16053cc40e0607f92590a0f54de8&start=2957&end=3504","https://assets.pipeline.soar.com/5774676-2e8c16053cc40e0607f92590a0f54de8/thumbnail_2957000.jpg","/articles/5979313/Charleston-County/South-Carolina/Commission-approves-two-new-office-buildings-near-Boone-Hall-after-design-revisions","https://secure.pipeline.soar.com/5979313-9389478b3d7278aaf46cd9cbf9132112/orig.mp4?Expires=1770385379&Signature=JDP1ilGKCk5chRLD1I6-OK0lh8kXOuQ-0ISahc9xqcZ7TTkToOShWocSUPO-pbPL8kYQLyXonSTS-COep5F00E9K1v3ruR0WE~7tF9gT3m7XJbrWZbO~91o5pxQxwhRVt5pMFgpuD-Re9Xj6yvcU8yTUQSK-2O-ZvHvsDbztDek8a4oFIr~yLsVxgqVGX9OXUq3avJ3x3Jp2e37foMsbt43PiknSKS9NFTaYZuakj9HMFs62nzqhY3usev9DaRafY18GFjjaIhSu9br2kFeijzaPjPRL7NyHqxRt7l8SPbjtP2LGLzlkjFTknRrY7cyLJ1Sp39-ZoTaJUCjr-ALZGA__&Key-Pair-Id=KUT5TJCACFTXG","The Charleston County Historic Preservation Commission on Sept. 17 approved a certificate of historic appropriateness for the construction of two single‑story office buildings (about 4,060 square feet each) and associated site improvements on a 1.98‑acre parcel at 2521 Highway 17 North. The property lies within 300 feet of Boone Hall Plantation, a National Register historic property. Staff reported the buildings were revised after a conceptual plan workshop: the applicant reduced building dimensions, adjusted roof slope and materials, increased porches and altered colors and window trim to better match the on‑site existing warehouse.

Emily Pickett told the commission the proposal would place the new buildings to the rear of an existing retail warehouse and that the portion of Boone Hall closest to the parcel contains undeveloped forest with no identified contributing resources visible toward the subject site. Staff concluded the design changes and placement made adverse effects unlikely and recommended approval with one condition: any major changes must return to the commission under Section 21‑5 of the Historic Preservation Ordinance.

One letter of support had been received and public comment at the meeting was limited; commissioners asked staff to confirm that applicant design revisions addressed prior concerns about scale and materials. After discussion, a motion to approve the certificate—citing criteria that the buildings are compatible in scale, massing and materials and that no negative impacts were identified—passed by unanimous vote. The commission’s approval applies solely to the plans presented; any substantive modifications will require further review.","The commission approved construction of two 4,060-square-foot office buildings at 2521 Highway 17 North, within 300 feet of Boone Hall Plantation, after the applicant reduced building size and adjusted materials and porches following a June conceptual review.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},5979319,"Historic Phillips-area church cleared to add gravel parking and signage with condition to move freestanding sign",1172,1757000,2929000,"/Search/View?dp=1&key=5774676-2e8c16053cc40e0607f92590a0f54de8&start=1757&end=2929","https://assets.pipeline.soar.com/5774676-2e8c16053cc40e0607f92590a0f54de8/thumbnail_1757000.jpg","/articles/5979319/Charleston-County/South-Carolina/Historic-Phillips-area-church-cleared-to-add-gravel-parking-and-signage-with-condition-to-move-freestanding-sign","https://secure.pipeline.soar.com/5979319-a7613a7f09283567134578baaaff2409/orig.mp4?Expires=1770385379&Signature=UpntsyIRrp~dTdotlpNLiv~hf7SE5vDNwE0Q6o-IxLAyaXUMLzOhFh4azjEYDoi4yqP42eXIbZX10X-WnsjmvxMZ169TzFS1Q~Qc0feCIM3GnIFzvvVVDoSaV85LknpZUztWY0S72wQwQhPc~NqutvB56OQq5pItoKo2FpOAbwogTgKeAR4mtm~10yzKTC2dPmtDM5GX4dh5L9tR6WAq9JFJZWPv2TGJFmEruNZ2Jz5cOQ1DOk~r8eBYiBlnuP~--tGfn3newfo783q7CXhMNemTu52R~SIttECjOtNXWsmjsqQRmOj3F1Cl4nVW0Qfa4ptFIq9YSabQyTIQCX2V6g__&Key-Pair-Id=KUT5TJCACFTXG","The Charleston County Historic Preservation Commission on Sept. 17 approved a certificate of historic appropriateness allowing a church on Bennett Charles Road in the Phillips Community Historic District to convert a grass area to a gravel parking lot, add a 615-square-foot ADA concrete parking pad and install one wall sign and one freestanding sign, conditioned on relocating the freestanding sign away from the church’s primary view and in compliance with vision‑clearance rules. Staff said the building is a contributing resource to the Phillips Community National Register listing and recommended approval with two conditions: move the freestanding sign to the opposite side of the vehicular access to avoid obstructing the view of the historic church, and require any major changes to return to the commission.

The application proposed wheel stops for a gravel area, a concrete ADA parking pad tied into existing sidewalk and minimal wall signage mounted in the pediment above the church’s front entry. Staff’s presentation noted the church building is a one‑story concrete block contributing resource with a pedimented portico and historic plaques and that the freestanding sign placement as proposed would impede views of the church from Bennett Charles Road. Emily Pickett, the planning staff presenter, said the applicant had minimized exterior changes to preserve the church’s historic context and that the wall sign could be removed in the future without damaging historic fabric.

Public comment at the meeting came from members of the congregation and neighbors. Wasim Rafla identified himself as a church board member and said, \"We bought this church in June... our intention is to keep it as a church.\" Ibrahim Caldas, the church treasurer, said the congregation planned to work with the Phillips community and would “bend backwards” to accommodate neighbors. Richard Habersham, who lives across the street, said the congregation had engaged with the neighborhood and that he welcomed the church as an asset.

Commission discussion focused on the sign placement and materials. Pickett confirmed the freestanding sign materials would be a combination of aluminum and PVC and that the wall sign options were either PVC letters painted or an aluminum composite panel with printed vinyl. Commissioners accepted staff’s recommendation that the freestanding sign be relocated to the opposite side of the vehicular access so it would not obstruct the view of the contributing resource and so it would comply with Article 9.7 (vision clearance and sight distance) of the ZLDR (Zoning and Land Development Regulations).

Commissioner Amy Johnson moved approval incorporating staff conditions and Commissioner Donna Gardner offered an amendment making the relocation condition explicit; the motion passed unanimously. Chair English Hertel announced the approval and reminded the public that an appeal of the commission’s final decision to Circuit Court must be filed within 30 calendar days.

The commission’s action was limited to whether the proposed changes were compatible with the historic district and did not approve any other site alterations beyond those shown in the application.","The Historic Preservation Commission approved a request from a church in the Phillips Community Historic District to install a gravel parking area, an ADA pad and two signs, but required the freestanding sign be relocated away from the church’s primary view and vision clearance standards.","actionData","errors"]

Article not found

Commission rejects large accessory structure in Hamlin Beach after residents raise concerns about character and commercial use potential

Historic Preservation Commission approves three 10 Mile district projects amid neighborhood protests and calls for an area-character appraisal

Commission approves two new office buildings near Boone Hall after design revisions

Historic Phillips-area church cleared to add gravel parking and signage with condition to move freestanding sign