Planning commission recommends rezoning of 11-acre Birch Church Road parcel to T3 Neighborhood

The Beaufort County Planning Commission voted to recommend approval of a zoning map amendment for an 11-acre parcel on Birch Church Road that would consolidate split zoning into T3 Neighborhood and clear the way for a proposed 50-lot single-family subdivision.

Staff planner Rob Merchant said the site, directly across Birch Church Road from M.C. Riley Elementary School, currently contains two mobile home parks with “approximately 35 to 40 units.” He told the commission the proposal would correct an outdated split zoning created by old property lines and would not increase total trip generation enough to require a traffic impact analysis. "We believe that this . . . is consistent with the comprehensive plan," Merchant said.

The change would replace a mixed T4 Hamlet Center / T3 Hamlet Neighborhood split with a single T3 Neighborhood designation, Merchant said, and staff recommended approval. Andy Klauserman of Davidson Floyd Engineering, representing the applicant, said the owner intends to tie the site to public water and sewer and that older lot lines produced the irregular zoning boundary. "We are going to try to put it on public water and sewer," Klauserman told the commission.

Commission discussion focused on occupancy, displacement and utilities. Commissioner John asked whether the existing mobile home parks are a nonconforming use; Merchant replied they are a continuing nonconforming use that can remain but generally cannot expand beyond 15 percent. Commissioners pressed for clarity about how many units are occupied and where current residents would go if redevelopment proceeds; Merchant and Klauserman said the exact occupancy and relocation arrangements were not known and would depend on negotiations among multiple lot owners.

Several commissioners and members of the public asked about sewer service. Merchant said Beaufort-Jasper Water and Sewer Authority (BJWSA) had indicated proximity to water and sewer and that the applicant had reached out to BJWSA; Klauserman said some existing systems are drain or spray fields and that the developer intends to connect to public sewer. William Smith, identifying himself as a school board member, said the district had not been contacted in a way he recognized and urged the county to coordinate with the school system on traffic and access issues.

After public comment and deliberation the commission made a motion to recommend approval based on the staff report and testimony. The commission recorded a voice vote and the chair said the motion passed and will be forwarded to county council through the Natural Resources Committee.

The commission recorded a majority vote in favor; the vote was taken by raised hands and recorded as passing (yes: 5; no: 2). The recommendation to council moves forward; final approval, if any, will be made by county council.

Notes and next steps: staff will continue technical review of utility connections and subdivision details; the zoning recommendation will be transmitted to county council via the Natural Resources Committee for consideration.