Charleston County planning commissioners vote to disapprove Storybook Farm planned development

The Charleston County Planning Commission voted to disapprove a request to rezone parcels TMS 286-00-00-023 and 286-00-00-037 from Low Density Residential (R4) to the Storybook Farm Planned Development (PD-192), a proposal that would have allowed up to 147 multifamily units, including a minimum of seven workforce dwelling units.

Staff said the proposal failed to meet the county's approval criteria because its proposed density significantly exceeded the comprehensive plan's recommended range for the site. "Because one or more of the approval criteria is not met, staff recommends disapproval," Marshae Miller, planning staff presenting the case, told commissioners.

The staff presentation described the site's current use (a horse farm on the larger parcel and a single-family residence on the smaller parcel), noted portions of the property lie in FEMA flood zones (shaded X, AE7 and AE9), and summarized proposed project features: six multifamily buildings, community gathering space that would comprise approximately 30—6% of the project area, accessory amenities (community gardens, dog parks, pool, courts), and a traffic mitigation plan that included an eastbound left-turn lane on Beas Ferry Road and a second driveway on Bear Swamp Road.

Staff said the PD sought a maximum density of about 14 units per acre compared with the comprehensive plan's recommended 1—4 units per acre for the'site's Urban-Suburban Cultural Community Protection future land use. The presentation also said the county's density-bonus provision for plan developments requires at least 30% of units to be affordable to qualify; the applicant proposed seven workforce units, or roughly 5% of the total.

Tim Lenjin, regional entitlement manager with NVR and lead applicant presenter, framed the project as addressing Charleston County's housing shortage and providing a "missing middle" product type, and said the seven workforce units would be deed-restricted for 20 years. Lenjin said the site falls inside the county's urban growth boundary and that the developer had conducted multiple community meetings with nearby neighborhoods and the Light of Christ Ministries.

Public comment strongly opposed the rezoning. Speakers cited traffic congestion on Beas Ferry and Bear Swamp roads, flooding concerns, and potential impacts to the Red Top historic settlement community. Emma Berry, communities and transportation project manager for the Coastal Conservation League, said the parcel's location near the urban growth boundary made a high-density development inappropriate and urged commissioners to consider the community-character provisions in the comprehensive plan. Several residents noted the project would add hundreds of vehicle trips and urged a higher percentage of workforce housing or other mitigations.

Commission deliberations referenced the staff findings, public opposition and the principle that plan developments should provide community benefits in exchange for additional density. One commissioner said the public had "spoken" and that the benefits claimed by the applicant did not clearly offset the increased density. Commissioner Luke Morris, who also spoke during deliberations, agreed the county needs housing but said the proposal, as presented, would reinforce negative perceptions of density because of its scale and site layout.

A motion "to accept the staff recommendation" (staff recommended disapproval) was made and seconded. The roll call vote was: Commissioner Logan Davis, Aye; Commissioner Lesane, Recused; Chair Cindy Floyd, Aye; Commissioner Warwick Jones, Aye; Commissioner David Kent, Aye; Commissioner Luke Morris, Aye; Vice Chair Pilatos, Aye; Commissioner Susan Cox, Aye. The motion passed with seven ayes and one recusal. The commission recorded 183 written comments in opposition and six in support (including two letters) as of April 10, 2025.

The denial at the planning commission does not end the case. County Council will hold a public hearing on the request on May 13, 2025, at 6:30 p.m. in Council Chambers and the Planning & Public Works Committee will consider the item on May 22, 2025, at 5 p.m.; council must still complete three readings for any final rezoning decision.

Details recorded in the staff report and public input included suggested conditions if the PD were approved (site plan review, updated coordination letters from Postal Service, Charleston County Sheriff's Office, Fire Department, and Charleston County EMS) and the applicant's plan to pursue a FEMA Letter of Map Revision (LOMAR) for portions of the site that now lie in the AE flood zone.