NVR proposes 144 for-sale condominiums at Storybook Farms in West Ashley; neighbors cite flooding, traffic and affordability concerns

NVR representatives told the Charleston County Planning Commission workshop they plan Storybook Farms as a 144-unit, for-sale condominium community near the intersection of Bees Ferry Road and Bear Swamp Road in West Ashley and described measures intended to address traffic, stormwater and neighborhood access.

The developer said the project would be for sale only — “There will be no rental. There will be 144 total units in the development,” Tim Lenjin, entitlement manager for NVR, told the commission — and that the units are intended to provide an “attainable” entry price point for West Ashley buyers. The team said it expects individual units to range roughly 1,200 to 1,500 square feet and that buildings would be four stories with about 24 units per building.

Why it matters: The site lies inside the county’s urban growth boundary and near established neighborhoods and churches. The proposal includes right-of-way and turn-lane work on Bees Ferry Road that the applicant said SCDOT has reviewed and approved; neighbors and community groups said flooding, traffic and insufficient community outreach remain unresolved.

Key project details presented by the applicant

- Units and housing mix: 144 for-sale condominium units; buildings with internal corridors and elevators; unit sizes presented at about 1,200–1,500 square feet. The applicant said no units would be offered as rentals.

- Workforce/affordability: The applicant said 5% of units (seven units) would be deed-restricted as workforce housing at 80% of area median income for a 20-year term, and that deed-restricted units would be integrated across buildings.

- Open space, buffer and site features: The developer said the project would provide about 50% open space (roughly five acres), a 50-foot buffer along Bees Ferry Road, sidewalks on both sides of internal streets, trails around the stormwater pond and connection to Bees Ferry’s multiuse path. The team also described community-minded amenities such as a community garden and dog park.

- Traffic and access: The applicant presented a DOT-reviewed traffic study recommending an eastbound left-turn lane on Bees Ferry into the site and said the left-turn and other turn-lane improvements would be installed before any certificates of occupancy. The plan shows two vehicular entrances: a full-movement entrance on Bees Ferry and a second access on Bear Swamp Road that the team said would also serve a nearby church.

- Floodplain and stormwater: The team said most of the site is in FEMA Zone X but a portion is in an AE flood zone; the applicant said engineers will work with FEMA during design to raise base flood elevations where feasible. The plan includes a pond and engineered stormwater detention sized to county and DES standards.

Public comment and neighborhood concerns

Representatives of the Red Top Improvement Association and other neighbors said they were not sufficiently engaged during early outreach and that local flooding and traffic are principal concerns. Jamal Wright, vice president of the Red Top Improvement Association, told the commission, “As a community, as a whole, we do not support this project,” citing flooding at the Lovely Hill church property, traffic at the Bees Ferry/Bear Swamp intersection and a perceived lack of meaningful neighborhood engagement.

Commissioner questions and commentary

Commissioners asked for details on unit size, condominium regime fees and long-term affordability, how flood risks would be addressed, and whether the project could include a broader mix of housing types (duplexes, triplexes or smaller attached units) to improve affordability without relying solely on deed restrictions. One commissioner urged the developer to consider a “missing middle” mix of unit types so market forces can yield a range of price points and to limit expensive common-area amenities that drive higher monthly fees.

What the applicant agreed to provide

Commissioners and staff asked the applicant to provide final engineering on stormwater and FEMA-base-flood elevation work, an explicit estimate of impervious surface and maintenance-cost assumptions for common elements, and documentation of coordination with the Light of Christ Ministries Church regarding the Bear Swamp access and parking improvements. The applicant said the DOT-required left-turn lane on Bees Ferry would be installed before any residents move in.

Outcome and next steps

No formal action was taken at the workshop. The applicant said it will continue meetings with neighbors and refine engineering and design details ahead of a formal PD application and subsequent review.