Planning commission approves broad ZLDR amendments, clears agritourism and ADU clarifications; site‑lighting rules deferred for more study

The Charleston County Planning Commission approved a comprehensive package of Zoning and Land Development Regulations (ZLDR) amendments covering dimensional standards, accessory dwelling units (ADUs), agritourism, short-term rental procedures, buffers, signage and other items, while deferring a proposed change on rope lighting and some site-lighting language for further study.

Staff described the package as intended to implement the comprehensive plan, reduce Board of Zoning Appeals caseload and clarify administration of the ordinance. Major items approved by the commission included:

- Administrative setback relief on narrow rights of way and ingress/egress easements to reduce the number of variances that go to the Board of Zoning Appeals.

- Clarifications to ADU rules: ADUs may meet the maximum building height for the zoning district; additional setback requirements will be explicitly defined for ADUs placed in front of principal dwellings; detached ADUs must have separate electric meters to align with building code.

- Agritourism provisions: agritourism is permitted as an accessory agricultural use in AG-15, AG-10 and AG-8 zoning districts and allowed by special exception in the AGR district. Requirements include that the property be a bona fide agricultural operation, agritourism be subordinate to the agricultural use, the operator be the farm operator, a minimum lot size of 5 acres, and limited site-plan review. Attendance caps were proposed for small farms: up to 75 attendees for 5–10 acre parcels and up to 150 attendees for parcels larger than 10 acres. Staff reported receiving a petition supporting the agritourism amendment with 848 signatures.

- Dumpsters in agricultural districts: proposed rules require screening and set a minimum distance (200 feet) from adjacent residential dwellings for commercial dumpsters placed as agricultural accessory uses.

- Short-term rentals: required site plans drawn to engineering scale for all STRP applications and removal of the notarization requirement for annual renewals (affidavits still required).

- Use limits on nonstandard county roads: the amendments would prohibit uses other than single-family detached dwellings and manufactured housing units from using county nonstandard roads for access, a constraint intended to limit wear and safety issues on roads not built to county standards.

Staff presented background on other technical edits (double-frontage setback relief, Johns Island Maybank corridor clarifications, industrial-park sidewalk modifications, and a change increasing the allowed time to rebuild a legal nonconforming structure after damage from 12 months to 36 months). Presenters emphasized the amendments aim to reduce repetitive BZA cases and to provide clearer administration.

Public comment included Christine English of Kings Farm Market on Edisto Island, who urged approval of the agritourism provisions so small family farms could operate on agricultural land without rezoning. “Our food trailer clearly meets that definition. It is incidental as a small part of our overall functioning farm and subordinate, serving only what we enhance and grow and provide on our farm,” English said. Staff noted the agritourism petition had 848 signatures in support.

Commissioners discussed rope lighting and other site-lighting rules at length. Several commissioners and staff expressed concern about light pollution and different impacts in urban versus rural areas. After discussion the commission deferred the rope-lighting / site-lighting item for more study and then voted to approve the remainder of the package.

A motion to approve the package (excluding the lighting section) passed on roll call. The chair announced the ayes had it and the package (with lighting deferred) was recommended forward. The amendments will proceed to County Council for its consideration, including any public hearings and readings the council deems appropriate.