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Planning commission disapproves rezoning request for Beas Ferry Road property after debate over density and affordable housing
Summary
The commission followed staff’s recommendation to disapprove a requested change from R-4 to UR zoning for several Beas Ferry Road parcels; proponents said the plan would include deed-restricted attainable homes while opponents, neighbors and preservation advocates cited traffic, flooding and comprehensive-plan inconsistency.
The Charleston County Planning Commission voted to disapprove a request to rezone several parcels on Beas Ferry Road from R-4 (low-density residential) to UR (urban residential).
Staff said the county’s comprehensive plan designates the parcels for low-density single-family development and found the UR zoning would allow densities—up to 16 dwelling units per acre—that conflict with the future land use designation and surrounding properties. Staff recommended disapproval because the proposed zoning did not meet approval criteria.
The applicants and supporters framed the request as a way to deliver for-sale attainable housing. Tony Berry, a Mount Pleasant-based land developer, said his company built roughly 150 homes regionally and proposed a 100-unit, for-sale townhome community with deed restrictions reserving 15 units as attainable housing for households earning no more than 120% of area median income. “We are proposing to build a 100 new townhomes of which 85 would be market rate and 15 would be attainable,” Berry said, and described a proposed 75-year deed restriction and plans to use third-party nonprofit Origin SC for income verification and resale enforcement.
Opponents raised infrastructure and conservation concerns. Melody Dover, a Red Top community resident, said, “Nothing has changed … The infrastructure still remains the same. We still have traffic problem … We can't even get out of 17 on the 4 way highway safely. And now Beas Ferry and Bear Swamp is being impacted. We're already having problems with flooding.” Sam Spence of the Preservation Society of Charleston urged the commission to follow staff’s recommendation and called attention to the comprehensive-plan designation and past commission action opposing a denser plan earlier this year.
Commissioners asked technical questions about how deed restrictions would be enforced and whether a rezoning could be legally tied to a deed restriction; staff advised the planning commission that it should not condition a rezoning on a deed restriction and that any such legal mechanism would be a matter for the county attorney and County Council.
After public comment and commission discussion, a motion to disapprove the rezoning per staff recommendation carried. The commission’s recorded roll-call comments included ‘Nay’ from Commissioner Davis and Commissioner Kent and ‘Aye’ votes from Chair Cindy Floyd, Commissioner Jones, Commissioner Morris, Vice Chair Pilatos and Commissioner Cox; the chair declared the motion to disapprove passed. The commission’s disapproval sends the matter to County Council with a negative recommendation. Planning staff noted the council will hold a public hearing Nov. 13, 2025, and the item will appear before the council’s Planning and Public Works Committee Nov. 20, 2025; County Council retains discretion on subsequent readings and final action.
The debate highlighted recurring tensions in Charleston County land use decisions: staff and preservation advocates emphasized consistency with the comprehensive plan and infrastructure limits, while developers and housing advocates urged flexibility and deed-restricted attainability commitments as tools for producing more for-sale housing.
