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Commission denies rezoning in Old Florida State neighborhood amid stormwater, infrastructure concerns
Summary
The planning commission voted to deny a request to rezone three parcels in the Old Florida State neighborhood from R1M(A) to R2 after neighbors and staff raised concerns that smaller-lot zoning could increase impervious surface area without full stormwater review.
Dorchester County planning commissioners denied an application to rezone three properties in the Old Florida State neighborhood (Bridal Drive/Ladson area) from R1M(A) (single-family/manufactured) to R2 (single-family residential). The applicant sought the change to subdivide the lots and increase density from three units to five lots, according to the application.
Staff analysis flagged stormwater and infrastructure concerns. The applicant and his engineer, Howard Ray of HRC Engineers, acknowledged the neighborhood lacks modern stormwater infrastructure and said the applicant could propose mitigation measures such as infiltration galleries, rain gardens or dry wells. Staff noted that minor subdivisions changing three lots into five would likely be reviewed administratively at staff level and not subject to the more thorough Technical Review Committee (TRC) preliminary-infrastructure review that accompanies major subdivisions. "Minor subdivisions do not have to go to the technical review committee unless they are constructing a new road," staff said.
Neighbors and multiple residents spoke in opposition at the public hearing. Joseph Hutchison, who lives at 107 Harrow Drive, said heavy fill had been deposited and that culverts and other work had been done without permits. "You can only do 2 houses, not 3," Hutchison said, referring to the existing lot sizes and current zoning. Tabitha Carter, representing residents of Old Florida State, urged denial to avoid "spot zoning" that could overload neighborhood infrastructure and raise safety and traffic concerns because current neighborhood street patterns limit access points.
Commissioners and staff debated the implications of rezoning for precedent in the area, and whether incremental lot-by-lot conversions to R2 across an older neighborhood would cumulatively increase impervious surface and worsen flooding. A number of commissioners expressed concern that allowing minor subdivisions to skirt full stormwater review would exacerbate existing drainage problems. One commissioner summarized: rezoning would permit higher net density and could set a precedent for more intensive redevelopment in an area without modern stormwater systems.
After public comment and discussion, a motion to deny the rezoning was made, seconded and carried; the clerk announced "The motion is denied." Several residents had signed and delivered written opposition prior to the meeting. Staff recorded multiple phone calls and three written comments in opposition to the request prior to the hearing.
