Commission recommends rezoning in Jedburgh area with covenant remediation condition after neighborhood opposition

The Berkeley County Planning Commission recommended approval of a rezoning request for a 2.06‑acre parcel on Drop Off Drive in the Jedburgh/Vineyard Boulevard area (TMS 207‑00‑02‑015) from rural residential to Rural Neighborhood Commercial (RNC), with conditions that include verification of intended use, mitigation of impacts, submission of any required traffic impact analysis and remediation of conflicting subdivision covenants.

Planning staff said the property sits within future land use categories that include growth corridors, mixed‑use centers, suburban communities and rural living, and that the requested RNC zoning aligns with the 2020 Comprehensive Plan. Staff emphasized that no specific intended use was submitted with the application and recommended additional information to ensure the proposed use would be allowable in RNC and to assess project‑specific impacts, off‑site mitigation and the Jedburgh Corridor study contribution amount.

Nick Mazzilli, a realtor representing the property owners, told the commission that several local businesses had expressed interest, and that prospective uses might include a small convenience store, coffee shop or low‑impact repair shop. He said the RNC district is “more so of low impact zoning” and expressed a preference for a local business over a large chain or noisy use.

Multiple nearby residents spoke in opposition. Jose Manuel Guerrero Rubio (110 Vineyard Boulevard) said he opposed developments such as gas stations or late‑night restaurants near his home because of noise, traffic and safety concerns for his child. Another resident at 120 Vineyard Boulevard described current traffic congestion on Drop Off Drive and the difficulty residents have exiting the neighborhood. The commission counted eight people in the room who raised their hands in opposition during the public‑comment portion.

Commissioners debated conditions before voting. Commissioner Kearns moved to approve the rezoning with verification of intended use and mitigation; the motion was modified on the floor to add “covenant remediation” to address existing Vineyard Route subdivision covenants that may restrict the parcel’s permitted uses. The motion carried; the chair advised anyone in opposition to follow the application through county council because the Planning Commission’s action is a recommendation.

Staff recommended that the applicant or purchaser coordinate with the Vineyard Route community regarding covenant amendments and be prepared to submit a TIA and contribute to the Jedburgh Corridor study if required. If county council denies the rezoning, the parcel would remain subject to residential zoning standards. The recommendation now proceeds to county council for final action.