Commission hears lengthy "missing middle" housing presentation, considers targeted study
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Summary
A staff-led presentation on "missing middle" housing—duplexes, triplexes, townhomes—argued current zoning caps housing supply and raised policy options (removing attachment/detachment distinctions, reducing setbacks, node-based overlays). Commissioners directed staff to explore next steps and consider a subcommittee or partner outreach.
A planning-commission presentation reviewed the history of zoning, argued current regulations limit the supply of moderate-density housing, and proposed targeted policy changes to enable 'missing middle' housing such as duplexes, triplexes, fourplexes and small townhomes inside the urban growth boundary.
The presenter traced zoning’s evolution from safety-focused rules to Euclidean separation of uses and argued that building-code changes have made some zoning prescriptions (like large setbacks) less necessary for fire or health protection. The presentation included a local context: "The median house price, unfortunately, in Charleston County appears to be $611,000," the presenter stated, and noted that housing affordable to 80–120% AMI would be roughly $250,000–$370,000 given typical underwriting assumptions.
Policy ideas discussed included removing the formal distinction between attached/detached residential units, adjusting maximum lot sizes as density increases to encourage multiple ownerships, reducing or eliminating setbacks for certain urban contexts, and focusing changes to nodes within the urban growth boundary where denser development and improved connectivity can support transit and services. The presenter also proposed architectural guidance and block-scale measures to address aesthetics and community acceptance.
Commissioners and staff discussed practical obstacles—parking requirements, financing for missing-middle product types, special-exception workflows in R-4, and the need to coordinate with municipalities and SCDOT for street connectivity. Staff suggested starting with smaller changes and exploring node/overlay approaches, and the commission indicated interest in further study, possible subcommittee formation, and regional coordination with cities and the Council of Governments.
What’s next: Staff will return with options for next steps, including targeted code edits or a subcommittee to study missing-middle approaches and potential coordination with municipal partners.