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Charleston County BZA approves Dominion Energy substation expansion and three related variances with conditions
Summary
The BZA granted Dominion Energy a special exception to expand its Mount Pleasant-area substation and approved three related variances (curb cuts/sidewalk waiver, buffer reduction, and fence height) subject to staff-led site-plan review and conditions including opaque/visually compatible fencing and landscape buffering. Neighbors raised concerns about notice, construction traffic and loss of canopy.
MOUNT PLEASANT / CHARLESTON COUNTY — The Charleston County Board of Zoning Appeals on Nov. 3 approved a special exception for a major utility service to expand an existing Dominion Energy electrical substation at the Porter's Bluff / Sam Edwards area and granted three associated variances with conditions.
Dominion (represented by Taylor Reeves of Stantec and manager Larry Duffy) said the expansion is necessary to meet projected load growth identified in company studies and to add transmission capacity and routing redundancy. Reeves described the project footprint, stormwater detention pond and equipment layout; Duffy said proposed equipment to be sited in the expansion is non-noise-producing and routine maintenance cycles are infrequent (five‑year heavy maintenance cycles for some equipment).
The board approved the special exception, finding the use is compatible with the county comprehensive plan and existing site context, and it attached staff’s site-plan review condition. After approving the special exception, the board addressed three variances:
• Curb-cut/sidewalk variance (BZA-10-25-00910): Dominion asked to retain existing curb cuts and to waive the sidewalk installation requirement along portions of Sam Edwards Road and Porter's Bluff Road. Staff noted DOT and drainage constraints for sidewalk construction. The board approved the variance with staff conditions that require completion of site-plan review and consultation with DOT as needed.
• Buffer reduction (BZA-10-25-00911): Dominion requested reducing the 25‑foot vegetated buffer to 15 feet along a constrained jog of the site to accommodate a stormwater pond and maintenance shelf while preserving mature vegetation where possible. Staff recommended mitigation plantings and a maintenance shelf around the pond. The board approved the reduction with a condition that the applicant work with staff to preserve existing trees where feasible and implement a planting plan.
• Fence height/opacity (BZA-10-25-00912): Dominion sought an 8.5‑foot chain-link security fence. After neighbors pressed for a visually compatible, opaque solution, the board approved the fence but required Dominion to work with staff to provide an opaque or privacy screening (for example slats or additional planting) so the fencing and buffer are visually compatible with adjacent residential areas.
Residents raised three recurring concerns: (1) lack of early neighborhood outreach, (2) construction and maintenance traffic on narrow residential roads, and (3) tree removal and buffer adequacy. Board members acknowledged those concerns; several asked Dominion to work directly with neighbors during the site-plan phase. “We’re willing to work with the community,” Taylor Reeves said.
Vote and next steps: The special exception and the three variances passed (motions included staff‑recommended conditions). Staff told the applicant to complete site‑plan review prior to permit issuance and to coordinate on buffer plantings and fence screening. Neighbors were advised to monitor postings and sign up as parties of interest for follow-up notices.
What’s next: Staff will oversee landscape and fencing details in site-plan review and will communicate required DOT coordination, permit steps and neighbor notification steps within 10 days.
