Edgefield County planning panel reviews draft landscaping, tree-preservation and buffer rules

Unidentified Speaker 2 (role not specified) told the County Planning Commission at a Sept. 12 work session that staff is drafting changes to landscaping and buffer requirements for subdivisions and large retail in the Highway Overlay District and will return refined language for formal action at a later meeting. "This is just a list for them to choose from," Speaker 2 said of the draft preferred tree-and-plant list offered to developers.

Why it matters: The proposals would change how developers meet green-space and buffer requirements, shift some obligations from continuous screening to quantified landscaping, and add tree-preservation measures intended to maintain canopy and the county’s natural topography. Commissioners noted the changes could affect how subdivisions are designed, how visible commercial signage remains, and whether developers rely on clustered plantings to meet requirements.

Key proposals and context

Preferred plant list and prohibited species: Staff circulated a draft preferred plant list compiled from Charleston, North Augusta, Aiken County and Lexington County and recommended expert review from Clemson Extension. The draft flags prohibited species; Speaker 2 said one example is the Bradford pear, noting, "That is because, they sterilize or they hinder the growth of our peach trees." Commissioners asked staff to condense the list after expert input so species are tailored to Edgefield County conditions.

Buffering and the Highway Overlay District: The current Highway Overlay District language requires continuous screening around large-scale retail. Speaker 2 argued that continuous screening can hide businesses and deter investment and proposed replacing it with a lighter landscaping requirement plus clear sightlines for signage. As an example of a simpler standard, staff suggested numeric requirements (e.g., per 100 feet: one large tree, one small tree and specified shrubs) to balance visibility and screening.

Tree preservation and grading: Staff previewed a separate tree-preservation approach focused on preserving larger "trophy" or "grand" trees. Speaker 2 described the measurement threshold as roughly a 25-inch diameter measured at about 4.5 feet above ground for preserved specimen trees and said they will return draft replacement rules if preservation is not feasible. Commissioners also discussed grading practices; staff said an outright ban on mass grading may be difficult and that tiered grading—designing subdivisions around existing topography and tree surveys—could be a practical alternative.

Green space and detention ponds: Staff recommended clarifying what counts as green space. Commissioners agreed retention ponds that provide usable open space may count, but detention ponds that periodically fill should not. Speaker 2 noted detention ponds are currently required to have a 4-foot fence for safety and proposed adding vegetative buffering around fenced detention ponds along road corridors to screen unattractive fencing.

Open storage and grandfathered uses: Staff proposed permanent screening for commercial open storage. Commissioners raised the example of shipping containers along Highway 25 that are grandfathered and thus not retroactively subject to new rules; staff said the property owner is improving appearance and that legal limits apply to existing, grandfathered uses.

Process, expert input and next steps: Speaker 2 said staff will seek horticultural review (Clemson Extension was mentioned), condense ordinance language from sample ordinances in other counties, and present revised drafts for commissioners to review and vote on at future meetings. Speaker 2 apologized for a late packet distribution and emphasized that the current meeting was intended for discussion rather than final action.

Quotes

"By state law, anything that is over 5 acres and does not create a new road is an exempt subdivision," Speaker 2 said when summarizing recent plat activity and statutory exemptions.

"This is just a list for them to choose from," Speaker 2 said of the preferred-plant list for developers.

Next steps: Staff will compile expert feedback, prepare condensed ordinance language (including tree-preservation thresholds and optional tier-grading approaches), and return a draft for formal consideration at a future meeting. No formal motions or votes were recorded on Sept. 12.