Planning commission approves conditional waiver for Maple Ridge Station despite historic‑review concerns

The Berkeley County Planning Commission on June 1 approved a waiver to Section 512 — which requires a certificate of appropriateness for structures within 1,000 feet of a National Register historic property — for the Maple Ridge Station project, contingent on buffer and screening requirements to be provided when the site concept and detailed plans are submitted.

The project applicant proposes four commercial outlots and one remainder on roughly 58 acres along Hedgesville Road, including a 33,100‑square‑foot multi‑bay vehicle and truck maintenance facility on a 15.11‑acre parcel. The waiver vote passed 3–2; Commissioners Tim Lewis and Mike Bush opposed the conditional approval.

The project prompted procedural objections from Commissioner Mike Bush, who argued the Commission should not waive requirements without first receiving input from specialized review agencies. "I do not believe the Commission can waive a requirement without input of the agency," Bush said during debate, stressing the need to follow the ordinance's review pathways for potential historic impacts.

Historic Landmarks Chair Susan Crowell told the Commission her committee had not yet received a formal application and described the local review process, which typically includes a public hearing and a recommendation to the Planning Commission. "If anyone has any trouble filling out the application, our office will gladly help," Crowell said, urging that the local landmarks review occur before a final determination on appropriateness.

Applicant Rick Cole, who said he purchased the property in 2024, argued the proposed commercial construction would not alter the existing historic house and described delays created by the ordinance change. "I purchased the property for 2.1 million dollars," Cole said, adding that he needs a portion of the acreage to expand his business and that he was not trying to alter the historic structure.

Counsel and staff described the waiver as the mechanism to avoid a certificate requirement in limited circumstances; staff recommended approval, concluding the site did not appear likely to produce the adverse effects the section intends to prevent. After earlier motions to deny and to accept the waiver failed for lack of a second, the Commission adopted a contingent approval: the waiver was approved on the condition that required buffer and screening be provided when Concept Plan and Detailed Site Plan submissions for Lots C‑1 and 3 are made.

Next steps: the applicant must include the buffer and screening measures at the time of subsequent submissions; the local Historic Landmarks office and the State Historic Preservation Office (SHPO) remain available to review any formal certificate of appropriateness application if one is filed.