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Commission discusses affordable housing tools: ADUs, tax credits and inclusionary zoning
Summary
Commissioners examined local workforce incomes, the Low-Income Housing Tax Credit model, and zoning tools — accessory dwelling units, upzoning and inclusionary approaches — and asked staff to research state bill S 3091/H 3091 and examples from Charleston County.
Commissioners opened a broad discussion about affordable and workforce housing after finishing the zoning and amenity-space topics.
A commissioner summarized local wage bands for nurses, electricians, teachers and firefighters and warned that the price of newly subdivided homes will likely be out of reach for many single‑earner households. The meeting then reviewed three common zoning strategies for increasing affordable housing production: accessory dwelling units (ADUs), upzoning (more units per lot) and inclusionary zoning tied to incentives or buyouts.
The planning manager explained the Low-Income Housing Tax Credit (LIHTC) mechanism and how nearby jurisdictions use density bonuses, fee waivers and expedited permitting to attract developers to build units restricted to, for example, 80% of area median income. Commissioners noted Charleston County and other local governments have used density bonuses and fee waivers to produce affordable units and suggested similar incentives could be tailored to the town.
The group also referenced pending state legislation (cited as S 3091 / H 3091) that would allow municipalities greater flexibility for inclusionary zoning and infrastructure standards. Commissioners asked staff to research the bill, the local costs and grant opportunities, and return with options — including whether deed restrictions or covenants should run for 20–30 years for tax-credit projects.
No policy changes were adopted during the meeting; commissioners agreed affordable housing requires deeper study, intergovernmental coordination and grant‑writing capacity before a local program could be launched.
