Board of Zoning Appeals approves reduced setbacks for warehouse at 1879–1889 Hampton Avenue

The North Charleston Board of Zoning Appeals on May 4 approved variances permitting a proposed 6,000-square-foot warehouse at 1879–1889 Hampton Avenue to be built with reduced front, side and rear setbacks and a smaller Type C buffer, contingent on conditions recommended by staff.

Staff presented the application and said the property is in the M-2 Heavy Industrial district and measures roughly 100 by 140–175 feet (about 15,865 square feet). To accommodate a 6,000-square-foot building on the narrow lot, the applicant requested reducing the front setback to 7 feet and side/rear setbacks to 5 feet, with a 15-foot side setback where the site adjoins residential use. The applicant also sought to reduce the Type C buffer required by Section 6.12.c.3 from 20 to 10 feet adjacent to a residential parcel.

Staff walked the board through the variance findings required by Section 7.7.3 of the zoning code and recommended approval. Staff told the board the parcel's small size (0.36 acres) and irregular dimensions amount to an extraordinary and exceptional condition that is unique to this property and that strict compliance would severely limit the ability to develop the site for industrial use. Staff further recommended approval only if the applicant constructs a firewall meeting the city building code along any property line where the setback is less than 10 feet and if the reduced buffer is accompanied by an 8-foot opaque fence with plantings located between the building and the fence; staff also said understory tree counts may be reduced by half if evergreen species are used.

The applicant, representing DIGS Imports, summarized the request as driven by lot size rather than use. "We're essentially, in summary, we're asking for a variance because of the unusual size of the site, not because of the use," the applicant said, adding that the owner assembled five parcels to create the site and that the proposed furniture warehouse would be a low-traffic use compatible with nearby industrial operations.

Board members asked staff and the applicant to show exhibits locating the adjacent residential parcel (to the west) and confirming on-site vegetation. Staff said there are no qualifying trees on the subject parcel and that brush visible in aerial images is on the neighboring lot. When asked about acceptable fencing, staff said the ordinance requires an 8-foot opaque fence (wood privacy, masonry block, or chain link with opaque slats are typical) and that the fence is normally located 5–10 feet from the property line.

A board member moved to approve the variances with the conditions stated in the staff report (firewall where setbacks are under 10 feet; reduced buffer to 10 feet with an 8-foot opaque fence and adjusted plantings). A second followed. In a roll call, members present (Mister Klauser; Mister Closser; Miss Harper; Mister McQueen; Mister Callahan; Miss Morrow) each voted "yes," and the chair announced the variance request approved.

The board's approval is limited to the variances and the specific conditions described at the hearing; no changes to the city's zoning map or code were adopted.

Clarifying details: the parcel area was given in the staff presentation as approximately 15,865 square feet (about 0.36 acres); the proposed building footprint is 6,000 square feet; the requested front setback reduction is to 7 feet; the requested side/rear setback reductions are to 5 feet except a 15-foot side setback adjacent to residential use; the Type C buffer reduction requested was from 20 to 10 feet, with understory tree counts potentially reduced by half if evergreen species are used.

The board concluded the item after the vote and the chair announced adjournment.