Planning commission recommends denial of 49.16‑acre rezoning after debate over veteran housing, traffic and compatibility

The Beaufort County Planning Commission unanimously recommended denial of a rezoning request for roughly 49.16 acres near Bluffton, after staff and commissioners raised concerns about compatibility with neighboring rural properties, site connectivity and whether the developer’s conceptual plans match the density allowed by C3 zoning.

Rob Merchant, the county planner presenting the application, told the commission the request would change eight parcels from T2 Rural to C3 Neighborhood Mixed Use and noted the most recent change to the proposal is the developer’s plan to set aside 24 units for veterans. Merchant warned that “the zoning amendment, in and of itself, that condition cannot be attached to the amendment,” and that any binding commitment about unit counts or affordability would need to be contained in a development agreement with county council.

County engineering staff presented a traffic impact analysis that staff said shows proposed access points meet SCDOT spacing and that nearby intersections would not fall below the county’s level‑of‑service threshold. Kevin, Beaufort County Engineering, said the consultant concluded “no signal is warranted there, because the volume of traffic at that particular location isn't high enough,” and that proposed turn‑lane storage lengths exceeded code minimums.

Despite the TIA findings and the developer’s offer of 24 affordable veteran units, staff recommended denial. Merchant said three of the rezoning criteria are related to compatibility and argued that two upzoned pockets surrounded by T2 rural parcels would create abrupt, incompatible development patterns next to existing residences. Staff also noted the parcel sits near Bluffton’s jurisdiction and that coordinated planning or annexation discussions would better address access and community compatibility.

Developers and veteran‑support groups described a nonprofit partnership to fund and operate the 24 units and accompanying wrap‑around services. Retired Admiral John Boomer Stufflebeam, speaking for the Lowcountry Veterans Housing Foundation, framed the proposal as housing plus support — training, medical links and employment help — and read a letter of support describing the effort as aligned with veterans‑service goals. Foundation partners described filing incorporation papers with the state and said an IRS 501(c)(3) application is pending.

Several commissioners and residents pressed the presenters for documentary evidence and a realistic timeline. One commissioner said the record presented a conceptual site plan that did not match the density rules of the C3 district and noted the traditional community plan (TCP) minimum acreage rules would complicate the eligibility of a smaller detached parcel. Sun City residents who live near Route 170 voiced concerns about traffic, noise and school capacity, citing packet numbers they said showed up to 245 total units on the larger development and warning of increased accidents on the corridor.

After extended questioning, public comment and debate over conditions that could be enforced only by development agreement, Commissioner (speaker 3) moved to recommend denial of the rezoning application; the motion was seconded and carried unanimously (commissioners recorded seven in favor, none opposed). The commission’s recommendation will be transmitted to county council for final action.

The commission’s record noted the community benefit of reserving 24 units for veterans, but the formal recommendation emphasized that rezoning alone does not lock those commitments and that concerns about compatibility, connectivity and conformance with the county’s future‑land‑use mapping remained unresolved. The commission’s chair closed the item by urging county leaders to explore other ways to partner with the foundation to address veteran housing needs in Beaufort County.

Next steps: the rezoning recommendation will go to Beaufort County Council, where a separate public hearing and three readings are required to adopt or deny a rezoning or to negotiate a development agreement that could specify veteran units and other conditions.