Charleston County Plans Infrastructure Changes to Guide Development

Charleston County is taking significant steps to reshape its approach to real estate development by considering new requirements for infrastructure before allowing property to be rezoned for denser use. During a recent meeting on November 10, 2023, the county’s planning commission discussed proposals aimed at addressing concerns over where new development should occur.

The commission’s review follows a directive from County Council members in September, who recognized the absence of infrastructure as a criterion for zoning approvals. They instructed planning staff to draft amendments that would integrate infrastructure considerations into the rezoning process. The proposed changes include mandates for developers to submit letters of coordination from the S.C. Department of Transportation, the Charleston County School District, and local emergency services. These letters would assess how potential developments impact local roads, schools, and emergency response times.

While several residents and at least one developer expressed support for these changes, representatives from the Charleston Trident Association of Realtors raised concerns about the broad scope of the proposals. They suggested that more targeted requirements, such as establishing a timeline for obtaining coordination letters and exempting smaller properties, should be considered. As a result, the planning commission decided to postpone the vote until next month, allowing county staff to refine the proposals further.

Establishing an Urban-Suburban Line

In addition to the proposed amendments, the planning commission might benefit from collaborating with municipal governments to establish an urban-suburban line across the Charleston region. This line would delineate areas suitable for increased density, guiding developers on where growth is appropriate, and simplifying the planning process.

Historically, some local governments have already drawn urban growth boundaries to maintain certain areas’ rural character. An urban-suburban line would clarify where denser, urban development is acceptable, aligning with the community’s desires for growth that respects existing infrastructure and natural landscapes.

The recent Reality Check 2.0 survey highlighted that many residents prefer growth to occur along established roads rather than encroaching into rural cultural sites. Establishing a clear urban-suburban line could facilitate this vision, directing development where it is most beneficial while protecting rural areas.

The Importance of Infrastructure in Development Decisions

Addressing the growing concerns over inappropriate development locations is essential for local governments. As voters increasingly prioritize infrastructure adequacy in zoning decisions, adopting policies that clarify where new developments can proceed makes practical sense. The ongoing discussions at the state level about allowing concurrency programs signify a recognition of this need. Such programs would enable cities and counties to base rezoning decisions on the adequacy of surrounding infrastructure and public services.

While support for concurrency programs exists, the outcome of proposed legislation remains uncertain. If approved, local governments would still need to engage in substantial planning efforts to implement these programs effectively.

By proactively establishing policies, such as requiring infrastructure assessments or adopting a clear zoning map that identifies areas with existing infrastructure, Charleston County can navigate the complexities of development. Ultimately, whether through policy changes or enhanced planning measures, local councils must commit to these new approaches to ensure that rezoning decisions reflect community values and infrastructure realities.

As Charleston County moves forward, it stands at a pivotal moment where thoughtful planning could channel growth effectively, safeguarding both rural and suburban areas from unsuitable development.