Charleston County Plans Infrastructure Requirement for Rezoning

Charleston County is taking steps to require that necessary infrastructure be in place before any property can be rezoned for more intensive development. This decision follows a recent meeting of the county’s planning commission, which addressed growing concerns about the location and impact of new developments in the area.

In September 2023, County Council members directed planning staff to draft an amendment that would include infrastructure as a criterion for zoning requests. During the planning commission’s meeting on November 10, 2023, proposals surfaced to mandate that applicants seeking zoning changes for increased density must provide letters of coordination from key local entities, including the South Carolina Department of Transportation, the Charleston County School District, and emergency service providers. These letters would evaluate how proposed developments could affect roads, schools, and emergency response times.

While several residents and at least one developer supported these changes, a representative from the Charleston Trident Association of Realtors raised concerns about the proposed requirements being overly broad. Suggestions were made to narrow the focus, such as stipulating a time frame for obtaining letters of coordination and exempting smaller properties from the new rules. Consequently, the commission postponed a vote until next month, with county staff expected to present revised proposals.

Establishing an Urban-Suburban Line

In addition to implementing these infrastructure requirements, the planning commission is encouraged to collaborate with local governments to create an urban-suburban line across the region. Such a line would delineate areas suitable for more dense development, simplifying the process for developers by allowing them to reference a map rather than navigating the complex task of acquiring multiple letters from different authorities.

Historically, some municipalities in the Charleston region established growth boundary lines decades ago to preserve rural character. An urban-suburban line would serve a similar purpose, indicating where urban development is appropriate. Increased urban density, as seen in downtown Charleston’s historic district, is not inherently negative; many residents prefer growth that enhances connectivity and attractiveness along existing roads rather than sprawling into rural landscapes.

The recent Reality Check 2.0 study underscored that the community favors growth that maintains a cohesive aesthetic and preserves cultural sites. A clearly defined urban-suburban line would help direct new development to areas where existing infrastructure can support it, thereby avoiding potential pitfalls of rezoning without adequate planning.

The Path Forward

Concerns regarding the placement of new developments have become increasingly prominent among local voters. To address these worries, local governments should not only scrutinize rezoning requests against available infrastructure but also establish policies that clearly indicate where new development is sensible.

The ongoing discussions at the state level about allowing cities and counties to develop concurrency programs—where rezoning decisions would depend on the adequacy of surrounding infrastructure—reflect the growing recognition of this issue. While support exists for such initiatives, the passage of relevant legislation is uncertain and would require extensive planning by local governments to implement effectively.

To proactively tackle these challenges, Charleston County and surrounding local governments should prioritize establishing an urban-suburban line and codifying it through a thorough planning process. This initiative would facilitate growth in appropriate areas while protecting rural and suburban spaces. Whether through new policies mandating letters on infrastructure adequacy or a revamped zoning map, local councils must commit to respecting these new frameworks in their rezoning decisions.

As the planning commission prepares for its next meeting, the focus on balanced and responsible development continues to gain momentum, signaling a critical moment for Charleston County’s future.