[{"_1":2,"_86":-5,"_87":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},"mediaId",6074331,"mediaKeyId","2985102-f334d7ceced6044f31ea30108d8ce282","parentId",2985102,"title","Planning commissioners approve rezoning for half-acre Orange Grove Road parcel to allow urban residential","audioSeconds",809,"startMs",3265000,"endMs",4074000,"viewUrl","/Search/View?dp=1&key=2985102-f334d7ceced6044f31ea30108d8ce282&start=3265&end=4074","thumbnailUrl","https://assets.pipeline.soar.com/2985102-f334d7ceced6044f31ea30108d8ce282/thumbnail_3265000.jpg","articleUrl","/articles/6074331/Charleston-County/South-Carolina/Planning-commissioners-approve-rezoning-for-half-acre-Orange-Grove-Road-parcel-to-allow-urban-residential","mediaUrl","https://secure.pipeline.soar.com/6074331-8fcee411f1ceeec8724d6da3039107b1/orig.mp4?Expires=1775229021&Signature=WfverNAw73DRDEKl9mCKy4CC-pCpq1gYQfdsP~OD0Evm4VqZki2v6ZqGlG9FB9~9LFt50mmYPxX6iAgx0J-OsQlZF5KWzQY77HmbAELygttSoj6JNtl41dlzTHUDsw-i-um79jY9gBHIHUr-L088EEDhql9-fr6uLnB8YOWac2Tb5HuuTPiGFOK3t8iEIAvEMk5qoxr180TVRJZ2vP5hNmlhcQD-wZzsXiaAmD3GjS2d8iWvua-cJu1lWDqlH6~5MMpqWGwxD~VY33aIQO0piTJKJC9MzrYlEBToL0evNRyjAzChjHQ1I0FgeURren5ycDFlo~cjMGQwOhrZzNSa9w__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-04-14T16:37:48Z","article","The Charleston County Planning Commission voted to approve a rezoning request for TMS 352-13-00-069 (1488 Orange Grove Road), changing the parcel from Low Density Residential (R4) to the Urban Residential (UR) zoning district. Staff recommended approval, saying the requested zoning is consistent with the comprehensive plan's Urban-Suburban Mixed Use designation and with nearby land uses.

Marshae Miller, planning staff, told the commission the half-acre parcel currently contains a single-family home and an accessory storage structure; the parcel is inside the county's urban growth boundary and is near services, retail and employment opportunities. The UR zoning district allows up to 16 dwelling units per acre and a range of housing types (multifamily, townhouses, duplexes, triplexes, fourplexes) by right. Miller said some site constraints (trees, setbacks, buffers, parking and stormwater) would likely reduce the number of units actually achievable and that the parcel's size would limit development to a maximum of about eight units given typical standards.

Applicant Nate Hertel, a local residential builder and the property owner, said he intends to build a mix of townhouses and possibly one detached home, preserving a notable live oak on the lot. Hertel said attached townhouses would produce more affordable family housing than single-family detached homes and cited local sales-price comparisons to support the affordability argument.

Staff reported two written comments in opposition and none in support; the case was noticed as required. Commissioners discussed the application as an example of \"good density,\" noting the parcel is within a connected street network, on high ground and within walking distance of commercial nodes. Commissioner Luke Morris described the application as the kind of incremental, pedestrian-scaled increase in housing he supports.

A motion to approve the rezoning passed on roll call with unanimous aye votes from the commissioners present. County Council will also consider the request: a public hearing is scheduled for May 13, 2025, at 6:30 p.m. in Council Chambers and the Planning & Public Works Committee will consider the item on May 22, 2025, at 5 p.m.; council must complete three readings for any final action.

Staff noted that, although UR allows higher density by right, actual development will be subject to site constraints and standard permitting processes including site plan, stormwater and tree-preservation requirements.","mediaType","Video","parentTitle","04/14/2025 - Charleston County Planning Commission","oneSentenceSummary","Charleston County planning commissioners unanimously approved rezoning a 0.5-acre parcel on Orange Grove Road from R4 to UR, a change staff said is consistent with the comprehensive plan and would allow missing-middle housing types.","taxTitle","Charleston County, South Carolina","taxId",3700,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6074336,"Charleston County planning commissioners vote to disapprove Storybook Farm planned development",3043,157000,3200000,"/Search/View?dp=1&key=2985102-f334d7ceced6044f31ea30108d8ce282&start=157&end=3200","https://assets.pipeline.soar.com/2985102-f334d7ceced6044f31ea30108d8ce282/thumbnail_157000.jpg","/articles/6074336/Charleston-County/South-Carolina/Charleston-County-planning-commissioners-vote-to-disapprove-Storybook-Farm-planned-development","https://secure.pipeline.soar.com/6074336-d8b521a3e52fc9ad6816e3b29fe26957/orig.mp4?Expires=1775229021&Signature=hkyUOpxA2zjh6DXkGMyNvAd2XzO4J7BgjBLY2zosH79sqFTRp14sdbOMglZyYS4tGwapEqEk1xF~9k2q2z19O2tuDQYti1U334H5uxMaMVhcOass~B2vdHhvZOHLDgHVgE4jyJZUbvCFTcYRE~FNiSZrysVvsYcSB0U75gSbI~-jm2xp1OFLKgmlrg1n4XifcYL-xSGJhylk51EhWdfvthFwilStbaNAsk-OazNguPOekTUTWdTbQAGEl2A8ZNBjISa5nr6IRTT0VRjTzJhQH2Jd5YZeSr~k450W2Fb8v7QBS7mUjg~YtoItLNA7BU2ROLAejfYY8aLoI1l8cpoTmA__&Key-Pair-Id=KUT5TJCACFTXG","The Charleston County Planning Commission voted to disapprove a request to rezone parcels TMS 286-00-00-023 and 286-00-00-037 from Low Density Residential (R4) to the Storybook Farm Planned Development (PD-192), a proposal that would have allowed up to 147 multifamily units, including a minimum of seven workforce dwelling units.

Staff said the proposal failed to meet the county's approval criteria because its proposed density significantly exceeded the comprehensive plan's recommended range for the site. \"Because one or more of the approval criteria is not met, staff recommends disapproval,\" Marshae Miller, planning staff presenting the case, told commissioners.

The staff presentation described the site's current use (a horse farm on the larger parcel and a single-family residence on the smaller parcel), noted portions of the property lie in FEMA flood zones (shaded X, AE7 and AE9), and summarized proposed project features: six multifamily buildings, community gathering space that would comprise approximately 30'6% of the project area, accessory amenities (community gardens, dog parks, pool, courts), and a traffic mitigation plan that included an eastbound left-turn lane on Beas Ferry Road and a second driveway on Bear Swamp Road.

Staff said the PD sought a maximum density of about 14 units per acre compared with the comprehensive plan's recommended 1'4 units per acre for the'site's Urban-Suburban Cultural Community Protection future land use. The presentation also said the county's density-bonus provision for plan developments requires at least 30% of units to be affordable to qualify; the applicant proposed seven workforce units, or roughly 5% of the total.

Tim Lenjin, regional entitlement manager with NVR and lead applicant presenter, framed the project as addressing Charleston County's housing shortage and providing a \"missing middle\" product type, and said the seven workforce units would be deed-restricted for 20 years. Lenjin said the site falls inside the county's urban growth boundary and that the developer had conducted multiple community meetings with nearby neighborhoods and the Light of Christ Ministries.

Public comment strongly opposed the rezoning. Speakers cited traffic congestion on Beas Ferry and Bear Swamp roads, flooding concerns, and potential impacts to the Red Top historic settlement community. Emma Berry, communities and transportation project manager for the Coastal Conservation League, said the parcel's location near the urban growth boundary made a high-density development inappropriate and urged commissioners to consider the community-character provisions in the comprehensive plan. Several residents noted the project would add hundreds of vehicle trips and urged a higher percentage of workforce housing or other mitigations.

Commission deliberations referenced the staff findings, public opposition and the principle that plan developments should provide community benefits in exchange for additional density. One commissioner said the public had \"spoken\" and that the benefits claimed by the applicant did not clearly offset the increased density. Commissioner Luke Morris, who also spoke during deliberations, agreed the county needs housing but said the proposal, as presented, would reinforce negative perceptions of density because of its scale and site layout.

A motion \"to accept the staff recommendation\" (staff recommended disapproval) was made and seconded. The roll call vote was: Commissioner Logan Davis, Aye; Commissioner Lesane, Recused; Chair Cindy Floyd, Aye; Commissioner Warwick Jones, Aye; Commissioner David Kent, Aye; Commissioner Luke Morris, Aye; Vice Chair Pilatos, Aye; Commissioner Susan Cox, Aye. The motion passed with seven ayes and one recusal. The commission recorded 183 written comments in opposition and six in support (including two letters) as of April 10, 2025.

The denial at the planning commission does not end the case. County Council will hold a public hearing on the request on May 13, 2025, at 6:30 p.m. in Council Chambers and the Planning & Public Works Committee will consider the item on May 22, 2025, at 5 p.m.; council must still complete three readings for any final rezoning decision.

Details recorded in the staff report and public input included suggested conditions if the PD were approved (site plan review, updated coordination letters from Postal Service, Charleston County Sheriff's Office, Fire Department, and Charleston County EMS) and the applicant's plan to pursue a FEMA Letter of Map Revision (LOMAR) for portions of the site that now lie in the AE flood zone.","The Charleston County Planning Commission voted to disapprove a rezoning request that would have allowed 147 multifamily units, including seven workforce units, on two parcels in West Ashley, citing conflicts with the county comprehensive plan and neighborhood concerns about traffic, flooding and community character.","actionData","errors"]

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Planning commissioners approve rezoning for half-acre Orange Grove Road parcel to allow urban residential

Charleston County planning commissioners vote to disapprove Storybook Farm planned development