"Health and Wellness Village" | ZLDR Changes | Election Day

ACTION ALERT!
High Density Development on Betsy Kerrison Parkway

A developer is requesting to upzone two parcels along Betsy Kerrison Parkway, just north of Kiawah Town Hall, to permit a high density development. The current zoning would permit at most 53 houses.

The development ... which would allow professional and medical offices, general services, retail, restaurants, and multi-family housing ... goes by the name "Island Park Place Health & Wellness Village". Details of the development can be found here, starting on page 10.

Some of the "highlights" of the development include:

159,846 sq-ft mixed use development (83% the size of Freshfields)

14 two and three story buildings

Parking for 557 vehicles, including a two story parking deck (as a comparison, Freshfields has 804 parking spaces)

18 multi-family units (e.g. apartments)

Private, on-site wastewater treatment plant

17.18 acres (as a comparison, Freshfields is 17 acres but its sewage treatment and its stormwater ponds are off-site)

2.5 acres of wetlands filled

12 grand trees cut down

As you can clearly see by the proposed site plan above and by the list of the "highlights", the intensity of this development is way beyond anything that should be located on Betsy Kerrison Parkway. Issues include:

The increased traffic on Betsy Kerrison Parkway due to the turnover of 557 parking spaces multiple times per day compared with the traffic from at most 53 houses.

The environmental impact of the runoff from the large amount of impervious surfaces, the filling of the wetlands, the private wastewater treatment plant which would include medical waste, and the cutting down of the grand trees.

The location is surrounded by single family homes and agricultural land.

The scale and intensity far exceeds anything currently on Betsy Kerrison Parkway and is even greater than Freshfields.

If the developer can't make a go of it, zoning would revert to General Office (GO) which would allow even more by-right uses, including hotels and motels.

County Staff recommends disapproval (see here on page 14). Our recent survey (see graphic below) indicated that 85% opposed the rezoning or thought the scale should be drastically reduced. We also advocate for disapproval.

ACTION ALERT: Please send your comments to Charleston County Planning Commission at CCPC@charlestoncounty.org by 5:00 pm this Thursday, November 9th. Reference the "Island Park Place Medical Health and Wellness Village PD".

The proposed development will come before the Planning Commission on Monday, November 13, at 2:00 pm. The meeting will be be held at 4045 Bridge View Drive, North Charleston and will also be livestreamed here.

Please send an email and plan to attend and speak!

Note that this proposed development is NOT the proposed Trident medical facility on Maybank Highway or the proposed MUSC medical facility near Freshfields.

ACTION ALERT!
Charleston County Public Works Requested Zoning Changes

There is a pubic hearing before the Charleston County Council on November 14 for numerous changes to the Zoning and Land Use Regulations (ZLDR). You can read the changes here.

Most of the changes are welcome, but three changes for Charleston County Public Works (CCPW) are of concern. These three changes are:

1) Site Plan Review
Proposed Change: CCPW projects within all existing and proposed Charleston County easements and rights-of-way shall be expressly exempt from the site plan review procedures. (Article 3.7 Site Plan Review, Sec. 3.7.4)

Comment: The site plan review process provides valuable peer review of projects, including from the land-use perspective.

We advocate that this change not be made due to the reduced peer review.

2) Traffic Impact Studies
Proposed Change: A traffic impact study for a proposed development may be waived at the discretion of the Public Works Director. (Article 9.6 Traffic Impact Studies, Sec. 9.6.2)

Comment: With all the traffic issues we are experiencing, why would one ever want traffic impact studies to be waived. Note that in this same section of the ZLDR, traffic impact studies can be required at the discretion of the Zoning and Planning Director.

We advocate that this section be changed to "A traffic impact study for a proposed development may be required at the discretion of the Public Works Director."

3) Tree Protection and Preservation
Proposed Change: CCPW shall be exempt from all provisions of this article, except for tree plans and surveys, when the requested trees are presented to and approved for removal by Charleston County Council as part of a CCPW initiated project. (Article 9.2 Tree Protection and Preservation Sec. 9.2.1)

Comment: This change would exempt CCPW from having to implement tree protection (e.g. install tree barricades during construction to protect trees), to go before the Board of Zoning Appeals (BZA) for tree removals, or to replace any trees cut down. It would also make it easier to cut down trees along scenic highways.

It should be noted that at the start of this ZLDR Article it states: "Trees are essential natural, invaluable economic, and priceless aesthetic resources. They play a critical role in purifying air and water, providing wildlife habitat, enhancing natural drainage, and managing stormwater and sediment. They also help conserve energy by providing shade and shield against noise and glare. Trees promote commerce and tourism by buffering different land uses and beautifying the landscape. For these and other reasons, this Article is intended to enhance the health, safety and welfare of Charleston County and its citizens and visitors."

We advocate that Council Council send this proposed change back to the Planning Commission for further investigation of items such as:

Reinstating tree protection during construction.

Reinstating replacement of trees that are cut down and including that replacement trees must be placed in close proximity to the trees cut down.

Providing more details on the process for "presented to and approved for removal by Charleston County Council".

Specifying a more detailed process for allowing trees to be cut along scenic highways that explicitly involves public input. For example, requiring a public hearing and at least two weeks notice.

The public hearing will be held on Tuesday, November 14, at 6:30 pm. The meeting will be be held at 4045 Bridge View Drive, North Charleston and will also be livestreamed here.

Please plan to attend and speak!