Your voice needs to be heard!
Charleston County is currently undergoing an update to their comprehensive plan (aka the "comp plan"). This is a once in a five-year opportunity for Johns Islanders to impact future zoning ordinances for our Island.
One often hears complaints concerning the amount and type of development that is occuring on our island. However, the vast majority of these developments are the result of updates to the comp plan and zoning that occurred years ago. By providing the County with your input now, you will impact future developments.
We have identified several specific recommendations for the comp plan update. These include:
- Develop an overlay district for Johns Island outside the Urban Growth Boundary to ensure it remains rural.
- Maintain the future land use densities outside the UGB to what they are currently.
- Ensure that contiguous forests and smaller grand trees are protected.
The details of these recommendations are given below. As they say, the devil is in the details. You might have the urge to simply email the county to tell them to stop all development until the infrastructure is in place to support it, but that is a political issue that needs to be taken up with Council Council. The comp plan update is a very impactful technical issue that requires a detailed response to be effective.
We urge you to email the planning commission here. This link includes all the recommendations given below. The County needs to receive hundreds of emails if we are to positively impact our future, so please email them now. [If you have any issues with this link, pleased contact us at JohnsIslandAdvocate@gmail.com.]
You can also review the comp plan and email the planning commision at CCPC@charlestoncounty.org to provide specific additional recommendations.
Please email the County now!
Recommended Changes to the Comp Plan
1) Change Section 3.1.1, Overview, as follows:
From: “Element Goal: Accommodate growth that respects the unique character of the County, promotes economic opportunity, respects private property rights, and is coordinated with the provision of community facilities, but protects cultural and natural resources.”
To: “Element Goal: Accommodate growth in designated urban areas that is coordinated with the provision of transportation infrastructure and community facilities, respects the unique character of the County, protects cultural and natural resources, promotes economic opportunity, and respects private property rights.”
[This change reflects the pressing need for coordinating land use and transportation infrastructure, concentrating growth within the Urban Growth Boundary, and prioritizing the importance of the community.]
2) Change Table 3.1.1, Future Land Use Residential Densities, as follows:
From:
“Rural Agriculture: 1 dwelling per 8 acres to 1 dwelling per 4 acres
Rural Residential: 1 dwelling per 3 acres to 1 dwelling per acre”
To:
“Rural Agriculture: 1 dwelling per 8 acres to 1 dwelling per 4 acres**
Rural Residential: 1 dwelling per 3 acres to 1 dwelling per acre**
** Not permitted on Johns Island including in Planned Developments.”
[Note this is similar to other exclusions already in the table for Edisto and Wadmalaw Islands. This change is in line with Land Use Strategy LU3. ]
3) Change Section 3.9.5 A, Major Planning Efforts and Projects, as follows:
Add a “Land Use Element Strategies and Time Frame, 2024-2028 Priority Recommendations” table and include the following:
“Project: Rural Johns Island Overlay Zoning District, Recommended Time Frame: 1 year
Project: ZLDR Update for Tree and Forest Protection, Recommended Time Frame: 1 year”
Add the following:
“Rural Johns Island Overlay Zoning District: In addition to reinforcing the Urban Growth Boundary through interjurisdictional agreements, the zoning outside the UGB must be strengthened to maintain the rural character of this area. Due to development pressures, this issue is most pressing on Johns Island. An overlay district for the rural portion of Johns Island should be developed to ensure that its rural character is maintained. The overlay should prioritize agricultural, silviculture, and equestrian uses. Commercial uses should be limited to those needed to service the rural community and businesses. The overlay should encourage long-term conservation through the use of tools such as the transfer of development rights and conservation easements. Suburban uses such as big box stores, apartments, motels/hotels, franchise businesses, golf courses, and gated communities should be prohibited. Public access to the waterways should be encouraged. The overlay should apply to all future Planned Developments.
ZLDR Update for Tree and Forest Protection: Forests provide resilience to water events such as hurricanes and floods. They also provide higher levels of biodiversity than fragmented stands of trees. Land development should require the preservation of contiguous forests within properties and between adjacent properties. A significant percentage of all trees should be required to be conserved by clustering housing units. Grand trees are an integral part of the County’s iconic viewscape. Since trees take generations to grow, even moderate sized grand trees should be protected.”
[These changes are in line with Land Use Strategies LU3 and LU5.]
4) Change Section 4.1, Definitions, as follows:
From: “Open Space: Any parcel of land or portion thereof, water feature, essentially unimproved (net of impervious surfaces) and set aside, dedicated, designated, or reserved for either public or private use or enjoyment or for the use and enjoyment of owners, occupants, and/or their guests of land adjoining or neighboring such open space.”
To: “Open Space: Any parcel of highland or portion thereof, exclusive of wetlands, stormwater ponds, golf courses, and impervious surfaces, set aside, dedicated, designated, or reserved for either public or private use or enjoyment or for the use and enjoyment of owners, occupants, and/or their guests of land adjoining or neighboring such open space.”
[This change reflects the purpose of open space which is the “protection of natural features and agricultural lands”.]
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