Planning Commission - Regular Meeting

of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all.

Today's meeting was noticed in compliance with the South Carolina Freedom of Information Act. This commission acts in review and recommending capacity for comprehensive plan amendments, text amendments to the Charleston County zoning and land development regulations ordinance, resonings, and plan developments. The commission has decision-making authority on road name change requests, public policy, public project reviews, appeals of administrative decisions on final plats and subdivision matters, as well as other matters pursuant to chapter 29, title 6, section 6-29-340 of the code of laws of South Carolina as amended. If you signed up to speak at today's meeting, please fill out you should have filled out the signin um sheet by the door. And um to my I'm Cindy Floyd. I'm chair of the commission. To my right is Pete Pelotus, Luke Morris, Gary Lasain, and Adam McConnell. To my left, David Kent, Warwick Jones, Logan Davis, and Susan Cox. Also seated to my right, Commission Attorney Mark Bell. And seated to my left, Andrea White, interim director and planning of zoning and planning. Andrea, would you please introduce the staff that are present?

Sure. So, we've got Nikki Grimble, interim deputy director, Mare Miller, and Win Carile. Um, as well as Tamara Avery, who will be presenting the subdivision information, and Stephanie Ando. remind everybody that in order to get good recordings for the meeting um minutes, please speak loudly and clearly into your microphones and please do not talk over one another. The first item on the agenda is approval of the minutes from the February 9th, 2026 meeting and workshop. Is there a motion and a second? Move to approve. Second. Would you please call the role? Commi Commissioner Davis abstain. I was not present. Commissioner Lasain. Hi. Chair Floyd.

Hi. Commissioner Jones. Hi. Commissioner Kent. Hi. Commissioner McConnell. Hi. Commissioner Morris. I. Vice Chair Palato. I. Commissioner Cox. The eyes have it. All right. The next item on the agenda is case zer-01-26-0000171. A request to reszone tax map number 475-02-0000-31 of the lowdensity residential of R4 zoning district to the neighborhood commercial NC district.

Thank you. Uh good afternoon commissioners. Uh this request is to reszone 6786 Ward Avenue in the North Charleston area from R4 lowdensity residential to NC uh neighborhood commercial. So 1994 the subject property uh was zoned single family residential district and uh this was eventually this district eventually became R4 uh lowdensity residential in 2006. Uh in 2025, we uh had a meeting with the applicant who inquired about uh wanting to do develop a cigar lounge on the subject property. Uh with current zoning uh not allowing the bar and lounge use, the applicant sub subsequently submitted this request to reszone to NC, which allows the use if a special exception is approved by the board of zoning appeals. So this is the location of the property within the county as a whole. This is the future land use of the property which is urban suburban mixed use and the subject property has frontage along Ward Avenue and is vacant. To the north are two adjacent properties in the city of North Charleston jurisdiction and are zoned R3 mobile home residential district. One of which is vacant and the other has a mobile home. To the northwest on Ward Avenue within 215 feet of the subject property is a church in the city of North Charleston juris jurisdiction zone B2 general business district. And next to that within 430 ft is a property within with a towing business that's also in the city of North Charleston, also zoned B2. Uh to the east is a vacant property in the county and zoned R4. to the west and south across Ward Avenue is railroad uh right-of-way property abudding several parcels um in zone M1 in the city of

North Charleston White Industrial District and is owned by the US government. So for the uh flood zone, it's in zone X. So aerial view to the north and to the south. These are site photos of the subject property and these are adjacent parcels. This is a comparison of land uses between the current R4 zoning and the proposed NC zoning district. Uh the uses in bold on the right are allowed in NC but not in the current R4 zoning and includes the bar and l or lounge use discussed earlier. So for the approval criteria for criterion A, consistency with the comprehensive plan and zoning ordinance, the adjacent uninccorporated properties are primarily residential. So this criterion may not have been met. Uh criterion B may not have been met due to the possible lack of compatibility with the existing uses and zoning of surrounding properties. uh criterion criteria C and D are not applicable. The staff recommendation the approval criteria may not have been met. Therefore, staff recommends disapproval. Uh no public input has been received as of March 6th and the um case was noticed as required. And this completes the presentation.

Thank you for that um presentation. Um well now um are there any questions for staff from the commissioners? As soon as it's all lounge, you can still serve. Yes. Uh if if they get the the proper permits, good question.

And they get a special exception approved by the board of senators. Um, what are the conditions for the bar and lounge um use? That's um Hold on one sec. Andrew, do you know that off hand? Look it up. Yeah. Yeah. I was I was like, let me look it up quick and then I wasn't quick enough. Give me one second. I'll have it for you. I gave you my iPad. Would it be faster?

You asked about the conditions of use on restaurants, bars, and lounges. Is that right? Yes. Okay. Yeah. Um, so all proposed bars, lounges, restaurants serving beer or alcoholic beverages located within 500 feet of the property line of a lot in a residential zoning district or a lot containing a residential use have to go to the board of zoning appeals for a special exception approval. Okay, thanks. All right, so where does that put us?

It's within that 500 ft. So it would require the special exception. All right, we'll now hear from um public comments. Each speaker will be limited to two minutes. Please state your name and address before giving your comments. Okay, the first speaker is Betty C. Who's doing the timer? have that up there. Betty C43. Can you pull the um microphone down closer?

Betty C, 2413 Eagle Drive, North Charleston. Good afternoon. We stand on behalf of the residents of the Milan Park Stall Road Civic Group community in reference to this um issue. Our community is strongly and firmly opposed to this resoning request. Milen Park is not just a location on a map. It is home. Many of our residents have lived here for 40, 50, even 60 years. Families have raised their children and now their grandchildren in the neighborhood. It has always been a quiet residential area where neighbors know one another and take pride in maintaining the character and safety of our community. Reszoning this property to allow for the placement of a cigar club is simply not compatible with our neighborhood. We have researched similar establishment in Charleston County and found approximately six cigar related businesses. None of them are situated directly within established residential neighborhoods, especially not in areas where children live and play daily. This proposal would introduce increased traffic, parking concerns, and late evening activity that do not align with the peaceful nature of our community. Additionally, there is a church and daycare located just a few feet from the proposed site. The presence of a cigar club in such close proximity raises serious concerns about appropriateness uh and overall neighborhood character. This is not just about one business. It is about president. It is about protecting the integrity of residential zoning. It is about listening to the voices of long-standing residents who have invested their lives in this community. We respectfully ask the

council to carefully consider the long-term impact of this decision and to stand with the residents who overwhelmingly oppose this resoning. Please preserve our neighborhood as residential. Please protect the character of Milan Park. Thank you for your time and your cooperation. And we do have some members from the Milan Park stall road community uh civ civic group present here today. Thank you. Are that do you know if they have did they sign up to speak? Um some will speak. Yes, I think some will sign up to speak. Yes. Troy Aken. Is there a Troy Aken here?

Good evening everyone. My name is 480 and I stay right on Austin Avenue. I have no problem objecting to the idea of the cigar lounge. The problem is in the past we've had a club down the street on Austin Avenue and I know y'all y'all could remember this. This was Diamond Lounge and there was mass problems with that. We had people parking in our yard. We had gunshots and they had a full-blown uh uh fight going on with guns. The police didn't even want to come down the road because they were still shooting. People got injured. People got hurt. As the young lady said earlier, this is a residential area. Why is not there ordinance of something of this magnitude on the books about being close to a school or the church? We all know what comes along with these type of uh establishments. I have no problem against my young man trying to make money. But we have to look at the welfare of the people in the neighborhood. Most of the people in the neighborhood are elderly people and kids. They they they can't fight for themselves. Okay? So, we're here to stand up and talk for them. My mom is 78 years old this year and she stays in Austin Avenue. With that comes a lot of health issues and I'm quite sure a lot of other people in the neighborhood is in their 70s or close to it. We need to look out for them.

Things of this magnitude need to be in a commercial setting. Thank you. That's all I have to say. Y'all need to think about that before y'all could okay a situation like this. Thank you. Thank you. I apologize if I mispronounced this. Tashonda Jones.

Good afternoon. Tashonda James, 4569 Lwell Drive, North Charleston, South Carolina 29418. Good afternoon, chair, commissioners, and staff. We are Charles and Tashandanda James, co-owners of Guiding Light LLC and the property located at 6786 Ward Avenue. Thank you for the opportunity to speak with you today. We are requesting the reszoning of our property from low from R4 lowdensity residential to neighborhood commercial NC to establish a private blackowned cigar jazz lounge. Our vision is simple to create a safe upscale community-minded space that adds value not burden to the community. This project is rooted in three priorities. Revitalization, responsible development, and community uplift. First, revitalization. Ward Avenue has long been a residential corridor with limited commercial amenities. Our project transform underutilized parcel into a well-maintained, professionally operated establishment that enhances the appearance and economic activity of the area. We are committed to improving the property, increasing tax value, and contributing to the positive momentum already happening in district 4. Second, responsible development. A neighborhood commercial designation aligns with the county's comprehensive plan and is an appropriate for smallcale low impact businesses like ours. This is not a nightclub, bar, or hightra venue. It is a membership-based lounge with controlled access, limited hours, networking opportunities, and strict security member measures. Our goal is to create a calm, mature environment that complements not disrupt the surrounding homes. Third, community uplift. As lifelong servants in the in the Low Country, Charles and I are deeply invested in mentorship, cultural enrichment, and economic empowerment. This lounge will host professional networking events, cultural gatherings,

and opportunities for local vendors and artists. It will be a place where adults can connect, relax, and build community in a safe and respectful setting. Thank you. Thank you,

uh, Robert McKelby. Good afternoon everybody. My name is Robert McKelvin. I'm a disabled veteran and I live on Austin Avenue. I resided there my whole life. I'm 64 years old. My mom's 87. She still lives there. The cigar launch. Hey, I smoke cigars. I went and bought one. I went to a cigar launch yesterday on it's they $25 for one cigar and two you got to pay membership $250. I'm like, hold up. I don't need to be in a cigar launch. The thing is nobody in that community can afford to even beat attend that cigar lounge and the area. I mean it is they've been neglecting us for so many years. I call North Charleston cuz I ride my bike down the sidewalk cuz you can't even ride. We got the biggest company Boeing in America and outside of Boing you come to Milan Park and we got the worst sidewalks, streets, roads. Nobody want to do nothing. Now they want to put a seag lawn. We got traffic. It's only one way in the Austin Avenue. No way out. So they got two sets of apartment they let built. They built those apartments. It's no way but one way in there and they can't get out. And it leads to Ward Avenue. And right off of Ward Avenue is nothing but tra it's trash all over there. They the shar might be good, but no, it's not for the people in the community. They can't afford to go. I'm a disabled vet. I the little money I get, I can't afford it. And and we definitely don't need that in the community. It's near the church. They got a daycare there. They got all of this there. But the people in the community, we've been neglected for so long in that community. The sidewalks, the road, they got on Miller Park and

Stall Road right now. The air everybody from the Air Force base goes the road. We got water in the road. The the road is depleted. It's tore up. But when are they going to fix all of this stuff? Then they want to bring more stuff to add more problems for us. We've been having problems too long and we definitely don't need it. Thank you, Loretta Hart.

Good afternoon. My name is Loretta Hart and I am the principal of Mary Ford Early Learning and Family Center located on 3180 um Thomas McFerson Boulevard. I just came to talk on the character of Mr. James and how he has um been a true blessing to our center. So I hear what the community is saying, but I know that he is an uplifting citizen and that he has given back. Um I know his character. I I hear what the community is saying, but I know that he is a hard worker and that he would do no harm if he know you know what's going on or if they speak to him personally. He has been a true blessing to our students where he has come in and given every student um during Christmas time he makes sure that every student leaves with the gift and he pours his hearts out also to our um staff during um staff appreciation week. He is there giving his um dedication, his service and his wife also. And so I hear what the community is saying but I mean I feel like they should have a conversation with Mr. James and really find out who he is personally. I really don't feel like he has any ill will in bringing this um organization into this community, which I've also known him to give back from his heart. And he also helps us fund raise to make sure that our students and our teachers are giving the same opportunity as everyone else. Thank you, Jackie Burgerer. Good afternoon everyone. My name is Jackie Berer. I'm the executive director of Low Country Local First. Um, and I wanted to provide some context for um the work that Mr. and Mrs. Mrs. James have done. Um, Low Country Local First, if you're not familiar, is a nonprofit organization dedicated to supporting the local independent businesses here in the Low Country. and we offer a 13week

community business academy. And both Desenda and Charles took the academy and they worked their butts off designing a business plan that they put their whole hearts behind. So I think that there's a lot of potential to work with the neighbors and to work with the community, but I know that they're they have the biggest hearts and they're in the right place and what they want to do is to create a business that will be welcoming and enrich the community. Um they've put their hearts into their plan. they've really gone through the work. Um, and I know that they will do a phenomenal job running the business um, if they're given the opportunity. Thank you,

Eugene Wade. Hello everyone. My name is Eugene Wade. I've lived on Raymond Avenue for 62 years. So, we're long longtime residents. Uh I'm not going to stay before you long because I think she covered pretty much everything that we needed to hear except for we have a church adjacent to the property right there that they're talking about uh putting the cigar lounge. And then what are the setbacks? I think he mentioned something about 500 ft. You don't have that. And then we're also concerned about uh storm water runoff uh things to that nature when they start if they're starting construction because we've had for years we've struggled with rainwater and flooding for developers coming in and they're doing short uh uh engineering as far as getting everything ready for storm water such as that. So, I'm against the cigar lounge and I'm an advocate cigar smoker, but alcohol being right there in the center of the community and next to the church, I'm against that. Thank you.

Kelvin Matthews.

Good afternoon, everyone. My name is Kelvin. I'm from um I'm in Goose Creek, South Carolina, 130 Thistle Road. Um, and I'm here today to uh show support to my friend Charles James, who I simply know as Charlie. Uh, I want to begin by saying that I am here as a private citizen. Um, not as a uh representative of of our local uh that's local 1422. Um, however, Charlie and I are both proud members of local 1422. Now, I'll admit when Charlie first told me he wanted to open a cigar lounge, my first thought was, "That's a great idea, but I hope you like meetings." But for the the more I thought about it, the more it made sense because Charlie has never been the kind of person who does things halfway. I've known Charlie for years through work. And in that time, I've come to know him as a hardworking man, someone whose word means something, and someone who treats people with respect. And in my line of work, a person's reputation matters. and Charlie has built a good one. But what I think it is important for all all of you to know is that Charlie doesn't just work in this community, he gives back to it. As Miss Hart alluded to, Charlie has spearheaded a toy drive during Christmas for the children at Mary Ford Elementary School. And I've had the chance to work alongside him in that effort, helping to organize and deliver the toys to the children there. And every year, Charlie even goes a step further. He shows up dressed as Santa for the kids. And I'll tell you something. When those children see Santa walk through that door, the whole room lights up. For a moment, those kids aren't even thinking about anything else in the world except for the fact that Santa came to see them. That's the kind of heart that Charlie brings to the community. Starting a business takes courage. It takes investment and it takes responsibility and and willingness to stand behind what you're building. And Charlie understands that. The Charlie I know isn't trying to create a problem for the neighborhood. He's trying to create a place where adults can gather, relax, build relationships, network, and enjoy

themselves responsibly. I understand that when something is proposed, people have questions and concerns, but that's part of the process. But if character counts in that process, I can tell you with confidence that Charlie is someone who cares about doing the right thing. Thank you, Philip Ravenel. Good evening. Can you hear me?

Oh, good evening. My name is Philip Ravenel. I live at 178 West Minister in Goose Creek, but I attend Lovely Mountain Baptist Church for nearly 65 years. Milan Park. We had two club established in Milan Park in the earlier days and it started out just the same way that Mr. Charlie has an idea of doing. We had one first club open was just for kids after school. They stop by and buy a little Nick snacks before they go home. Business got good. People start coming in. It changed from that to a beer in the afternoon. And it went from that to a full-blown club. And from that we lost several lives, gunfights, shoot. It used to be called Big Rock in. And we tried to close it down and somebody came and told us there was the meeting was cancelled. Well, just a word of them out. And the meeting wasn't cancelled, but we didn't showed up. The club stayed open. So after that, the baseball team decided to open another club for the neighborhood. We call it the dug out. It was over about maybe a quarter of a mile down from where Mr. Charlie trying to establish. It was good from the beginning. It was just where the baseball folks hang out after the game on the weekend and whatnot. But when the word spread outsider comes in, we had problem. We had stabbing, shooting. So we decided to close it down because it was affecting the neighborhood the wrong way. They reopened it. Diamond Lounge. He just spoke about that earlier. It started out as a private club at D loun and then it grew and then drug fested and I don't know if you guys was on the board then but one Saturday morning when I was coming from my airport job I saw the police line up on the railroad track one side the railroad track to the Eagle Drive police line up they went and raided the place made a big bug drug bus now you talking about

putting another club there in the church parking lot and in a neighborhood on the side and a neighborhood in the back. I ask you to think about that. We were so glad the clubs closed down that we pray we never have another one to go back through the situation again. May God bless you in your decision. That's it. All right. The case is now closed to public comment. Is there a motion and a second from the commission? forward that we accept the staff recommendation to disapprove. Disapprove. Okay. Second. Second. Okay. Any discussion? Yes.

Okay. I guess the application is there's no certainty if we were to approve before another which means if that goes goes that way does not go through there there is no agreement this is open to all the activities that are in the the new proposed zoning. Um I'm inclined to side with the uh the majority of people here as to possible adverse impacts and again the character of the uh of Mr. James may be impeccable, but uh he does have the option if he acquires the property to sell it and all of the other things that are approved for this zoning will be applicable. Thank you, sir.

Anybody else?

Um so, honestly, cigar uh lounge aside, because like Warwick said, there's a lot more hurdles to go down with that. Um, honestly, the difference between the current R4 and the neighborhood commercial zoning district is fairly light, unless I'm completely missing something because of all the conditional and special exception requirements. Um, and maybe this is kind of a question for staff because obviously y'all had some concerns about the increased use of the property. Um but al you know alternatively North Charleston um in y'all's notes has a zoning district for this area or at least future land use anticipation for greater um impact. What am I just missing something in the use different designation? And I feel like with all the special exception and conditional requirements for all those other uses and there's no change in the density that there's not really much difference other than a loosening of some commercial restrictions.

So in the R4 you aren't allowed to do any sort of commercial activity. You know we allow home occupations, that kind of thing. But this we have two main um um non-resident or commercial zoning districts. neighborhood commercial, which is sort of the neighborhood oriented, um, and then community commercial. Neighborhood commercial does allow a lot of retail services and other commercial services. And a lot of the conditions are that they're capped at 5,000 square feet for the gross sort of floor area with the ability to go beyond that if you get a special exception. So, it does allow a lot more. It's really hard for us to get everything in one list and make it understandable. So, we do the best we can. So, it's I I can see how it's hard to see a lot of difference, but it does allow, you know, a lot of retail sales, allows medical offices, which are big traffic generators, it allows um gasoline service stations, it allows fast food restaurants. You know, some of those have are subject to conditions, some are subject to the special exception approval. Um and then regarding the future land use designation, this one is urban suburban mixed use.

Correct. So, that as you know, a lot of our urban suburban area is that general um sort of category. Um, and that sort of allows staff the flexibility to have a a professional recommendation based on what's going on around the property. I mean, if this were more at a crossroads, you know, a higher um intensity intersection, um, we might could get to a a recommendation of um, approval, but because of where it is and what's surrounding it, that's where we we came to our our um, recommendation. Okay. Thanks. Questions, comments from anybody else? We're ready to vote.

Call the roll, please. On the motion to disapprove based on staff's recommendation. Commissioner Davis, I. Commissioner Lain, I. Chair Floyd, I. Commissioner Jones, I. Commissioner Kent. Hi, Commissioner McConnell. I Commissioner Morris. Hi, Vice Chair Palatoes. I Commissioner Cox. I The eyes have it. The recommendation has been accepted to disapprove.

Thank you. County Council will hear this request at their public hearing on April 14th, 2026 at 6:30 p.m. in council chambers and again at their April 23rd, 2026 planning and public works committee meeting at 5:00 p.m. The request must then undergo three readings for approval at council's discretion. The next item on the agenda is the major subdivision preliminary report. Is Avery Hi. So, we had one preliminary plat submitted um within the past 30 days. This is over near the red top subdivision or red top area um off of Beast Fairerryy West Ashley. Um located off of Bear Swamp Road and it is TMS numbers 287 ending in 044, 043, 041, um 192, and 207. So, it's zoned R4 and it's approximately 7.76 acres and they're proposing to do 27 lots and it is essentially just lots with HOA pond area. It'll have public water, public sewer um access off of a 50 foot wide rideway.

Are there any questions? Okay. There's a lot of flooding in that area. Is that being taken into consideration? Yes, it's a special service district area. So, um I hope I'm saying that right, but uh storm water has u additional criteria for any development within those areas. Okay. Yeah.

Are there any requirements to have some interconnectivity with other roads? So, if you're doing a major subdivision and you're adjacent to a large undeveloped parcel, we would require a stub out for potential um connectivity. But if it's within an existing fairly dense residential area, we don't require connectivity unless there is a stub out like um we have one on John's Island where there is connectivity to the adjacent neighborhood and and we they are using that as a secondary access.

Are there are there like is that spelled out in the ZLDR anywhere or is that kind of like staff's judgment? does if it if it meets the criteria for the secondary access requirement that is in the ordinance. Um but not necessarily requirement that like you stub out for future connectivity. Uh if it's not adjacent to a larger undeveloped area, it's not required. Okay. Yeah.

Good. All right. Thank you. Thank you. All right. The next item on the agenda is election of officers for the planning commission chair and vice chair. The planning commission rules and procedures state that before the close of the March commission meeting, the current chair shall call for open nominations and members will select by majority vote of the membership one of its members as chair and then one of its members as vice chair for the new year. The newly elected chair and vice chair shall begin their terms upon completion of the meeting in which they are elected. Are there any nominations for the planning commission chair?

I'd like to nominate the current incumbent Cindy Floyd for chair and Peter Palatus for vice. I'll second that. Okay, I'll third it. Okay, I'll think we've got a quorum. I think it's I think it's time for the vote. Everybody's getting really silly here, so let's go. All right. Uh, Commissioner Davis, hi. Commissioner Lasain, I. Chair Floyd, I, Commissioner Jones, I, Commissioner Kent, I, Commissioner McConnell, Hi, Commissioner Morris. Hi, Vice Chair Palato. Hi, Commissioner Cox. Hi.

The eyes have it. Congratulations. The last item on the agenda is the chair's remarks. So, thank you very much for reelecting me, I guess, and I look forward to working you with you all in the coming year. Um, and if um does anybody have any further business that they want to bring up? Okay. If there's no further business, this meeting of the Charleston County Planning Commission stands adjourned. The planning commission will hold its next regularly scheduled meeting on Monday, April 13, 2026, beginning at 2 PM in council chambers. We're adjourned.