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The Maybank Highway and Main Road Overlay Zoning Project

The Charleston County Zoning and Planning Department maintains an Annual Work program approved by County Council. Two important projects listed in this program are to "Review and revise the Maybank Highway Corridor Overlay Zoning District in coordination with the City of Charleston" and "Create an Overlay Zoning District for Main Road". In July 2018, Charleston County and City of Charleston Planning Departments began a collaborative planning effort to create consistent land use, zoning, and development requirements for the Maybank Highway Corridor on James Island, and the Maybank Highway and Main Road Corridors on Johns Island. Since the 2018 Project Kick-off, Planning Staffs from Charleston County and the City of Charleston have concluded four rounds of on-location public workshops. Presentations provided at each of the previous nine public workshops are linked at the bottom of this project page.

On January 13, 2020, a Planning Commission workshop was held to present and discuss the proposed James Island Maybank Highway Corridor Overlay Zoning District (JA-MHC-O), Johns Island Maybank Highway Corridor Overlay Zoning District (JO-MHC-O), and Johns Island Main Road Corridor Overlay Zoning District (MRC-O). The intent of the workshop was to provide a forum for the Planning Commission and the public to comment and ask questions regarding the proposed overlay zoning districts. No formal action was taken by the Planning Commission at this workshop.

In Spring 2020, Charleston County Government suspended normal county operations and Charleston County Government buildings were closed to the public as a precaution related to the Coronavirus (COVID-19). During this time Planning Staff continued to work on the Maybank Highway and Main Road Overlay Districts project. More recently, county buildings have reopened to the public and many county operations including public meetings have resumed.

On August 10, 2020, a Planning Commission workshop and meeting was held to present and consider the James Island Maybank Highway Corridor Overlay Zoning District (JA-MHC-O) and Johns Island Main Road Corridor Overlay Zoning District (MRC-O). At this meeting, Planning Commission:

recommended approval of the JA-MHC-O; and
deferred action on the MRC-O to a future Planning Commission meeting.

On September 14, 2020, a Planning Commission workshop and meeting was held to present revisions to the Main Road Corridor Overlay Zoning District (MRC-O). At this meeting, Planning Commission recommended approval of the MRC-O to County Council.

On October 12, 2020, a Planning Commission workshop and meeting was held to present the Johns Island Maybank Highway Corridor Overlay Zoning District (JO-MHC-O). At this meeting, Planning Commission deferred action pending revisions to the November 9, 2020 Planning Commission meeting.

On November 9, 2020, a Planning Commission workshop and meeting was held to present revisions to the Johns Island Maybank Highway Corridor Overlay Zoning District (JO-MHC-O). At this meeting, Planning Commission recommended approval of the JO-MHC-O to County Council as revised.

As of December 18, 2020, County Council has approved both the James Island Maybank Highway Corridor Overlay Zoning District (JA-MHC-O) (effective November 19, 2020), and the Main Road Corridor Overlay Zoning District (MRC-O) (effective December 17, 2020).

County Council held a public hearing for the Johns Island Maybank Highway Corridor Overlay Zoning District (JO-MHC-O) on January 19, 2021 at 6:30 pm.

The JO-MHC-O will be presented and heard at the following dates and times:

Planning and Public Works Committee on January 28, 2021, at 5:00 pm;
County Council (First Reading) on February 2, 2021, at 6:30 pm;
County Council (Second Reading) on February 16, 2021, at 6:30 pm;
County Council (Third Reading) on March 9, 2021, at 6:30 pm.

NOTE: All dates and times listed above are subject to change. Please check this webpage regularly and the Council calendar for the most up-to-date information.

Full Johns Island Maybank Highway Corridor Overlay Zoning District packet

Project Background

The current Maybank Highway Corridor Overlay Zoning District was adopted by County Council as part of the Zoning and Land Development Regulations Ordinance adopted on November 20, 2001. The overlay zoning district is intended to create a commercial corridor that is well planned and attractive through the implementation of traffic safety measures and consistent and coordinated design standards between the County and the City of Charleston. Since the last review of the overlay zoning district in 2006, many changes affecting the Maybank Highway Corridor have taken place, including the City of Charleston adopting the Johns Island Community Plan in 2007.

Current Maybank Highway Corridor Overlay (MHC-O) Zoning District

In recognition of these changes, the Comprehensive Plan adopted by County Council on January 6, 2015 directs County staff to work with residents and the City of Charleston to review and revise the Maybank Highway Corridor Overlay Zoning District and to extend the overlay onto James Island. The Comprehensive Plan also recognizes that land uses along Main Road on Johns Island vary from rural and agricultural residential uses to commercial and light industrial development, and states that "the recommended strategy to ensure a cohesive land use pattern for this area is to work with the public and the City of Charleston to create an overlay zoning district along Main Road from its intersection with River Road to Maybank Highway".

It is important to note that while Maybank Highway (SC 700) and Main Road (S-20) are maintained by SCDOT, historically the Charleston County Government, City of Charleston, and SCDOT have worked together to improve safety and traffic flow along these corridors.

Public Input Community Surveys

As part of the initial public input process, two community surveys were conducted during the month of August 2018; one specifically tailored to the Maybank Highway Corridor on James Island, and one specifically tailored to the Maybank Highway and Main Road Corridors on Johns Island. A total of 827 James Island Community Surveys were completed and a total of 1,725 Johns Island Community Surveys were completed. The results of the surveys are included in the public comments summary report linked below. The results of the surveys will help guide the preparation of draft overlays for the Maybank Highway Corridor on James Island and the Maybank Highway and Main Road Corridors on Johns Island. Once draft overlays are prepared, they will be available for review and comment online, as well as at future community meetings.

Public Comment Summary Report

The final question of each survey asks the respondent to “…describe your ‘vision’ of an ideal Maybank Highway Corridor”. These responses have been included in the Maybank Highway Corridor “Vision” Responses document linked below. James Island responses begin on page 1 of the document and Johns Island responses begin on page 54 of the document.

Maybank Highway Corridor "Vision" Responses*

Community Meetings

JAMES ISLAND ZONING PUBLIC WORKSHOPS

JULY 30, 2018

The first community meeting kicking off the James Island Maybank Highway Overlay Zoning Project was held on Monday, July 30, 2018 at the Lowcountry Senior Center, 865 Riverland Drive on James Island. This community meeting, co-hosted by Charleston County and the City of Charleston, focused on the Maybank Highway Corridor on James Island, and included a review of existing land uses and zoning, and the goals of creating a new James Island Maybank Highway Overlay Zoning District. Attendees were encouraged to provide feedback through a community survey, comment cards, and a public comment session.

FEBRUARY 19, 2019

The second James Island Maybank Highway Zoning Public Workshop was held on February 19, 2019 at Harbor View Elementary School. This community meeting, co-hosted by Charleston County and the City of Charleston, focused on the Maybank Highway Corridor on James Island, and included the results of the James Island Maybank Highway Community Survey conducted in August 2018, and the Stakeholder Meetings conducted in November-December 2018. There was also a discussion on current and proposed transportation and drainage projects, with an emphasis on pedestrian safety along Maybank Highway on James Island. Attendees were encouraged to provide public feedback.

JUNE 11, 2019

The third James Island Maybank Highway Zoning Public Workshop was held on June 11, 2019 at the Lowcountry Senior Center. This community meeting, co-hosted by Charleston County and the City of Charleston, focused on the Maybank Highway Corridor on James Island, and included specific draft overlay text and maps for public review and comment. Proposed development requirements regarding vehicle access, buffers, signage and architectural standards were presented. Also included in the workshop was an update on current and proposed transportation and stormwater projects relevant to the overlay district boundary.

JOHNS ISLAND ZONING PUBLIC WORKSHOPS

JULY 31, 2018

The first community meeting for the Maybank Highway and Main Road Overlay Zoning Project was held on Tuesday, July 31, 2018 in the community room of the Berkeley Electric Cooperative, 3351 Maybank Highway on Johns Island. This community meeting, co-hosted by Charleston County and the City of Charleston, focused on the Maybank Highway and Main Road Corridors on Johns Island, and included a review of the existing land uses and zoning, and the goals of amending the current Maybank Highway Overlay Zoning District and creating a new Main Road Overlay Zoning District. Attendees were encouraged to provide feedback through a community survey, comment cards, and a public comment session.

AUGUST 23, 2018

The second Johns Island was held Thursday, August 23, 2018 at St. Johns High School, 1518 Main Road on Johns Island. This community meeting, co-hosted by Charleston County and the City of Charleston, focused on the Maybank Highway and Main Road Corridors on Johns Island, and included a review of the existing land uses and zoning, and the goals of amending the current Maybank Highway Overlay Zoning District and creating a new Main Road Overlay Zoning District. Attendees were encouraged to provide feedback through a community survey, comment cards, and a public comment session

FEBRUARY 28, 2019

The third Johns Island Maybank Highway and Main Road Zoning Public Workshop was held on February 28, 2019 at St. Johns High School. This community meeting, co-hosted by Charleston County and the City of Charleston, focused on the Maybank Highway and Main Road Corridors on Johns Island, and included the results of the Johns Island Maybank Highway and Main Road Community Survey conducted in August 2018, and the Stakeholder Meetings conducted in November-December 2018. There was also a discussion on current and proposed transportation and drainage projects, and the meeting attendees were encouraged to provide public feedback.

JUNE 17, 2019

The third Johns Island Maybank Highway and Main Road Zoning Public Workshop was held on June 17, 2019 at St. Johns High School. This community meeting, co-hosted by Charleston County and the City of Charleston, focused on the Maybank Highway and Main Road Corridors on Johns Island, and included specific draft overlay text and maps for public review and comment. Proposed development requirements regarding vehicle access, buffers, signage and architectural standards were presented. Also included in the workshop was an update on current and proposed transportation and stormwater projects relevant to the overlay district boundary.

The Maybank Highway and Main Road Overlay Zoning Project

Full Johns Island Maybank Highway Corridor Overlay Zoning District packet

Project Background

Current Maybank Highway Corridor Overlay (MHC-O) Zoning District

Public Input Community Surveys

Public Comment Summary Report

Maybank Highway Corridor "Vision" Responses*

Community Meetings

July 30, 2018 James Island Zoning Public Workshop Presentation

July 31, 2018 Johns Island Zoning Public Workshop Presentation

August 23, 2018, Johns Island Zoning Public Workshop Presentation

February 19, 2019, James Island Zoning Public Workshop Presentation

February 28, 2019, Johns Island Zoning Public Workshop Presentation

June 11, 2019, James Island Zoning Public Workshop Presentation

June 17, 2019, Johns Island Zoning Public Workshop Presentation

October 24, 2019, Johns Island Zoning Public Workshop Presentation

October 29, 2019, James Island Zoning Public Workshop Presentation

Corridor Zoning Maps with Proposed Overlay Boundaries

Municipalities

Additional Resources

Employee Resources

Social Media

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