City of Charleston - BZA-Z - 3/4/25

Charleston Board of Zoning Appeals Meeting Recap: March 4, 2025

The City of Charleston Board of Zoning Appeals (BZA-Z) held its monthly meeting on March 4, 2025, addressing a variety of zoning-related matters, including special exceptions, variances, and the review of previous meeting minutes. The meeting, chaired by Jeff Tibbits, included board members John Bennett, Chappy McKay, Al Borsen, and Bill Goodwin, along with planning staff Robert Summerfield and Greg Bennett. The proceedings were recorded, and the public was invited to participate, with accommodations made for those with disabilities.

The meeting began with the acknowledgment that the minutes from the February 4 and February 18 meetings could not be approved due to insufficient board members present. These items were deferred to the next meeting on March 18, 2025.

The board reviewed an application for a special exception to allow the operation of an 847-square-foot café at 3115.5 Wentworth Street in Harleston Village. The property, owned by Grace Church of Charleston and represented by applicant Julia Martin, is zoned LV (Limited Vertical) and seeks to reactivate a historic building that has been unused for some time. The proposed café would include 605 square feet of indoor space and 242 square feet of outdoor dining, with four parking spaces provided (nine are typically required).

Planning staff recommended approval, citing the project's alignment with neighborhood-serving uses and the adaptive reuse of a historic structure. The application received overwhelming support from the community, including a letter from the Harleston Village Association. Despite one late letter of opposition, the board unanimously approved the special exception, emphasizing the project's positive impact on the neighborhood.

Next, the board considered a request for a special exception at 440 Piedmont Avenue in Wagner Terrace. The property, owned by David Yuriko, sought to vertically extend a nonconforming structure with a 3.1-foot south side setback (9 feet required). The proposal involved minor modifications to the existing footprint, including new roof lines.

Staff recommended approval, noting that the request did not exacerbate existing non conformities in a detrimental way. The application also received support from the Wagner Terrace Neighborhood Association. With no opposition present at the meeting, the board unanimously approved the special exception.

The board then reviewed an application for a special exception to build a single-family residence on a lot of insufficient size at 1011 Mamie Street in Maryville-Ashleyville. The lot, owned by Burke Street Properties LLC and represented by applicant Peter Coonton, measures 5,012 square feet, falling short of the 6,000-square-foot requirement for SR-2 zoning.

Staff recommended approval, highlighting the unique challenges of older neighborhoods with pre-existing lot sizes that do not conform to current zoning standards. The proposal included a modest single-family home with a one-car garage and sufficient driveway space for a second vehicle. While the application received some opposition, the majority of feedback was supportive, including from the Maryville-Ashleyville African American Association.

After a lengthy discussion about the potential height of the structure and its impact on the neighborhood's character, the board approved the special exception with two conditions: the building height must not exceed 30 feet, and the driveway must accommodate two vehicles.

The final agenda item involved a request for variances at 176 Smith Street in Cannonboro-Elliottboro. The property, owned by Tom and Ashton Goyet and represented by applicant Evan Gonzales, sought to build a rear addition for a bedroom, bathroom, dining room, and porch. The proposal included a 1-foot north side setback (3 feet required), a 3.5-foot south side setback (7 feet required), and a 54% lot occupancy (50% allowed).

Staff clarified that revised plans had addressed initial concerns about the south side setback, alleviating objections from the Historic Charleston Foundation and a neighboring property owner. The board unanimously approved the variances, with the condition that the approval was based on the revised plans presented at the meeting.

Throughout the meeting, the board emphasized the importance of public input and transparency. Speakers were required to swear an oath to tell the truth, and the board carefully considered both support and opposition for each application. The meeting demonstrated the BZA-Z's commitment to balancing the needs of property owners with the preservation of neighborhood character and adherence to zoning regulations.

The March 4, 2025, meeting of the Charleston Board of Zoning Appeals showcased the board's thoughtful approach to addressing complex zoning issues. By granting special exceptions and variances with appropriate conditions, the board ensured that development projects aligned with community interests while respecting the city's zoning ordinances. The meeting also highlighted the importance of public engagement, with residents and neighborhood associations playing a key role in shaping the outcomes of each application.

For those interested in learning more about the BZA-Z's work or watching future meetings, the city's website provides additional information and live streaming options. The next meeting is scheduled for March 18, 2025, where the board will address deferred items and continue its mission of fostering responsible development in Charleston.

Agenda Link: https://www.charleston-sc.gov/AgendaCenter/ViewFile/Agenda/_03042025-9875

Agenda Link (Image Overview): https://www.charleston-sc.gov/AgendaCenter/ViewFile/Agenda/_03042025-9878

Agenda (Public Comment): 

Video Link: https://www.youtube.com/watch?v=H6bkIsHCGKc

*meeting auto transcribed, please excuse any typos & misspellings