Jasper County, A New Direction in Rural Zoning?

Jasper County, A New Direction in Rural Zoning?

In an audacious twist, the Jasper County Council has proposed a drastic rezoning strategy that could protect a generous proportion of the county’s rural regions from heavy development. This initiative, known as the Euhaw Cultural Heritage District, is projected to slow down rapid urbanization and maintain the rural charm of Jasper County.

Why the sudden need for such a drastic move?

For some time, Jasper County has been anticipating the rapid residential development in Beaufort County with growing anxiety. Notable development along Highway 278 has been particularly troublesome. Humph! This situation led to a development moratorium by the Council in June 2023. Their answer to this impending urban spread? A novel zoning plan for the county’s rural areas.

Jasper County’s Bold Rezoning Plan

Taking a bird’s eye view, the Euhaw Cultural Heritage District covers a substantial chunk of rural land lying east of I-95 in Jasper County. It extending from the Coosawhatchie River down to Hardeeville along Highway 170 and shares a border with the Broad River. The primary zoning classification here is termed the “Rural Preservation-10”, allowing just one house per every 10 acres. Quite a drop from the current one house per acre density!

What does this mean for existing developments?

Hold onto your hard hats, folks! This new zoning legislation would effectively shut down heavy industrial development and stop the sprawl from nearby Bluffton and Hilton Head-styled resort development. Chelsea Plantation spanning 2,442 acres and Okeetee Club properties of 50,000 acres will fall under the “Rural Preservation-10” purview, leaving most of them untouched. But breathe easy, Hardeeville and Ridgeland; you will be excluded from this rezoning initiative.

Downside for Developers

Developers, you may want to sit down for this – the new zoning could greatly curb construction in Jasper’s headwaters adjacent to the Port Royal Sound, protecting these areas from heavy development. And in a small concession, they proposed a “Village Commercial” zoning classification, opening the door for small businesses, retail, and churches in select locations like Cooler’s Corner. Family clusters are also accommodated with an exemption similar to the “Family Compound” exemption of Beaufort County’s Code.

Perhaps expectedly, the South Carolina Coastal Conservation League has further requested that golf courses be made a conditional activity and marinas be removed entirely.

The Impact on our Community

So, what’s the community’s take on this landscape-altering proposition? Well, downzoning is usually greeted with furor by developers who perceive it as governmental overreach without compensation. But with the unchecked urbanization of areas between Hilton Head and Hardeeville, this initiative might gain traction as a necessary evil for rural preservation.

What happens next?

All eyes will be on the public hearing scheduled for Thursday, Sept. 19, 2024, at Port Royal Maritime Center on Highway 170. It’s at this meeting that the fate of this sweeping rezoning plan will be decided. Stay tuned Jasper County – you’ll want to see how this plays out!