Opinion ID: 1405755
Heading Depth: 2
Heading Rank: 1

Heading: Background of Dispute.

Text: The South Carolina Local Government Comprehensive Planning Enabling Act of 1994 (the Enabling Act) granted local governments the authority to create planning commissions to implement comprehensive plans governing development in their communities. [1] In 1999, Charleston County Council enacted the County of Charleston Comprehensive Plan. The Comprehensive Plan designated Wadmalaw Island part of the Agricultural Area of Charleston County, where the preferred land uses included farming and resource management, along with preservation of the rural community character. The Comprehensive Plan further provided that development in areas classified as Agricultural Preservation within the Agricultural Area should primarily support the needs of the farming industry, secondarily allowing for compatible residential development. The Enabling Act permits the governing body of a county to adopt zoning ordinances to help implement a comprehensive plan. S.C.Code Ann. § 6-29-720 (2004 & Supp.2009). Charleston County Council enacted the Charleston County Zoning and Land Development Regulations (ZLDR) in 2001 to implement its Comprehensive Plan. Petitioners separately own properties on Wadmalaw Island that are adjacent to a tract of land (roughly 750 acres) owned by the Walpoles. The Walpoles' property was used as a tomato farm and was zoned AG-15, an Agricultural Preservation classification. Under the ZLDR, the AG-15 classification allows a maximum density of one dwelling unit per fifteen acres on interior land, with a minimum lot area of three acres. ZLDR § 4.4.3(A). For land within one thousand feet of the OCRM [2] critical line, the AG-15 zoning classification allows a maximum density of one dwelling unit for every three acres. ZLDR § 4.4.3(B). The configuration of the Walpoles' land limited it to a maximum of 107 dwellings under the AG-15 zoning restrictions. On June 20, 2003, the Walpoles applied to have their property rezoned to a PD district. Charleston County Council adopted an ordinance rezoning the Walpoles' property from AG-15 to a PD district on February 17, 2004. Under the ordinance, the minimum lot size was reduced to one acre, although the allowed uses remained the same as those under the AG-15 classification. The maximum number of dwellings on the property remained unchanged at 107. Petitioners brought this declaratory judgment action in 2004, asserting the ordinance rezoning the Walpoles' property was invalid because Charleston County Council exceeded its authority and violated provisions of the Enabling Act and the ZLDR in approving the change.