Rezoning ​Process


Property owners may propose changes to the zoning of their property by completing an application and paying a $75 advertisement fee.  (Please note rezoning applications must be signed by the property owner, unless initiated by the Planning Commission, City Council, or the Zoning Administrator.)  Property zoning can be verified using the City’s Interactive Map and information about the zoning districts can be found in Article V of the City’s Zoning Regulations.

Because the proposed rezoning would require an amendment to the City’s Official Zoning Map, the adoption of an ordinance by City Council is required. The rezoning application must be considered by the North Charleston Planning Commission and then by City Council. If the proposed rezoning is not consistent with the Future Land Use Map of the Comprehensive Plan, an amendment to the Comprehensive Plan must also be proposed.

Per Section 7-8 of the Zoning Regulations, the deadline for submittal of rezoning applications is forty-five (45) days in advance of the Planning Commission meeting.  The Planning Commission normally meets the second Monday of each month at 6 pm in the Buist Conference Room on the 3rd Floor of the North Charleston City Hall, located at 2500 City Hall Lane.

After a recommendation is made by the Planning Commission, rezoning requests move to City Council the following month for consideration.  

If a rezoning is denied at the final City Council reading, a change affecting the same parcel or parcels of property or any part thereof, and requesting the same change in zoning district classification, may not be initiated by a property owner or owners more often than once every 12 months.  (The 12-month waiting period shall not apply in instances in which the applicant voluntarily withdraws or consents to the withdrawal of the proposed amendment prior to final decision by city council.)

For questions regarding the rezoning process, please contact Charles Drayton, City Planner, at (843) 740-2589 or


The Planning Commission


The Planning Commission is an advisory body made up of eight appointed citizens of the City who meet to hear rezoning requests, zoning text amendment proposals, subdivision variance requests, and to review subdivision plats.  The consideration of rezoning requests and zoning text amendments by the Planning Commission is accompanied by an advertised Public Hearing during which any member of the community may speak regarding the item.

Planning Commission meetings are held at 6:00 pm in the Buist Conference Room on the 3rd Floor of the North Charleston City Hall, 2500 City Hall Lane, on the 2nd Monday of each month.  (Meeting dates falling on or near City holidays may be rescheduled.)

Rezoning applications must be submitted forty-five (45) days in advance of the meeting date in order to be placed on the agenda.  The Planning Commission hears testimony from the planning staff, the applicant, and the general public before making a recommendation which is forwarded on to the City Council.

The following month, City Council receives a report with the recommendations from staff and the Planning Commission, as well as a summary of the comments made at the public hearing.  City Council meets the 2nd and 4th Thursday of each month (Tuesday preceding the fourth Thursday of the month in November).   At the first reading of the ordinance to rezone, the City Council is introduced to the request.  The matter is then referred to the Public Safety Committee (a committee of City Council which meets on the third Thursday of the month), which makes a recommendation that is returned to City Council, and then final reading is given at the second Council meeting of the month.


The Zoning Board of Appeals

The Zoning Regulations provide a framework for the development or improvement of land and are based on an ideal or average set of circumstances. Sometimes conditions on a particular parcel of land may be so unusual that the application of the normal zoning regulations may produce a burden on the property owner. The property owner has a right to request that the regulations be waived or varied by some degree if they qualify for a variance. Variances may not be granted that would have the effect of allowing a use not ordinarily permitted under the ordinance.

The ZBA meets to review variance requests on the 1st Monday of each month at 5:00 pm in the Buist Conference Room on the 3rd Floor in North Charleston City Hall, 2500 City Hall Lane.

ZBA Applications must be submitted at least three weeks in advance of the meeting. Applications for variances are made to the Zoning Board of Appeals and require completion of an application form and payment of a $75.00 advertisement fee.

The ZBA Application form may be obtained here or a copy from the Department of Planning & Management by visiting the office, by mail or by fax (843) 308-4727.  For further information about Zoning Board of Appeals, email Octavia Jefferson.


Zoning Appeals

Any person who is impacted by a decision of the Zoning Administrator or other Zoning Official may file an appeal with the ZBA if they believe that the decision was based upon a misreading or misinterpretation of the ordinance.

The appellant must identify the particular situation, the regulation involved, the decision of the official, and their argument for an alternate interpretation of the ordinance for the provision involved.

The ZBA meets on the first Monday of each month at 5:00 pm in the Buist Conference Room on the 3rd Floor in North Charleston City Hall, 2500 City Hall Lane.

Appeals may be submitted three weeks prior to the ZBA meeting in letter form to the Department of Planning & Management by visiting the office, mailing, faxing to (843) 308-4727 or emailing at email Octavia Jefferson.

Planning and Zoning Staff

Gwen Moultrie - Director



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