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Concurrent Departmental Review

The Departments of Planning and Zoning, Engineering/Stormwater, and Water and Sanitation (BCWS) coordinate in the review and approval of single-site development plans (PLSP), preliminary subdivision plans (PLPR), and subdivision plats that do not qualify to be processed as “exempt” or “minor” (PLEX, PLMS, PLFS).

For a Plan or Plat to be submitted for review, it shall be in the format required for review, accompany the completed applicable submittal application(s), any required supporting documentation, and payment of applicable fees in accordance with the procedures set forth by the Department and as stated in Chapter 59, The Land Development and Subdivision Regulations Ordinance. Upon receipt of a complete submittal and payment of applicable review fees, the materials will be processed and routed to the applicable County Departments for review.

For the Planning and Zoning Department to approve these types of submittals, concurrence is required from the Engineering/Stormwater Department (if applicable) and BCWS (if a submittal is located in its service area).

To maximize efficiency, simplify the plans review process, and better-coordinate Concurrent Departmental Review, we have launched a new digital submittal and review process, called E-Review.

 

Step 1

How to Submit a New or Revision to a Previously Approved Plan or Final Plat Submittal

1. Applicants must first fully-complete the Development Review Application available online at: https://berkeleycountysc.gov/dept/planning/development-review-application

2. Select the Project Scale. (Single Site Development Plan, Subdivision Plat / Plan Submittal, or BCWS Only. BCWS Only applies to plans that do not fall under County Planning & Zoning and/or County Engineering/Stormwater jurisdiction.)

3. Select the Project Type, and if applicable, select the Project Category.

4. Add all required project information. To ensure accurate and efficient processing, all text fields are required to be completed.

5. The Applicant’s email address provided in the Development Review Application will serve as the primary method of communication and means to access submitted plans case information in the E- Review Portal. The applicant will only be able to access information about a submitted plans set, pay Planning & Zoning and County Engineering/Stormwater fees, receive comment letters, submit relevant information, and make Planning & Zoning inspections requests in the Development Review Portal for those projects that are listed under his/her email address.

6. Once all applicable fields are completed and the applicant acknowledgment section is authorized and signed, the Applicant may submit the Application for review by the Plan Case Administrative Assistant and BCWS!

7. Applicants seeking to submit for Expedited Review Services shall use the separate, “Expedited Development Review Application” and complete steps 1-6 above as well as read, understand, and commit to the Expedited Review Services terms and conditions.

8. The Applicant does not upload/attach any files with this Application.

Step 2

How to Submit Plans and Other Required Documents for Concurrent Departmental Review

Once the application has been reviewed and processed by the Plan Case Administrative Assistant and BCWS, a notification email containing the 10-Digit Plan Case Number(s) created to track the project(s) will be sent to the Applicant requesting the plans, documents, and payment of fees required for Concurrent Departmental Review. If the project is to be reviewed by all County departments, including BCWS, the Applicant will receive one (1) notification email regarding the PLSP/PLPR/PLFP/PLFS plan case and one (1) notification email regarding the WSPD/WSOPS (BCWS) plan case. The Applicant will log into https://berkeleycountysc.gov/energovinfo, select the applicable plan case provided in the notification email(s), upload the required documents for review, and submit payment for applicable review fees. BCWS Plan Review fees will be assessed upon submittal of the Development Review Application. These fees must be submitted by check made payable to BCWS and sent to Attn: Brandy Sparkman at the BCWS office. Please note: the uploaded documents must follow the naming conventions found at the end of this memo. If these naming conventions are not followed, the submittal will not be accepted and the Applicant will receive a notification via email that they must upload the documents as instructed in this memo.

Plan or Plat submittals that, following review by the qualifying departments, become inactive for a period of six months following the date of the last correspondence issued by any of the Departments engaged in the review will be discarded unless the Applicant demonstrates a good faith effort to progress the submittal prior to the expiry deadline and/or an extension is granted. Should a Plan or Plat submittal be discarded, submittal of a new application and payment of review fees applicable to a new submittal will be required in order to proceed with review.

If a submittal requires review at a scheduled monthly Technical Review Committee (TRC) meeting, a “complete” submittal is required to be received by the second Wednesday of the month prior to the intended month’s meeting (five weeks in advance of scheduled meeting) in order to be placed on the qualifying month’s meeting agenda.

The Applicant will receive a notification email once the completeness check of the plans and supporting documents have been reviewed and accepted. A second notification will be sent to the Applicant when the plans and supporting documents have been reviewed and all comments are complete. The Applicant will log into the E-Review Portal at https://berkeleycountysc.gov/energovinfo and navigate to the applicable plan case to download the marked up drawings and comment letter.

Submittal/Resubmittal

Initial submittals and resubmittals, seeking to address staff’s comments or intended for final approval, shall be submitted through the E-Review Portal. Efficiency of the plans/plat review process is maximized when each applicable Department is reviewing the same version of the submittal. Because of this, Applicants shall not submit revisions to a previously processed plans/plat submittal until all applicable Departments have provided comments.

Plans/Plat submittals will not be accepted if submitted before all applicable Departments have provided comments. Failure to do so will cause Plans/Plat submittals to NOT BE ACCEPTED. The Applicant will log into the E-Review Portal at https://berkeleycountysc.gov/energovinfo, select the applicable plan case and upload the required documents for review.

File Naming Conventions:

Please name files uploaded for review in accordance with the “File Naming Conventions” policy published by each of the Departments engaged in Concurrent Departmental Review.

Final Approval/Stamping

When all applicable supporting documentation necessary for approval is received, any outstanding fees have been paid, and each of the Departments engaged in review has issued its concurrence, the Applicant is prompted to submit final plans/plats for final APPROVAL / STAMPING subject to the following requirements:

To Submit Final Plans for Stamping:

When all applicable supporting documentation necessary for approval is received, any outstanding fees have been paid, and each of the Departments engaged in review has issued its concurrence, the Applicant is prompted to submit final plans/plats for final APPROVAL / STAMPING subject to the following requirements:

The Applicant must upload a PDF digital copy of the final version of the plans through the E-Review Portal as well as mail/deliver hardcopies, using the applicable Letter of Transmittal (LOT) coversheet, to the following Departments:

  • Berkeley County Water and Sanitation (BCWS): 1 full, and 1 true half size mailed/delivered to the following recipient:
    • Berkeley County Water and Sanitation
    • 212 Oakley Plantation Drive, Moncks Corner, SC 29461
    • Attn: Brandy Sparkman, Administrative Support Specialist

  • ENGINEERING/STORMWATER: Using the downloadable Letter of Transmittal (LOT) coversheet available within the Plan Case in the E-Review Portal, please deliver/mail 1 full and 1 half-sized sets of plans along with any other required documentation to the following recipient:
    • Berkeley County Planning and Zoning
    • 1003 Hwy 52, Room 126, Moncks Corner, SC 29461
    • Attn: Katherine Ruggles, Plan Case Administrative Assistant

*A copy of the approved plans is required to be retained onsite for the duration of construction.  If the Planning and Zoning Department is requested to conduct a required inspection and the approved associated plans are not available onsite, the assigned Planning and Zoning Department Inspector will not conduct the required inspection and the applicant will forfeit all inspections fees paid.  Please refer to the “Inspections Requests” Tab for more information.

To Submit Final Plats for Stamping

When all applicable supporting documentation necessary for approval is received, any outstanding fees have been paid, and each of the Departments engaged in review has issued its concurrence, the Applicant is prompted to submit final plans/plats for final APPROVAL / STAMPING subject to the following requirements:

The Applicant must upload a PDF digital copy of the plans through the E-Review Portal as well as mail/deliver hardcopies, using the applicable downloadable Letter of Transmittal (LOT) coversheet, to the following Department:

  • Using the downloadable Letter of Transmittal (LOT) coversheet available within the Plan Case in the E-Review Portal, please deliver/mail a minimum of 6 copies of the final plat along with any additional required documentation to the following recipient:
    • Berkeley County Planning and Zoning
    • 1003 Hwy 52, Room 126, Moncks Corner, SC 29461
    • Attn: Kathie Ruggles, Plan Case Administrative Assistant

How to download the Letter of Transmittal (LOT) Coversheet:

  • Navigate to the respective plan case in the E-Review Portal.
  • Once in the “Plan Case Summary”, scroll down to the bottom of the screen.
  • Select “Generate Letter of Transmittal Coversheet”.  The relevant fields will be auto populated.
  • Print, Sign, and Include with your hardcopy submittal intended for final approval/stamping.
Submittal Expiry

Plan or Plat submittals that, following review by the qualifying departments, become inactive for a period of six months following the date of the last correspondence issued by any of the Departments engaged in the review will be discarded unless the Applicant demonstrates a good faith effort to progress the submittal prior to the expiry deadline and/or an extension is granted. Should a Plan or Plat submittal be discarded, submittal of a new application and payment of review fees applicable to a new submittal will be required in order to proceed with review.

Vesting
  • Plan Approval: Approval of a Plan is valid for a period of up to twenty-four (24) months, provided that the requirements for vesting of each applicable department involved in concurrent Plan approval are met.  Plan approval shall become void within twenty-four (24) months of the date of said approval unless one (1) or more of the following deliverables have been met:
    • Installation of Improvements is substantially begun as determined by the Administrative Officer or designee (i.e. more than 50 percent of the installation of Improvements has completed).
    • In the case of a Preliminary Plan, a Final Plat of all or a portion of the contemplated Subdivision is submitted for approval, unless a phasing plan has been submitted and accepted by the Administrative Officer through coordination with the Departments engaged in TRC.  If the Subdivider is proposing to develop the Preliminary Plan in phases, a phasing plan shall be included. Proposed changes in the phasing plan shall be subject to approval by the Administrative Officer or designee through coordination with the departments engaged in TRC. The Subdivider must begin the construction of all approved phases of the Preliminary Plan within twenty-four (24) months or such Plan must be resubmitted to the Administrative Officer or designee for further approval in accordance with the current Ordinance requirements.
    • The Administrative Officer or designee, through coordination with the County Engineer or designee, may waive this requirement and consent to extension(s) in six (6) month increments of said time period upon finding that the Applicant made a good faith effort to advance construction or installation of Improvements contemplated in the approved Plan.
  • Plat Approval: No Plat submittal shall be recorded unless it bears the stamp, indicating exemption or approval, together with the date of action and signature of the Administrative Officer or designee. Upon action by the Administrative Officer or designee, Plats shall be recorded within twenty-four (24) months or the action of the Administrative Officer or designee shall be null and void.  The Applicant shall be responsible for filing and paying the appropriate filing fee to the Register of Deeds Office.
Planning and Zoning

Applicants seeking to request an inspection from the Planning and Zoning Department shall navigate to the applicable plan case (using the 10-digit Plan Case Number assigned to the project) and submit their request through the E-Review Portal at https://berkeleycountysc.gov/energovinfo.    Upon payment of applicable fees, the inspection will be scheduled with the assigned Planner. 

The Inspection Fee is $100 (Per Inspector) + Current Federal Mileage Rate Per Miles of Travel to/from the Subject Site + $50 Per Hour After 2 Hours Per Inspector.  

For inspections that exceed 2 hours, additional Inspection Fees will be assessed and shall be paid in full prior to the issuance of authorizations for Occupancy/Commencement of Operations or Plans/Plats Approvals, as applicable. 

**It is the Applicant’s responsibility to have a copy of the current approved plans onsite for purposes of Staff’s inspection.   It is recommended that a copy of the approved plans be stored in a weatherproof permit box that is easily and safely accessible near the main entrance to the site/structure**.     

Please coordinate directly with the Engineering/Stormwater or BCWS Departments to schedule an inspection.

JOINT PLAN REVIEW (JPR)

Joint-Plan Review is a voluntary meeting with representatives from the Planning and Zoning Department and other Departments engaged in concurrent review to offer preliminary feedback on a Development or Subdivision sketch/concept plan with an Applicant.  Sessions are free and available in 45-minute time blocks on a first-come-first-serve basis.  It’s a great first step to obtain preliminary information about the requirements and process! Applicants may sign up for Joint Plan Review here.  

SINGLE-SITE DEVELOPMENT

Single-Site Development (Site) Plans, including Land Disturbance Plans for early site preparations, shall be reviewed and approved through Concurrent Departmental Review prior to commencement of any land disturbance and construction activities, modification to site Improvements (including any increases in impervious coverage), alterations to bufferyards or other required landscaping, the issuance of a building permit for new vertical construction, and/or the authorization of a change in use to a more intensive use, as determined by the Administrative Officer or designee.  To submit Single-Site Development (Site) Plans for review, applicants shall complete the Development Review Application and, when prompted, submit all required documentation through the E-Review Portal and pay applicable fees before the plans will be released for review. 

LAND SUBDIVISION
Technical Review Committee (TRC)

Technical Review Committee, formerly Plan/Plat Review Committee (PRC) is typically comprised of representatives from the Departments of Planning and Zoning, Engineering/Stormwater, and Water and Sanitation, as well as an optional representative from the Planning Commission.  Each qualifying Department is tasked with reviewing the Preliminary Plans to be considered.  Regular TRC meetings are held on the second Wednesday of every month, unless otherwise noted.  The only submittal types that will require review at TRC include initial or substantially-revised Preliminary Subdivision/Infrastructure Construction Plans. The deadline for standard TRC submittals is the second Wednesday of the month preceding the upcoming month’s meeting, generally four weeks ahead of the scheduled meeting date.  

To submit a Preliminary Plan for review, applicants shall complete the Development Review Application and, when prompted, submit all required documentation through the E-Review Portal and pay applicable fees before the plans will be released for review. 

Regular TRC meetings are held on the second Wednesday of every month, unless otherwise noted.

Preliminary Plan

A Preliminary Plan includes the following submittal types:

(a)  Major Subdivision.  Applications for Major Subdivision, which include those Subdivision proposals that do not meet the eligibility requirements for Exempt Plat or Minor Subdivision applications per Sec. 59-23.   

(b)  Infrastructure Construction Plans.  Applications for Single-Site Development that necessitate requirements for installation, extension of, or improvement to Streets and/or associated drainage facilities, public water and/or sewer main lines, and/or other public facilities and/or infrastructure systems that are not associated with a programmed publicly-maintained capital improvement project.

Final Plat

Final Plats are typically associated with a previously-processed and approved Preliminary Plan.  To submit a Final Plat for review, applicants shall complete the Development Review Application and, when prompted, pay applicable fees and upload through the E-Review Portal the draft Final Plat, required construction completion certification and/or applicable financial documentation for Subdivision Improvements, including, but not limited to, statements of value and/or maintenance assurances, as well as other supporting materials deemed necessary by the Review Team to verify compliance to applicable County standards.  Upon a submittal of a complete application, the Plat and required supporting documentation will be released to the to the departments engaged in concurrent review.

Minor Subdivision Plat

As of December 14, the County introduced a new subdivision submittal type, the Minor Subdivision (PLMS), which is eligible for internal review by the Planning and Zoning Department (review at TRC is not required).  A Minor Subdivision Plat (1) seeks to divide property into ten (10) or fewer Lots and does not qualify as an “Exempt Plat”, (2)access is served by an existing public road or a “Shared Travelway”, (3) no public infrastructure or facilities are required to be constructed, extended, or expanded, (4) qualifies as a bona fide Family Subdivision that conforms to the applicable eligibility requirements, and (5) comports with the Minor Plat submittal requirements established in Chapter 59.  

To submit a Minor Subdivision Plat for review, please complete the Minor Subdivision Plat Application and submit at least one hardcopy of the plat and relevant materials in-office to the attention of Styasia Ransom, Administrative Support Specialist. For questions about the submittal process and review, please contact Styasia Ransom at 843.719.4095.

The qualifications for a Minor Subdivision are listed below:

(a) The Subdivision proposal (1) seeks to divide property into ten (10) or fewer Lots and does not qualify as an “Exempt Plat” or (2) qualifies as a bona fide Family Subdivision that conforms to the requirements outlined in Sec. 59-45(A)(5) and the criteria established in this section

(b) The property for which the Subdivision is proposed is zoned R-15, Flex-1, R1-MM, R-1, R-2, R-1R, R-2R, R-2RF.

(c) No Street, either public or private as defined herein, will be required to be improved, extended, and/or constructed as part of the Subdivision proposal and any proposed access shall be provided by a driveway, Shared Travelway as defined in Sec. 59-45(A)(1), or exempted from Roadway construction requirements per Sec. 59-45(A)(5).

(d) No public water or sewer facilities or Utility lines will be required to be improved, extended, or established as part of the Subdivision proposal and no private community water or sewer facilities will be established.  The installation of service line connections or taps from existing main lines or the installation of individual onsite septic and private well facilities is not included in this criterion.     

(e) No drainage facility or conveyance, either public or private, is required to be improved, extended, or created as part of the Subdivision proposal as determined by the County Engineer or designee.  If the County Engineer or designee determines that drainage facilities or conveyances, either public or private, are required to be improved, extended, or created, the Subdivision proposal shall be processed as “major”. 

(f)   The Subdivision proposal shall conform to applicable SCDHEC or MS4 requirements, where applicable, for land disturbance as well as Chapter 11, Buildings and Building Regulations, of the Berkeley County Code of Ordinances.

(g) The Subdivision proposal shall not be an application for Cluster Subdivision as defined in Article 13 of the Berkeley County Zoning Ordinance.

(h) At the request of the Administrative Officer or designee, the Berkeley County Engineer, or designee, and/or the applicable water and sewer agency, may review and concur with the Subdivision proposal prior to administrative approval by the Administrative Officer or designee. 

(i)   With the exception of bona fide Family Subdivision submittals that conform to the requirements found in Sec. 59-45(A)(5), the following note shall be provided on the Minor Subdivision Plat and all subsequent re-surveys/re-Subdivision of Lots created therein:

The [insert name of] Subdivision [or Lot, as applicable] was created as a Minor Subdivision per Section 59-45(A)(2) of the Berkeley County Land Development and Subdivision Regulations.  No more than 10 Lots shall be created out of the parent TMS [xxx-xx-xx-xxx] without bringing the entire Subdivision into full compliance to the standards established for a Major Subdivision per Section 59-24 and a new Plan/Plat is submitted to the Department, unless a Waiver is issued by the Planning Commission and, if applicable, the property owners’ association or similar entity.

(j)   The proposed Subdivision shall meet the other requirements of this Chapter and application for a Minor Subdivision shall include the following:

i.    Submittal of the Minor Subdivision Application and payment of applicable fees

ii.    Letter of Determination of Water/Sewer Availability from the applicable Water and Sewer Agency.  Where public water and sewer are not available, permits from SCDHEC shall be provided for individual onsite septic and/or private well facilities when required in accordance with Sec. 59 – 51 of this Chapter.

iii.    Any additional supporting documentation deemed necessary by the Administrative Officer or designee to demonstrate conformance to the standards found herein.

iv.    It is recommended that the Applicant convene in a Joint Plan Review (JPR) Meeting with the Administrative Officer or designee, and/or the County Engineer or designee, and a representative of Berkeley County Water and Sanitation (where applicable) to discuss requirements for access, drainage, and water and sanitary sewer to verify that the application can be submitted as a Minor Subdivision. 

Exempt Plat

Plat submittals that meet the following eligibility requirements are reviewed internally by the Planning and Zoning Department (review at TRC is not required).   To submit an Exempt Plat for review, please complete the Exempt Plat Application and submit at least one hardcopy of the plat and relevant materials in-office to the attention of Styasia Ransom, Administrative Support Specialist.   For questions about the submittal process and review, please contact Styasia Ransom at 843.719.4095.

The qualifications for an Exempt Plat are listed below:

  1. In the case of a combination or recombination of portions of previously platted Lots where the number of Lots, as shown on an approved Plat, is not increased and the resultant Lots are equal to the standards of this Chapter and other relevant county ordinances.
  2. In the case of any proposed Subdivision where no new Street, either public or private, is involved and no parcels are created which are smaller than five acres.
  3. In the case of property transferred by will or intestate succession or forced division decreed by appropriate judicial authority or by tax sale as authorized by state law.
  4. In the case where a proposed Subdivision results in one new Lot, is located on an existing public Road, complies with SCDHEC rules and regulations pertaining to the availability of potable water and sanitary sewer facilities, and the proposed new Lot and the residual portion meets minimum Lot size.
  5. In the case of a property existing as a Lot of record prior to April 26, 1999, but not by recorded Plat, a subsequent Plat of the property, prepared after April 26, 1999, shall be exempt and the Plat will be stamped “Received for information.” Any Subdivision of the property subsequent to the Plat shall comply with all current regulations.
  6. The acquisition of land for Right-of-Way, ingress/egress, drainage, and/or general utility or similar Easements, by a public entity or public utility that are not associated with a Preliminary Plan reviewed by the Planning and Zoning Department.

Traffic Impact Analysis (TIA) Requirements

As of December 14, either a Tier 1 or Tier 2 Traffic Impact Analysis (TIA) is required to be submitted with initial plans submittals for qualifying projects and shall evaluate the project’s ability to meet the Traffic Service Standards within the specified horizon year and scope established in Chapter 59.

TIAs will be prepared by a third-party consultant whom the County has previously-selected for on-call traffic study services at the sole expense of the Applicant. On a case-by-case basis, the County may accept a TIA prepared by an Engineer hired by the Applicant. In which case, the County may require that the TIA be reviewed by an on-call, third-party consultant at the sole expense of the Applicant. To determine the applicability and type of TIA required, applicants shall apply for a Preliminary Traffic Assessment (PTA) detailing the size, scale, and other relevant project information.

(1) Generally, A Tier 1 TIA shall be utilized for proposed development or redevelopment (new, expansion of an existing use, or redevelopment of an existing use with a different use) anticipated to generate between 500 – 1,000 additional average daily traffic and/or 50 – 100 additional peak hour trips based on the ITE Trip Generation Manual, latest addition. **Though a project may meet the thresholds for a Tier 1 TIA, if the proposed project is (1) located in proximity to other Development generating a significant number of average daily trips and/or peak hour trips, (2) has potential to cause detrimental cumulative impacts to the overall transportation network, and/or (3) creates a public safety concern, the County Engineer or designee may request a Tier 2 TIA.

(2) A Tier 2 TIA is comprehensive in scope and shall be utilized for proposed development (new, expansion of existing use, or redevelopment of an existing use with a higher intensity use) that is (1) anticipated to generate more than 1,000 additional average daily traffic and/or 100 or more additional peak hour trips or (2) located in proximity to other Development generating a significant number of average daily trips and/or peak hour trips, has potential to cause detrimental cumulative impacts to the overall transportation network, and/or or creates a public safety concern.

For TIA Requirements/Process Inquiries, Please Contact:

Erica Brizzee, PE, Senior Engineer
Engineering Department
843-719-2339

Please refer to the Traffic Impact Analyses (TIA) Process Flow Chart for more information.

The Stormwater Utility Fee schedule is important for Applicants to consider when preparing materials to submit to the Plan Case Administrative Assistant. Impervious surface (to the nearest tenth of an acre) must be noted on the application and plan submittals for each proposed parcel. This must be accurate to ensure that the correct stormwater utility fee is assessed. Please see the link below to access additional information about the fee schedule. https://berkeleycountysc.gov/dept/swmp/fee/

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