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Coordinated 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 or infrastructure construction plans (PLPR), and final plats (PLFP).   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).

For a Plan or Final Plat to be submitted for initial review or to revise a previously approved Plan or Final Plat, the applicant must first complete and submit the Development Review Application.  The Plan Case Admin Assistant will process the application and provide the applicant with a 10-digit “plan case number”, which will be used for tracking purposes for the duration of review and construction.   The applicant will navigate to the applicable “plan case number”, upload required documents and plans for review, as well as pay applicable fees in the E-Review Portal.  Once comments have been issued by applicable reviewing departments, the applicant can then upload a resubmittal, seeking to address comments, for review directly through the E-Review Portal

Plats that qualify as “exempt” or “minor” (PLEX, PLMS) are not subject to the coordinated departmental review process and, instead, submitted directly to the Planning and Zoning Department for review.   Please refer to the Exempt / Minor Plat Page for information about Exempt and Minor Plats.

Detailed instructions for submittals, the Development Review Application, and other helpful links are provided below.  For questions about the submittal process, please contact Angel Dirks, Plan Case Admin Assistant, at  or 843.719.4142.

 

Instructions

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 plans for Third-Party Review (TPR), please select Third-Party Review in the Development Review Application.  Please see the link available here for more information related to Third-Party Review.

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

Step 2

How to Submit Plans and Other Required Documents for Coordinated 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 Coordinated 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: BCWS ENG Admin Support Specialist 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.

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

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 Coordinated 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: 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: 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: 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 coordinated 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.

Inspection Requests

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.  Fees, which vary by project size in accordance with the table below, are required to be paid in full prior to the issuance of authorizations for Occupancy/Commencement of Operations or Plans/Plats Approvals, as applicable. 

INSPECTION FEES
PLANNING AND ZONING
ALL DEVELOPMENT TYPES When required or requested, Inspection Fees shall be assessed with every inspection of a subject property and per Inspector.  Inspection Fees shall be paid in full prior to the issuance of authorizations for Occupancy/Commencement of Operations or Plans/Plats Approvals, as applicable.
Project area is less than 1.0 Acre$100
Project Area is 1.00 – 5.00 Acres$150
Project Area is 5.00 – 10.00 Acres$250
Project Area is greater than 10.00 Acres$250 + $5/Acre

**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.

Land Development

JOINT PLAN REVIEW (JPR)

Joint-Plan Review is a voluntary meeting with representatives from the Planning and Zoning Department and other Departments engaged in coordinated 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 Coordinated 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. 

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 are required to submit a “Infrastructure Construction Plans”, which will be processed as a “Preliminary Plan”.  See below for more information. 

Preliminary Plan

Preliminary Plan Review Process.   The following submittal types are required to be processed as a Preliminary Plan (PLPR) & conform to the submittal requirements outlined in Chapter 59:

  1. Major subdivision. Applications for major subdivision shall include those subdivision proposals that do not meet the eligibility requirements for exempt plat or minor subdivision applications per section 59-23.
  2. 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.

Filing of application. Applicants shall submit for review the applicable application, payment of any required review, inspections, and administrative fees, plans, and any necessary supporting documentation in accordance with the requirements found in Chapter 59 and procedures established by the departments engaged in Coordinated Departmental Review.  The preliminary plan and/or infrastructure construction plan shall include the following, but not limited to, information:

  1. A cover page that lists names of and contact information for applicant(s), owner(s) of the property proposed for development, developer(s), the surveyor(s) or engineer(s) responsible for execution of plats, zoning district and site data information, the design professional(s) responsible for planning and design, the contractor(s) and/or builder(s) responsible for construction, and applicable staff contacts.
  2. The preliminary plan shall contain a preliminary plat that conforms to the standards established in section 59-41.
  3. All proposed streets, street rights-of-way, pavement widths, and street names. All proposed easements, including location, dimension, purpose, and intended maintenance authority.
  4. Indication of the overall densities and intensities proposed, including the number of dwelling units and/or square footages of non-residential development, as well as zoning district and site data information.
  5. Construction plans, including details, cross-sections, and profiles, for all proposed sanitary sewer, water, and stormwater facilities, roadway infrastructure, pedestrian and bicycle facilities, and other improvements required by Berkeley County.
  6. Individual lot driveway plan, designed in accordance with the parking standards found in article 15, Parking, and/or article 10.3, Arterial Road Overlay District, of the Berkeley County Zoning and Development Standards Ordinance, as applicable, to the standards found herein, and depicting utilities, drainage, sidewalk, and roadway infrastructure, and other infrastructure. This requirement is applicable to residential subdivisions that seek to create lots that are less than a half-acre in size and all non-residential or multi-family residential development.
  7. A description/depiction of powerlines and other utilities.
  8. A lighting plan and/or photometric survey, when requested by the administrative officer or designee or designee, to verify compliance to applicable lighting standards.
  9. Landscape buffer and other applicable required landscaping plans and details.
  10. Subdivision grading and drainage plans and details, including a description of all proposed erosion and sedimentation control measures.
  11. A topographic survey plat conforming with the requirements of chapter 49, article 4, R.400-490 of the Code of Laws of South Carolina, 1976, as amended, showing topography by contours at vertical intervals of not more than one foot, and all proposed contour changes in areas where cut or fill is to be done. Exception: A topographic survey plat is not required when the preliminary plan calls for the subdivision of a tract of land into ten lots or less, unless required by the county engineer.
  12. The qualifying professional shall certify the accuracy of the plan by affixing his or her seal on the face of the preliminary plan pursuant to the standards and requirements set forth in chapter 49, article 4, R400-490 of the Code of Laws of South Carolina, 1976, as amended.
  13. A traffic impact analysis (TIA), when required, shall be prepared in accordance with section 59-72 and submitted for review either prior to or with the initial preliminary plan submittal;
  14. Any individual lot septic layout plan when required by the Administrative Officer or designee.
  15. Any additional supporting materials required herein or deemed necessary by the administrative officer or designee or the other reviewing departments to verify compliance to applicable county standards.

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 coordinated review.

TIA

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:

Ethan Connor, PE, Senior Engineer
Engineering Department
843-719-2321

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

Stormwater

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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