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Record of Proceedings

Goose Creek Planning Commission Meeting Summary: November 3, 2026

City Council & Commissions — Tuesday, November 3, 2026
BodyGoose Creek, South Carolina
SessionCity Council & Commissions
DateTuesday, November 3, 2026
StatusNEW · FILED
Video Record
0:00 / 1:55:22

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it

Speaker numbers apply only to this recording.

Speaker 1

0:00

Anthony Jenkins.

0:02

Josh

Speaker 2

0:02

Lilly.

Speaker 3

0:03

Here.

Speaker 1

0:04

Nick Matthews.

Speaker 2

0:05

Madam Chair, you have a quorum.

0:07

Thank

Unassigned speaker

0:07

you.

Speaker 2

0:08

Okay, our first item on the agenda is the approval of the agenda.

0:12

Do we have a motion, please?

0:13

Motion to approve the agenda as written.

0:15

Thank you, Heather.

0:16

Is there a second?

Speaker 4

0:17

I'll second.

Speaker 2

0:18

Thank you, Lisa.

0:19

All in favor, please say aye.

0:20

Oh, excuse me.

0:20

Any discussion?

0:22

Corrections?

0:22

All in favor, please say aye.

0:24

Aye.

0:24

Aye.

0:25

Opposed?

0:25

Motion carries.

0:27

And then approval of the minutes from October 6th.

0:31

That's our next item.

Speaker 4

0:33

I'll make a motion to approve the minutes of October 6th.

Unassigned speaker

0:36

Thank

Speaker 2

0:37

you, Lisa.

0:37

Is there a second?

Speaker 4

0:38

Second.

Unassigned speaker

0:39

Thank

Speaker 2

0:39

you, Gina.

0:40

Any discussion?

Unassigned speaker

0:43

All

Speaker 2

0:44

in favor, please say aye.

0:45

Aye.

0:46

Opposed.

0:47

Motion carries.

0:49

Item number four, reports of officers.

Unassigned speaker

0:55

So I'm

Speaker 5

0:56

the CFO for the city of Goose Creek.

0:58

If you haven't met me or know me, I prepared a little handout, and also in your uh packet is the development impact fee study.

1:06

So on October 13th, City Council adopts a resolution directing the planning commission to review development impact fee study and provide recommendations considering the proposed capital improvements plan and impact fees.

1:25

There's some references about a 1988.

1:32

So it's grandfathered.

1:33

So some of that language will be updated.

1:36

And I'm gonna also go through this handout in a minute with you guys.

1:40

But the purpose of the impact fee is to help um ensure that new development pays for the proportionate share of capital improvements necessary to accommodate growth rather than placing the entire financial burden on the uh existing residences and businesses.

1:52

So tonight's meetings intended to introduce the study, review proposed capital improvement plan, fee calculations, provide opportunity for questions, discussions, and then we anticipate returning uh uh back on December 1st to address any outstanding questions and request a formal recommendation uh that we can then take to city council.

2:09

So um, and then city council would uh vote do the first reading on December 8th, ideally.

2:15

So um

Unassigned speaker

2:18

so

Speaker 5

2:18

kind of flip into the handout.

2:19

I'm not gonna read kind of slide or you know, I'm not gonna read everything on here, but um again, it's just one time charges on new development.

2:27

Um there's this background and growth projections.

2:30

It's you know, there's a historical references and the call consultants report will be corrected.

2:35

So there's some on page one, seven, and eight.

2:38

Um do you guys have the study with you?

2:40

Um I could have I should have printed

Discussion Breakdown — Share of Meeting
Zoning And Land Use████████████████████████████28%
Procedural████████████████16%
Engineering And Infrastructure██████████████14%
Community Engagement██████████10%
Transportation Safety███████7%
Environmental Protection█████5%
Economic Development████4%
Affordable Housing████4%
Public Works████4%
Summary of Proceedings

Goose Creek Planning Commission Summary: November 3, 2026

The Goose Creek Planning Commission held its regular meeting on November 3, 2026, at the Municipal Court. Commissioners approved consent items, received a Development Impact Fee Study update, discussed and voted to recommend denial of a zoning text amendment package, and voted to recommend approval of the Five-Year Review of the Comprehensive Plan to the City Council.

Consent Calendar

  • The agenda was approved as written on a motion by Vice Chair Heather Byrd, seconded by Commissioner Lisa Burdick.
  • Minutes from the October 6, 2026, meeting were approved on a motion by Commissioner Lisa Burdick, seconded by Commissioner Gena Glaze.
  • Two plats were received for informational purposes: the final subdivision plat of Planet Road Town Homes phase two and a subdivision on Beverly Drive.
  • The 2027 calendar was noted for informational purposes; staff apologized for an error listing a November 2027 meeting, which has been cancelled to avoid conflict with Election Day.

Public Comments & Testimony

  • No members of the public provided comments during the general public comment period.

Discussion Items

Development Impact Fee Study Update

  • The City CFO presented the Development Impact Fee Study update, stating its purpose is to ensure new development pays a proportionate share of capital improvement costs. The item was for discussion only, with a formal recommendation expected on December 1, 2026.
  • Commissioners questioned the methodology for occupant counts in single-family versus multifamily dwellings and how attached townhouses and duplexes are classified (staff clarified they are counted as single-family when on individual parcels).
  • The study proposes updated maximum fees. The Carnes Crossroads development operates under a separate development agreement capping fees, which limits revenue from that high-growth area. Staff noted the previous study funded approximately 68% of allowable costs, while this study funds roughly 46% due to proportional growth changes.
  • An annual inflationary adjustment is proposed, currently based on the Engineering News Record Construction Cost Index (ENRCCI), although staff recommends switching to the CPI index from the SC Rural and Fiscal Affairs Office.

Zoning Text Amendment (Title XV, UDO Sections 5.2, 5.5, 5.6, 6.2)

  • Staff (Kendra) presented proposed amendments to the Unified Development Ordinance to add clarity regarding tree corridors, site landscaping buffers, dumpster screening, electric vehicle (EV) charging stations, seat walls, and open space standards.
  • Commissioners expressed significant concerns. Commissioner Josh Lilly noted the proposed tree corridor and open space requirements remove too much developable land on smaller infill projects (10-20 acres), which drives up housing costs. Commissioner Judie Edwards raised concerns about native plantings near ponds attracting wildlife.
  • Regarding EV charging stations, commissioners argued the requirement should be dictated by the market rather than mandated by ordinance, as it creates a burden for small businesses. City Council had recommended updating the standard to one station per 200 spaces.
  • Outcome: Commissioner Josh Lilly made a motion to recommend denial of the entire zoning text amendment package. The motion was seconded by Commissioner Nick Matthews and carried.

Comprehensive Plan Five-Year Review (Item V.B)

  • Wyatt Sightly of the BCD COG presented the Five-Year Review of the Comprehensive Plan. Public engagement included spring and fall open houses and a fall online survey (21-23 participants). Commissioners noted the low survey participation and expressed interest in broader outreach for the next update.
  • Key findings include: estimated 2024 population of 48,000, projected to reach 53,000 by 2030; median household income of approximately $88,000; a housing cost burden affecting 26% of households; and over $22 million in park investments since 2020.
  • Transportation analysis showed heavy outflow commuting (19,000+ outflow vs. 1,500 internal commuters). The future land use map was updated with the current city boundary.
  • Outcome: Commissioner Lisa Burdick made a motion to recommend approval of the resolution for City Council adoption of the Five-Year Review. The motion carried unanimously.

Key Outcomes

  • Recommendation to Deny Zoning Text Amendment: The Commission voted to recommend denial of the proposed amendments to the Unified Development Ordinance (Title XV, Sections 5.2, 5.5, 5.6, 6.2) to City Council.
  • Recommendation to Approve Comprehensive Plan: The Commission voted to recommend approval of the Five-Year Review of the Comprehensive Plan to City Council, with a first reading and public hearing scheduled for November.
  • Next Step for Impact Fees: The Development Impact Fee Study will return to the Planning Commission for a formal recommendation on December 1, 2026.

Meeting Transcript

Anthony Jenkins. Josh Lilly. Here. Nick Matthews. Madam Chair, you have a quorum. Thank you. Okay, our first item on the agenda is the approval of the agenda. Do we have a motion, please? Motion to approve the agenda as written. Thank you, Heather. Is there a second? I'll second. Thank you, Lisa. All in favor, please say aye. Oh, excuse me. Any discussion? Corrections? All in favor, please say aye. Aye. Aye. Opposed? Motion carries. And then approval of the minutes from October 6th. That's our next item. I'll make a motion to approve the minutes of October 6th. Thank you, Lisa. Is there a second? Second. Thank you, Gina. Any discussion? All in favor, please say aye. Aye. Opposed. Motion carries. Item number four, reports of officers. So I'm the CFO for the city of Goose Creek. If you haven't met me or know me, I prepared a little handout, and also in your uh packet is the development impact fee study. So on October 13th, City Council adopts a resolution directing the planning commission to review development impact fee study and provide recommendations considering the proposed capital improvements plan and impact fees. There's some references about a 1988. So it's grandfathered. So some of that language will be updated. And I'm gonna also go through this handout in a minute with you guys. But the purpose of the impact fee is to help um ensure that new development pays for the proportionate share of capital improvements necessary to accommodate growth rather than placing the entire financial burden on the uh existing residences and businesses. So tonight's meetings intended to introduce the study, review proposed capital improvement plan, fee calculations, provide opportunity for questions, discussions, and then we anticipate returning uh uh back on December 1st to address any outstanding questions and request a formal recommendation uh that we can then take to city council.

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