Charleston sits entirely within South Carolina's coastal zone, requiring SC DHEC-OCRM coordination for development affecting tidal critical areas, beaches, dunes, and certain estuarine waters.
All eight South Carolina coastal counties, including Charleston, Berkeley, and Dorchester, fall under the SC Coastal Zone Management Act. Development in OCRM critical areas (tidal lands, beaches, primary dunes, navigable saltwater) requires a state coastal permit on top of city zoning approvals. Charleston processes most projects via concurrent review with OCRM. Special use permits in form-based zones near tidal creeks add further review. The Charleston Zoning Ordinance Chapter 54 references OCRM jurisdiction, and projects often require Joint Federal-State applications including USACE 404 permits for fill in wetlands.
OCRM fines up to $10,000 per day for unpermitted work in critical areas, plus city stop work orders, restoration requirements, and possible federal Clean Water Act enforcement.
Charleston, SC
Construction seaward of the SC baseline or setback line requires a SC DHEC-OCRM coastal zone permit in addition to Charleston building permits, with strict l...
Charleston, SC
Charleston has extensive flood zones and participates in the NFIP Community Rating System. Development in flood zones must comply with the Flood Damage Preve...
See how Charleston's coastal zone permits rules stack up against other locations.
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