The Planning and Zoning Administrator (or Zoning Administrator) shall have the duty to administer and enforce the provisions of this ordinance, grant required permits, act as staff for Council, Boards and Commissions, and make or direct inspections of buildings or premises necessary to carry out the duties in the enforcement of this ordinance. Appeals to a decision of the Planning and Zoning Administrator made be filed as indicated in Section 1.15 of this Zoning Ordinance.

The Planning and Zoning Administrator, or his or her appointed designee, shall have the powers and duties as indicated in the Town of Ravenel Town Code and whose primary responsibility is to enforce the Ravenel Zoning Ordinance by activities including, but not limited to:

1. Interpreting all zoning ordinance provisions
2. Reviewing site plans and building applications pursuant to the issuance of a Ravenel Zoning Permit and collection of Zoning Permit fees
3. Process applications for all Planning & Zoning Commission and Board of Zoning Appeals actions, including, but not limited to rezoning, subdivisions, site plan reviews, variances, conditional uses, special exception uses, planned developments, and appeals to the Board of Zoning Appeals
4. Suggest and process Zoning Ordinance amendments and assist the Planning and Zoning Commission regarding recommendations for Council
5. Set meeting dates for Commissions and Boards and process, or cause to be processed, mailings, property postings, and public notices as required
6. Assist Commission and Board leadership in conducting regular meeting and public hearings
7. Review and maintain the current and official version of the Ravenel Zoning Ordinance and Zoning Map
8. Maintain public records whose contents shall be open to public inspection during business hours
9. Other general duties as may be necessary to administer the Ravenel Zoning Ordinance
   

The Town Code Inspector is hereby conferred with the duties as indicated in the Town of Ravenel Town Code, including the sole authority and duty to inspect any property within the Town of Ravenel and whose primary responsibility is to enforce the Codes and Ordinances for the Town of Ravenel by activities including, but not limited to:

1. Investigate Zoning Code violations and assist the Planning and Zoning Administrator as needed with the administration of the Ravenel Zoning Code
2. Investigate Town Code violations and issue contact letters, warnings, notices, or uniform ordinance summons according to adopted policies where violations exist
3. Follow-up on all violations as needed or directed until the situation is resolved
4. Attend court hearings and testify on behalf of the Town of Ravenel concerning Town Code or Zoning Code violations
5. Post properties for public notice, as required by Ordinance
6. Other general duties as may be necessary to administer and enforce all Town of Ravenel Codes and Ordinances.
   

In interpreting and applying the provisions of the Zoning Ordinance, the application shall be held to be the minimum requirements for the promotion of the health, safety, morals or general welfare. Where the Town of Ravenel Zoning Ordinance imposes greater restrictions upon the use of a building or land than are imposed or required by other ordinances, rules, restrictions, permits or agreements, the provisions of the Town of Ravenel Zoning Ordinance shall govern. Where any other ordinances, rules, regulations or permits or other agreements imposed greater restrictions upon the use of a building or land than are required by the Town of Ravenel Zoning Ordinance, such provisions shall govern.

It shall be unlawful for work to be initiated on any property within the town limits without a proper zoning permit, building permit, and/or business license, when required or for work that constitutes a violation to this Ordinance. In such a case, a Stop Order and / or Notice of Violation Investigation may be issued and posted on the property. The Order and / or Notice will be posted by the Town Inspector or the Planning and Zoning Administrator.

Any person violating any of the provisions of the Town of Ravenel Town Code or Zoning Code or any Town ordinance shall be subject to punishment according to Chapter 10, General Provisions of the Town Code of Ordinances.

Any person who, having been served with a Stop Order or Violation Investigation Order that fails to remove any violation to the satisfaction of the Planning and Zoning Administrator or the Town Code Inspector in a timeframe as agreed upon and set by Town policy, shall be issued a Uniform Ordinance Summons and be subject to the remedies and requirements of corrective actions as determined by the Charleston County Magistrate’s Court. Penalties and fines may vary by offense and the discretion of the Court.

1. A Zoning Permit Application, in a format approved by the Planning and Zoning Administrator, shall be submitted prior to the commencement of any construction or work for which a Zoning Permit is required.
2. Each Zoning Permit Application submitted will be accompanied by the appropriate zoning permit fee as established by a fee schedule approved by the Town Council.
3. Each Zoning Permit Application for accessory structures, new construction, additions, mobile homes, or commercial activity require a site plan showing the location of all structures, setbacks, wetlands, significant trees, and property lines. The location of other site features may also be requested. This information may be submitted on an approved recorded plat or to-scale diagram.
4. If applicable, each Zoning Permit Application is to be accompanied by a permit from Charleston County Department of Health and Environmental Control for the proposed sanitary waste disposal system, including the location of the system.
5. The Zoning Permit Application shall be signed by all owners of the property or by the authorized agent/s of the property owners. When the proposed construction, including accessory uses, utilizes more than one abutting lot of record, and crosses lot lines of those abutting lots, the application shall be based upon a new, approved, recorded survey, combining the lots into one zoning lot. (Ord., passed 8-17-87)
6. Upon the submittal of all information and fees required, and the successful inspection or investigation of any aspect of the proposed activity indicated on the Zoning Permit Application, the Planning and Zoning Administrator will issue a Zoning Permit for the proposed work indicated.
7. Work that was not indicated on the Zoning Permit Application, is NOT PERMITTED.
8. A Zoning Permit will be active for a period of one (1) year from the date of issuance. A Zoning Permit may be granted one (1), six (6) month extension by the Planning and Zoning Administrator.
9. The Planning and Zoning Administrator may grant additional extensions as necessary due to permitting or inspection delays by other agencies that are not found to be the fault of the Applicant.
10. Any work not completed by the expiration date of a Zoning Permit is considered unpermitted. A new Zoning Permit Application, including updated information, review, and repayment of fees, is required to be submitted if work is to continue.
    

1. A zoning permit shall not be required with respect to any parcel of land in an Agriculture District, used for agricultural purposes as the principal use including farming, dairying, pasturage, agriculture, aqua-culture, horticulture, animal and poultry husbandry, forestry, and other uses or enterprises customarily carried on in the field of general agriculture including the necessary accessory uses for packing, treating, or storing produce. The operation of any accessory use shall be secondary to that of the normal agricultural activity. Any accessory building, structure, or installation to be placed on agricultural lands that is not of an agricultural nature, shall require a permit.
2. A zoning permit shall not be required in connection with the establishment of electric distribution of transmission lines, water lines, sewer, gas, or other pipelines; provided, however, that such facilities meet all pertinent conditions established in this chapter.
3. A zoning permit shall not be required for grading, drainage, or the construction of roads or utilities in a subdivision, provided the preliminary or conditional plat has received tentative approval in accordance with the town Subdivision Regulations in Chapter 5.

(Ord., passed 8-17-87)

1. The Planning and Zoning Commission shall prepare and revise periodically a Comprehensive Plan and process for the development and redevelopment of Ravenel.
2. In its purpose to promote public health, safety, morals, convenience, prosperity and the general welfare and as a means to implement the Comprehensive Plan and program, the Planning Commission has the power and duty to:
   1. Prepare, revise, recommend for adoption, and enforce plans and programs for the development and redevelopment of the land area within Ravenel;
   2. Prepare, revise, recommend for adoption, and enforce the Zoning Ordinance, maps and district boundaries;
   3. Prepare, revise, recommend for adoption, and enforce regulations for the subdivision and development of land, management of environmentally sensitive areas including but not limited to floodplains and to oversee the administration of the regulations that may be adopted as provided herein;
   4. Prepare, revise, recommend for adoption, and enforce a landscaping ordinance setting forth required planting, tree preservation, and other aesthetic consideration for land and structures;
   5. Prepare and recommend for adoption an official map showing the location of existing and proposed public streets and utility rights-of-way, and public building sites or open spaces within the political jurisdiction or specified portions thereof;
   6. Recommend a capital improvements program setting forth projects required to implement the Comprehensive Plan and such plans adopted as part thereof. This said capital improvements program shall include an annual budget based on estimates of cost of proposed projects and the means of financing them to be submitted to the Town Council for authorization.
   7. Establish principals, policies or procedures to facilitate implementation of all planning elements within the Comprehensive Plan and for guiding development within the area.
   The Planning Commission shall keep the Town Council informed and advised as to all planning activities, issues, or topics of importance to the Town of Ravenel.

1. The Planning Commission Membership shall consist of five (5) members, residents of the Town of Ravenel, to be appointed by the Ravenel Town Council. In the appointment of the Planning Commission Members, Town Council shall consider professional expertise, knowledge of the community, and concern for the Town and its citizens. Planning Commission members shall represent a broad cross-section of the interests within the Town. No member shall be the holder of an elected public office.
2. The terms of office of Planning Commission Members shall be staggered, three (3) year terms and Members shall serve until their successors are appointed and qualified. Any vacancy in membership shall be filled for the unexpired term. For the staggering of terms only, of the initial five members appointed, one (1) member shall be appointed for one (1) year, two (2) members shall be appointed for two (2) years, and two (2) members shall be appointed for three (3) years.
3. Members of the Planning and Zoning Commission shall serve without compensation. Reimbursement for actual expenses incurred in the performance of official duties of the Planning Commission may be reimbursed from budgeted funds pursuant to current Town of Ravenel reimbursement policies and procedures.
   

A vacancy in a term of office of the Planning Commission Membership shall occur whenever a member has resigned, is unable or unwilling to serve for any reason, or is removed for cause by a vote of the Mayor and Town Council. The decree of the Mayor and Town Council for removal for cause shall include a finding of inefficiency, neglect of duty, three unexcused absences in a twelve (12) month time period, loss of town residency, or malfeasance or misconduct in office. Any fact which, in the discretion of the Town Council, is deemed to adversely impact the public interest, is considered cause for removal from the Planning and Zoning Commission.

The Officers of the Planning and Zoning Commission shall be a Chairman and Vice-Chairman elected by the Membership to serve one (1) year terms. The election of Officers shall occur at the first meeting of the Commission of each calendar year and shall be by majority vote of the members of the Commission in a public meeting. The Commission shall also appoint a Secretary, who may be another Commission member or an employee of the Town.

1. Chairman. The Chairman shall be a voting member of the Commission and shall:
   1. Call the meetings of the Commission;
   2. Preside at meetings and hearings;
   3. Act as spokesperson for the Commission;
   4. Sign documents for the Commission;
   5. Transmit reports and recommendations to Council; and
   6. Perform other duties approved by the Commission.
2. Vice-Chairman. The Vice-Chairman shall exercise the duties of the Chairman in the absence, disability, or disqualification of the Chairman. In the absence of the Chairman and Vice-Chairman, an acting Chairman shall be elected by the members present.
3. Secretary. The Secretary shall provide notice of meetings, assist the Chairman in the preparation of the agenda, keep minutes of meetings and hearings, maintain Commission records as public records, and attend to Commission correspondence.
   

1. The Planning Commission shall adopt rules for the transaction of business and shall keep a record of its recommendations, transactions and determinations and shall meet at the call of the Chairman and at such times as the Chairman or Commission may determine. Special meetings may be called by the Chairman upon 24-hour notice, posted and delivered to all members and local news media. Meetings shall be held at the place stated in the notice and shall be open to the public.
2. A written agenda shall be furnished by the secretary to each member of the Commission and the news media and shall be posted at least five (5) days prior to each regular meeting and at least twenty-four (24) hours prior to a special meeting. Items may be added to the agenda at a meeting by majority vote.
3. A majority of the members of the Commission shall constitute a quorum. A quorum shall be present before any business is conducted other than rescheduling the meeting.
4. Except when under a Federal, State or local emergency declaration, a member must be present to vote.
5. Each member shall vote on every question unless disqualified by law or recused due to a conflict of interest; either real or perceived. The question of disqualification or recusal shall be decided by the member affected, who shall announce the reason for disqualification or recusal. Recusal forms are to be signed, provided to the Chairman and Secretary, and included in the meeting minutes.
6. Robert’s Rules of Order shall govern the conduct of meetings except as otherwise provided by these rules of procedure.
7. Except for a Public Hearing, no person shall speak at a regular Commission meeting unless invited to do so by the Commission. Members of the public desiring to address the Commission shall give written notice to the Secretary prior to commencement of the meeting.
8. For a Public Hearing which has been initiated by an applicant, staff will make the presentation of the application along with the recommendation; the applicant, his agent or attorney shall be heard second, and members of the public next. The Commission may ask questions of staff, the applicant or representative and the public as necessary for information. The applicant shall have the right to reply last. No person may speak for more than five (5) minutes without consent of the Commission. No person speaking at a Public Hearing shall be subject to cross-examination. In matters not initiated by an applicant, members of the public shall speak in the order in which requests were received or in such order as the Commission shall determine. All attendees speaking at a Public Hearing are required to provide their name, address, and interest in the matter at hand.
   

1. Meeting and hearing records of the Commission shall be maintained as required by law and in all cases retained until final action is taken on matters presented. Meeting minutes and copies of all notices, correspondence, reports, and forms shall be maintained as public records.
2. The Secretary shall assist in the preparation of the minutes of each meeting and presented to the Commission for approval at the next regular meeting. The Secretary shall assist in the preparation and forwarding of all reports and recommendations of the Commission to the appropriate individuals.
3. Proposed zoning text and district amendments shall be considered and recommendations shall be forwarded to Council within 30 days after receipt of proposed amendments, unless additional time is given by the governing body. The Planning Commission shall keep the Town Council informed and advised as to all other planning activities of importance to the Town of Ravenel.
   

The Board of Zoning Appeals shall have the power, duty, and responsibility:

1. To hear and decide appeals where it is alleged there is an error in any order, requirement, decision or determination made by a Town employee or official in the enforcement of the Zoning Ordinance, and
2. To hear and decide Variances from the requirements of the Zoning Ordinance when strict application of the provisions of the ordinance would result in unnecessary hardship, and
3. To hear and decide Special Exception Uses as noted in the requirements of the Zoning Ordinance for the Town of Ravenel.
   
   All matters for appeals and applications to come before the Board shall be filed on forms available from the Planning and Zoning Administrator’s Office at Town Hall and will specify the grounds of the appeal, evidence of the need for a variance, or conditions relating to the Special Exception Use being requested.
   
   The Board may require any additional information to be produced and presented at a Public Hearing as is deemed necessary to assist in making a decision regarding an appeal or request.
   
   Failure to submit a complete application or to provide inadequate information may be grounds for dismissal of a case or request. An application filed by an agent or representative must be accompanied by written designation of the agent signed by the applicant or party in interest.
   
   An appeal:
   1. Must be filed within thirty (30) days from the date of the decision being appealed. The Town staff shall transmit to the Board all the papers constituting the official record upon which the action being appealed was taken.
   2. Stays all legal proceedings in furtherance of the action appealed from, unless the officer from whom the appeal is taken certifies to the Board, after the notice of appeal has been filed, that by reason of facts stated in the certificate a stay would cause imminent peril to life and property. In that case, proceedings may not be stayed otherwise than by a restraining order which may be granted by a court of record on application, and on due cause shown.
   3. Will be heard by the Board at a date and time that allows for proper publishing, posting, mailing, and noticing requirements. At the case hearing any party may appear in person or by agent or by attorney.
   4. May require witnesses to be present at a case hearing. The Board may subpoena such witnesses and, in the case of contempt, may certify this fact to the Magistrate’s Court.
   The Board of Zoning Appeals may, in conformity with the provisions of the Zoning Code, reverse or affirm, wholly or in part, or modify the request, appeal decision, order, requirements, or determination that has been heard before them. To that end, the Board shall have all the powers of the officer from whom the appeal is taken and may issue or direct the issuance of a permit or make a final decision that is effective immediately. All final decisions and orders of the Board must be permanently filed in the records of the Town as a public record. All findings of fact and conclusions of law must be separately stated in final decisions or orders of the Board which may be delivered to parties of interest by certified mail.

1. The Board of Zoning Appeals Membership shall consist of five (5) members, residents of the Town of Ravenel, to be appointed by the Ravenel Town Council. In the appointment of the Board Members, Town Council shall consider professional expertise, knowledge of the community, and concern for the Town and its citizens. Board members shall represent a broad cross-section of the interests within the Town. No member shall be the holder of an elected public office.
2. The terms of office of Board Members shall be staggered, four (4) year terms and Members shall serve until their successors are appointed and qualified. Any vacancy in membership shall be filled for the unexpired term. For the staggering of terms only, of the initial five members appointed, one (1) member shall be appointed for two (2) years, two (2) members shall be appointed for three (3) years, and two (2) members shall be appointed for four (4) years.
3. Board of Zoning Appeals Members may be appointed to succeed themselves for a maximum of two (2) successive full terms.
4. Members of the Board shall serve without compensation. Reimbursement for actual expenses incurred in the performance of official duties of the Board may be reimbursed from budgeted funds pursuant to current Town of Ravenel reimbursement policies and procedures.
   

A vacancy in a term of office of the Board of Zoning Appeals Membership shall occur whenever a member has resigned, is unable or unwilling to serve for any reason, or is removed for cause by a vote of the Mayor and Town Council. The decree of the Mayor and Town Council for removal for cause shall include a finding of inefficiency, neglect of duty, three unexcused absences in a twelve (12) month time period, loss of town residency, or malfeasance or misconduct in office. Any fact which, in the discretion of the Town Council, is deemed to adversely impact the public interest, is considered cause for removal from the Board of Zoning Appeals.

The Officers of the Board of Zoning Appeals shall be a Chair and Vice-Chair elected by the Membership to serve one (1) year terms. The election of Officers shall occur at the first meeting of the Board of each calendar year and shall be by majority vote of the members of the Board in a public meeting. The Board shall also appoint a Secretary who will be a Town employee.

1. Chairman. The Chairman shall be a voting member of the Board and shall:
   1. Call the meetings of the Board;
   2. Preside at meetings and hearings and swear-in witnesses;
   3. Act as spokesperson for the Board;
   4. Sign documents for the Board;
   5. Have orders of the Board served on parties as needed;
   6. Transmit reports and recommendations to Council; and
   7. Perform other duties approved by the Board.
2. Vice-Chairman. The Vice-Chairman shall exercise the duties of the Chairman in the absence, disability, or disqualification of the Chairman. In the absence of the Chairman and Vice-Chairman, an acting Chairman shall be elected by the members present.
3. Secretary. The Secretary shall provide and publish notice of appeal and meetings, assist the Chairman in the preparation of the agenda, ensure property in question is properly posted, keep minutes of meetings and hearings, maintain Board records as public records, serve Board decisions, and attend to Board correspondence.
   

1. The Board of Zoning Appeals shall adopt rules for the transaction of business and shall keep a record of its Public Hearings, decisions, determinations, and attendees and shall meet at the call of the Chairman and at such times as the Chairman or Board may determine. All meetings of the Board are Public Hearings to hear cases and will be appropriately advertised, posted, mailed, and noticed. All Public Hearings shall be held at the place stated in the notice and shall be open to the public.
2. The Chairman cannot call a Special Meeting that includes a Public Hearing. However, the Chairman may call a Special Meeting for other Board business upon 24-hour notice, posted, and delivered to all members and news media.
3. A written agenda shall be furnished by the secretary to each member of the Board and news media and shall be posted at least five (5) days prior to a regular meeting date and at least 24 hours prior to a Special Meeting.
4. A majority of the members of the Board shall constitute a quorum. A quorum shall be present before any business is conducted other than rescheduling a meeting.
5. Robert’s Rules of Order shall govern the conduct of meetings except as otherwise provided by these Rules of Procedure.
   

1. Any violation of this chapter shall be punished as prescribed by the General Provisions Section as found in the Ravenel Town Code of Ordinances. Orders will be served to remove violations to Town Codes and continued violations will incur penalties and fines as determined by Ravenel Town Codes. The Magistrates Court, in its discretion, may reduce violations or fines imposed by the Town.
2. In case any building or structure is proposed to be erected, constructed, reconstructed, altered, maintained, or used in violation of this chapter or any regulation or amendment thereof, enacted or adopted by the governing body of the Town of Ravenel (the “Town”), under the authority granted by this chapter, the Town, Town Attorney, or any owner of real estate within the district in which such buildings, structures, or land is situated may, in addition to other remedies provided by law, institute an injunction, abatement, or any appropriate action or proceeding to prevent, enjoin, abate, or remove such unlawful erection, construction, reconstruction, alteration, maintenance, or use.
3. In case of contempt by a party, witness, or other person before the Board of Zoning Appeals, the Board may certify this fact to the Magistrates Court of Charleston County or other courts that may hear the case and the judges of said courts, in open court or in chambers, after hearing, may impose a penalty as authorized by law.
4. Appeals to Board Decisions. A person who may have a substantial interest in any decision of the Board of Zoning Appeals or an officer or agent of the appropriate governing authority may appeal from a decision of the Board to the Magistrates Court of Charleston County or other courts through methods and within timeframes as provided by law.