Georgetown County’s effort to create its first Unified Development Ordinance represents more than local planning—it could fundamentally alter regional growth patterns that have benefited Charleston’s economy for decades.

The county will host a public workshop Wednesday to craft development rules that have never existed in unified form. Georgetown County, with roughly 63,000 residents, has operated without comprehensive zoning standards, relying instead on a patchwork of regulations that developers and economic analysts say have created unpredictable approval processes.

The timing reflects broader economic pressures across the Charleston metropolitan statistical area. Georgetown County’s population grew 8.2% between 2020 and 2023, according to Census estimates, while Charleston County expanded 4.1% over the same period. Housing costs have risen 34% in Georgetown County since 2021, compared to 28% in Charleston County, suggesting spillover demand from the region’s primary employment centers.

“Georgetown County has been the release valve for Charleston’s housing pressure,” said a spokesperson for the Charleston Metro Chamber of Commerce. “Whatever rules they adopt will directly impact workforce housing availability for our employers.”

The ordinance addresses several economic development challenges that mirror Charleston’s own growth management issues. Current Georgetown County regulations lack clear timelines for permit approvals, standardized impact fee structures, or consistent density requirements. These gaps have created what planners call “development lottery” conditions where similar projects face vastly different regulatory hurdles.

Data from the South Carolina Department of Commerce shows Georgetown County approved 847 new residential units in 2023, up from 312 in 2020. Commercial development permits increased 67% over the same period. However, the county collected approximately $2.3 million less in development impact fees than comparable jurisdictions, according to Municipal Association of South Carolina figures.

The economic implications extend beyond Georgetown County’s borders. Charleston employers increasingly rely on workers who commute from Georgetown County, where median home prices remain roughly $89,000 below Charleston County levels. Major employers like Boeing’s recent expansion depend on this regional workforce mobility.

Georgetown County’s approach contrasts sharply with Charleston County’s development management strategies. Charleston County updated its development standards in 2019, implementing stricter density controls and higher impact fees. Those changes helped manage growth but pushed some development pressure into neighboring counties with looser regulations.

The Georgetown ordinance will address several key areas that affect regional economic competitiveness:

Infrastructure Standards: New developments will face standardized road, water, and sewer requirements. Current regulations allow developers to negotiate these standards case-by-case, creating inconsistent infrastructure quality that affects long-term maintenance costs.

Commercial Zoning: The county lacks clear commercial development zones, making it difficult for businesses to identify suitable locations. This has limited retail and service development that could serve growing residential areas.

Impact Fee Structure: Georgetown County’s impact fees for schools, roads, and public safety remain below regional averages. The ordinance will likely standardize these fees, potentially increasing development costs but providing more predictable revenue for infrastructure improvements.

Density Requirements: Current regulations don’t specify minimum or maximum housing densities for different areas, leading to scattered development patterns that increase municipal service costs.

Regional economic data suggests Georgetown County’s regulatory changes could redirect development patterns across the Charleston area. If Georgetown County adopts stricter standards similar to Charleston County’s approach, development pressure may shift to Dorchester County or other jurisdictions with more flexible regulations.

The workshop represents the first phase of an 18-month process expected to conclude in late 2025. County officials plan additional public sessions focused on specific topics like commercial development, residential density, and environmental protection.

Similar regulatory updates in comparable Southeastern counties have produced mixed results. Beaufort County’s comprehensive ordinance revision in 2018 reduced permit approval times by an average of 23 days but increased development costs by approximately 12%. Horry County’s updated standards, implemented in 2020, helped manage rapid growth but contributed to a 19% increase in average home prices.

For Charleston area business and economic development, Georgetown County’s decisions will influence workforce housing availability, regional infrastructure capacity, and competitive positioning relative to other Southeastern metro areas.

The workshop begins at 6 p.m. Wednesday at the Georgetown County Administration Building. County officials expect to present preliminary ordinance drafts for public review in late spring, with final adoption scheduled for late 2025.

Local economic development officials emphasize that Georgetown County’s regulatory framework will help determine whether the Charleston region can maintain its competitive advantages in manufacturing, tourism, and professional services while managing sustainable growth patterns.