A sensible tool to manage South Carolina’s growth

Across the state, large, planned developments are being approved by municipalities without considering the infrastructure needed to support these massive projectsmassive projects.  

This inevitably leads to increased traffic, more frequent flooding, an increased higher demand for expensive water, sewer, and drainage needs upgrades, overcrowded schools, and stress on emergency services.   

To prevent the irreversible loss of rural character and disruptions to public services and facilities, concurrency can be is used to help navigate growth pressures. 

Concurrency, also known as Adequate Public Facilities Ordinances, refers to the practice of requiring adequate public infrastructure and services to be in place before any approval of new developments in the area.  

It is intended to manage growth and provide more holistic and thoughtful planning instead of allowing major strains on infrastructure in an area not prepared for it. This helps ensure a consistent quality of life for existing residents and decreases the frequency of large, expensive, and retroactive public infrastructure projects funded by the taxpayer.    

Isn’t Concurrency Already Required? 

No. Unlike neighboring states, South Carolina does not have any statutory concurrency language. Instead, local planning often relies on Traffic Impact Analyses (TIAs), which narrowly focus on trip generation from a new development instead of requiring planning for infrastructure and capacity needs in advance. 

• Concurrency is proactive: It ensures that public facilities and services are ready and capable of accommodating new growth before development begins. 
• TIAs are reactive: They assess traffic impacts after a project is proposed and can suggest mitigation measures, but they do not fully consider or address cumulative growth impacts or the functionality of existing infrastructure as a whole. 

Why is Concurrency Needed? 

Without concurrency, rapid growth can strain infrastructure, reduce the reliability and responsiveness of public services, and lower quality of life. The lack of adequate roads, schools, and utilities can lead to: 

• Traffic congestion & gridlock 
• Overcrowded schools & portable classrooms 
• Water shortages & power blackouts 
• Higher costs for taxpayers to fund after-the-fact infrastructure fixes 

By requiring that essential services and infrastructure keep pace with development on the front end, concurrency empowers local governments to manage growth responsibly while supporting economic development. 

How does Concurrency Work? 

Concurrency does not seek to limit landowner rights, nor is it anti-business or anti-growth. Instead, it ensures that infrastructure and public services are in sync with new development. Utilizing several key principles, it prevents the overburdening of existing resources by requiring that roads, schools, water, and other essential services are capable of keeping pace with growth. 

Key Principles of Concurrency: 

1. Capacity-Based Growth: New development can only be approved if there is enough capacity in essential infrastructure (roads, schools, water, sewer, etc.) to serve both existing and new residents. 
2. Level of Service (LOS) Standards: Local governments set minimum service levels (e.g., traffic congestion limits and school classroom sizes) that must be met before approving new projects. 
3. Concurrency Review Process: Before issuing building permits, cities and counties analyze whether the necessary infrastructure exists or will be available soon. 
4. Development Conditions & Mitigation: If infrastructure is insufficient, developers may be required to delay projects, pay for improvements, or scale down plans to avoid overloading public systems. 

What Can Concurrency Look Like? 

North Carolina 

• Statewide zoning laws allow local governments to adopt concurrency requirements.
  • Ex: Camden County requires developers to prove schools have enough capacity before approving new housing developments. 

Florida 

• • State law mandates concurrency requirements for sewers, drainage, drinking water, and waste collection. Local governments can expand these requirements to include roads, parks, and schools.
    • Ex: Oakland Park in Broward County has enacted their own Level of Service Standards for roads, parks, and open spaces. 

Maryland 

• • Policies based on the statewide Smart Growth Initiative directs state funding to Priority Funding Areas (PFAs) where infrastructure investment is prioritized, with local jurisdictions free to adopt their own concurrency measures.
    • Ex: Howard County has an APFO that limits residential development if public schools or roads are at capacity. 

Concurrency in Conclusion 

Concurrency is a sensible, proactive, and comprehensive tool that helps local governments grow sustainably without overwhelming infrastructure and existing communities. It allows local governments to plan ahead, reduce congestion, and improve quality of life while ensuring that developers, not taxpayers, bear the costs of necessary infrastructure upgrades.