NORTH CHARLESTON SULLIVANS ISLAND ISSUE: SUMMERVILLE · CONSTRUCTION QUARTERLY 2 ALL COMMERCIAL...

ALL NEW CONSTRUCTION

The number of building permits issued for all new construction in the B/C/D region in the second

quarter of 2016 dropped by about 2% from the first quarter. Additionally, the construction value of

all new construction in the second quarter was 28.5% ($268.6 million) lower than the first quarter of

2016. Most of this decrease can be accounted for by a drop in commercial permits for Berkeley

County (as explained in the Commercial section). It should be noted that in the second quarter

permit values are in line with those reported in the second quarter of last year, despite the number

of permits dropping by almost 23%. This may indicate that larger scale projects may have been

permitted this year than there were last year. It may also imply an increase in construction costs. A

breakdown of all new construction by jurisdiction and quarter can be found in the chart below .

VOLUME: 1

ISSUE: 2

QUARTER 2

2016

INTRODUCTION

Construction Quarterly is a publication of the Berkeley-Charleston-Dorchester Council of

Governments. Inside this publication, you will find an in-depth analysis of the building permits and

construction trends around the region for the previous quarter. The data provided is collected

monthly from the jurisdictions and compiled into this quarterly report. Permits for some smaller

jurisdictions are issued by the county in which the are located. These permits are recorded as part

of the unincorporated totals of each county. We hope you find this report useful and welcome your

feedback.

# $ # $ # $ # $ # $

UNINCORPORATED BERKELEY COUNTY 371 $115,580,654 186 $54,525,618 183 $48,719,699 250 $270,382,812 184 $53,633,115

CITY OF CHARLESTON 16 $5,748,643 29 $42,425,584 4 $1,319,000 77 $83,772,880 62 $61,363,371

GOOSE CREEK 62 $10,501,180 60 $22,450,529 65 $7,827,662 49 $20,507,389 75 $34,469,662

HANAHAN 18 $27,988,205 6 $1,323,490 12 $2,710,215 5 $1,143,881 18 $6,835,051

MONCKS CORNER 58 $13,025,659 51 $13,808,643 39 $13,524,501 56 $14,653,416 86 $27,050,332

SUMMERVILLE 525 $172,844,659 332 $134,533,864 303 $74,101,077 3 $732,000 7 $1,774,472

TOTAL BERKELEY COUNTY 1,050 $345,689,000 664 $269,067,728 606 $148,202,154 440 $391,192,378 432 $185,126,003

UNINCORPORATED CHARLESTON COUNTY 131 $46,546,607 141 $46,968,817 120 $56,060,237 122 $42,952,246 98 $39,365,149


FOLLY BEACH 20 $5,712,025 4 $1,869,000 4 $1,232,000 3 $756,601 3 $1,558,875

ISLE OF PALMS 10 $6,974,574 6 $7,015,560 4 $2,609,907 6 $6,280,000 5 $3,870,000

NORTH CHARLESTON 67 $14,430,906 116 $108,592,615 143 $110,148,247 124 $63,909,837 161 $99,571,086

MOUNT PLEASANT 274 $117,348,512 295 $125,788,070 191 $64,648,856 321 $117,556,488 252 $115,880,086

SULLIVANS ISLAND 4 $5,640,000 5 $4,217,343 8 $10,123,500 4 $2,993,740 3 $2,285,000

SUMMERVILLE 4 $488,000 5 $856,000 4 $863,000 15 $2,638,000 29 $4,367,000

TOTAL CHARLESTON COUNTY 817 $285,296,457 846 $412,416,616 678 $485,478,876 972 $460,728,578 902 $417,175,666

UNINCORPORATED DORCHESTER COUNTY 162 $45,559,301 131 $38,071,439 103 $26,094,992 129 $37,969,765 161 $47,610,311

NORTH CHARLESTON 9 $867,469 1 $46,000 28 $35,871,470 73 $9,543,747

SUMMERVILLE 46 $10,920,000 63 $20,657,001 44 $15,297,100 76 $17,663,100 43 $15,411,053

TOTAL DORCHESTER COUNTY 217 $57,346,770 194 $58,728,440 148 $41,438,092 233 $91,504,335 277 $72,565,111

REGION TOTALS 2,084 $688,332,227 1,704 $740,212,784 1,432 $675,119,122 1,645 $943,425,291 1,611 $674,866,780

ALL NEW CONSTRUCTION BY JURISDICTION

JURISDICTION2015: Q2 2015: Q3 2015: Q4 2016: Q1 2016: Q2

QUARTERLY CONSTRUCTION

2

ALL COMMERCIAL CONSTRUCTION

Commercial Construction permits account for construction of non-residential structures, such

as hotels, office buildings, warehouses and other industrial use buildings. In the second quarter of

2016, permitting of this type decreased by over 43% ($200 million) as compared to the first quarter

of 2016. This decrease can be attributed to the influence of the Volvo project in the first quarter (9

permits for over $192 million). However, the overall value of commercial construction permits in

quarter two totaled $262.4 million, which is more than double the value of quarter two results from

2015.

The City of Goose Creek also had a large drop in commercial permits, from $15million last quarter

to $2million this quarter. However, a closer look at previous quarters shows that this type of ebb

and flow in permitting is typical for this jurisdiction.

Interestingly, the City of Charleston has been the leader in commercial permitting, both in number

of permits issued and total permit value for the last three quarters. Not surprisingly, the commercial

permits for the region have been concentrated primarily in the urban areas, principally on the

Charleston peninsula.

A breakdown of commercial permits by quarter and jurisdiction can be found below. A map

depicting commercial permit clusters can be found on the next page.

# $ # $ # $ # $ # $



GOOSE CREEK 6 $2,899,090 6 $14,446,501 7 $1,257,130 9 $15,220,822 11 $2,240,255

HANAHAN 4 $23,113,856 1 $52,964 4 $115,337 1 $100,000 3 $2,260,407

MONCKS CORNER 2 $329,601 2 $102,592 2 $603,684 4 $264,202

SUMMERVILLE 3 $732,000 7 $1,774,472

TOTAL BERKELEY COUNTY 39 $45,737,047 32 $21,287,932 34 $15,831,339 81 $256,612,887 57 $62,010,783



FOLLY BEACH 1 $15,000

ISLE OF PALMS


MOUNT PLEASANT 25 $22,904,700 34 $24,201,009

SULLIVANS ISLAND 1 $102,200 10 $346,107 1 $2,000

SUMMERVILLE


UNINCORPORATED DORCHESTER COUNTY 17 $10,250,389 7 $4,193,000 17 $464,992 9 $3,817,415 17 $7,332,053

NORTH CHARLESTON 1 $45,250

SUMMERVILLE 3 $203,000 16 $10,014,001 14 $8,838,100 9 $1,638,000 8 $2,396,429


REGION TOTALS 161 $103,213,689 169 $183,939,353 199 $294,645,056 330 $462,558,860 307 $262,402,022

ALL COMMERCIAL CONSTRUCTION BY JURISDICTION



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4

ALL SINGLE-FAMILY RESIDENTIAL PERMITS

Single Family (SF) Residential Construction can best be defined as a free-standing residential

structure, designed to house one family unit. Single Family construction does not generally include

townhouses, duplexes, condos or apartments. These types of permits are compiled separately.

In the region, the number of single family residential permits decreased from 1,213 in the first

quarter of 2016 to 1,165 in the second quarter. The permit values also decreased from $324 million

to $307 million in the same time frame. A comparison of the second quarter of 2015 to the second

quarter of 2016 indicates that permits decreased in number by 8.6% and $29 million in value. The

regional average value of a single family home, however, remained fairly stable over the last 5

quarters.

The areas with the most single family construction activity in the second quarter of 2016 were the

City of Charleston (273), unincorporated Berkeley County(157), Mt. Pleasant (156) and

unincorporated Dorchester County (144). While some jurisdictions show a drop in single family

home permits, most are maintaining a consistent number and some are showing growth in this

area. For example, Mount Pleasant permitted 87 less single family homes in the second quarter

than in the first, while Moncks Corner issued 50% more single family home permits in the same

period.

A breakdown of single family permits can be found by quarter and jurisdiction in the chart below.

A map depicting permit clusters is available on the next page.

# $ # $ # $ # $ # $



GOOSE CREEK 56 $7,602,408 54 $8,004,028 58 $6,570,532 35 $4,975,417 47 $7,757,907

HANAHAN 14 $4,874,349 5 $1,270,526 8 $2,594,878 4 $1,043,881 15 $4,574,644

MONCKS CORNER 56 $12,696,058 49 $13,706,051 39 $13,524,501 54 $14,049,732 82 $26,786,130

SUMMERVILLE




FOLLY BEACH 4 $1,730,025 3 $1,464,000 4 $1,232,000 2 $741,601 3 $1,558,875

ISLE OF PALMS 10 $6,947,574 6 $7,015,560 4 $2,609,907 6 $6,280,000 5 $3,870,000


MOUNT PLEASANT 205 $68,926,167 225 $73,664,496 130 $52,018,394 243 $82,213,185 156 $62,632,212

SULLIVANS ISLAND 4 $5,640,000 4 $4,115,143 8 $10,123,500 3 $2,991,740 3 $2,285,000

SUMMERVILLE 2 $244,000 5 $856,000 4 $863,000 15 $2,638,000 29 $4,367,000



NORTH CHARLESTON 18 $2,477,507 55 $7,698,407

SUMMERVILLE 43 $10,717,000 40 $9,487,000 20 $4,843,000 57 $14,461,100 27 $6,807,000


REGION TOTALS 1,274 $336,369,831 1,103 $311,689,078 861 $258,470,026 1,213 $323,957,869 1,165 $307,058,230

AVERAGE VALUES $264,027 $282,583 $300,197 $267,072 $263,569

ALL SINGLE FAMILY CONSTRUCTION BY JURISDICTION

2016: Q1JURISDICTION

2015: Q2 2015: Q3 2015: Q4 2016: Q2


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ALL SINGLE FAMILY ATTACHED RESIDENTIAL CONSTRUCTION

Single Family Attached (SFA) construction permits are issued for the construction of a single family

structure that shares a common wall with another single family structure. These are generally

considered to be townhomes, but do not normally include multi -family structures such as condos,

duplexes and apartments.

Single family attached construction is not common in all of the jurisdictions. For example, some

jurisdictions haven’t issued any single family attached permits in the last year (i.e. Hanahan,

Moncks Corner, Isle of Palms and Sullivans Island). On the other hand, the Town of Mount Pleasant

issued 58 single family attached permits for a value of $14.6 million in the second quarter of 2016,

which is consistent with the town’s pattern of SFA permitting (106 permits so far this year for a

value of $27 million). North Charleston and Summerville are the only other jurisdictions that

consistently issue SFA permits. Surprisingly, the regional average value of SFA homes is not

considerably less than the regional average value of single family homes.

A breakdown of single family attached permits by quarter and jurisdiction can be found in the

chart below. Maps depicting SFA residential permit clusters are available on the next page.

# $ # $ # $ # $ # $

UNINCORPORATED BERKELEY COUNTY 12 $2,388,199

CITY OF CHARLESTON

GOOSE CREEK 5 $311,150 7 $474,500

HANAHAN

MONCKS CORNER

SUMMERVILLE

TOTAL BERKELEY COUNTY 0 $0 0 $0 0 $0 5 $311,150 19 $2,862,699

UNINCORPORATED CHARLESTON COUNTY 16 $3,706,552 6 $1,357,960

CITY OF CHARLESTON 1 $217,000

FOLLY BEACH 15 $3,465,000

ISLE OF PALMS

NORTH CHARLESTON 5 $289,132 3 $276,549

MOUNT PLEASANT 36 $8,759,919 27 $6,793,295 28 $7,330,618 53 $12,438,603 53 $14,639,077

SULLIVANS ISLAND

SUMMERVILLE 2 $244,000


UNINCORPORATED DORCHESTER COUNTY

NORTH CHARLESTON 9 $867,469 1 $46,000 9 $1,048,713 18 $1,845,340

SUMMERVILLE 7 $1,156,000 10 $1,616,000 10 $1,564,000 8 $1,272,000

TOTAL DORCHESTER COUNTY 9 $867,469 7 $1,156,000 11 $1,662,000 19 $2,612,713 26 $3,117,340

REGION TOTALS 78 $17,042,940 40 $9,307,255 44 $9,281,750 81 $15,856,015 98 $20,619,116

AVERAGE VALUES $218,499 $232,681 $210,949 $195,753 $210,399


ALL SINGLE FAMILY ATTACHED CONSTRUCTION BY JURISDICTION


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ALL MULTI-FAMILY RESIDENTIAL CONSTRUCTION

Multi-Family (MF) Residential construction permits are issued for a classification of housing where

multiple separate housing units are contained within one building or several buildings within one

complex. This construction includes apartments, condos and duplexes. Permit numbers generally

reflect the number of buildings, not the number of units.

In the second quarter of 2016, the City of Charleston permitted the greatest number of high

density residential developments, having issued 15 multi -family construction permits for over $32.4

million in value. Goose Creek issued 10 MF permits for nearly $24 million and North Charleston and

Mount Pleasant issued 7 MF permits each, for $17.5 million and $4.4 million, respectively. Overall, 39

permits were issued in the region, for a value of over $78.2 million; this is higher in number than the

last four quarters, but less in value than last quarter. It should be noted here that some MF permits

are now being reported in a separate section as mixed use permits when they are combined with

commercial space.

A breakdown of multi-family permits by quarter and municipality can be found in the chart below.

A map of multi-family permit clusters are available on the next page.

# $ # $ # $ # $ # $

UNINCORPORATED BERKELEY COUNTY

CITY OF CHARLESTON 9 $36,436,363 8 $45,099,281

GOOSE CREEK 10 $23,997,000

HANAHAN

MONCKS CORNER

SUMMERVILLE

TOTAL BERKELEY COUNTY 0 $0 9 $36,436,363 0 $0 8 $45,099,281 10 $23,997,000

UNINCORPORATED CHARLESTON COUNTY 13 $23,659,200


FOLLY BEACH 1 $517,000 1 $405,000

ISLE OF PALMS

NORTH CHARLESTON 1 $4,675,766 7 $17,450,000

MOUNT PLEASANT 1 $7,596,000 3 $12,119,994 7 $4,360,291

SULLIVANS ISLAND

SUMMERVILLE


UNINCORPORATED DORCHESTER COUNTY

NORTH CHARLESTON

SUMMERVILLE

TOTAL DORCHESTER COUNTY 0 $0 0 $0 0 $0 0 $0 0 $0

REGION TOTALS 14 $26,778,000 20 $67,532,949 17 $38,715,700 21 $108,752,547 39 $78,237,687


2015: Q2 2015: Q3 2015: Q4

ALL MULTI-FAMILY CONSTRUCTION BY JURISDICTION

2016: Q1


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MIXED USE CONSTRUCTION

Mixed Use (MU) Construction is a new category in the Construction Quarterly. Mixed use permits

are issued to create developments that combine commercial (retail and office space) with high

density residential units within a single structure. The idea behind this concept is that people can

live, work and play all within their neighborhood, creating an enjoyable community while reducing

traffic on the roadways.

This quarter, the Town of Mount Pleasant issued one MU permit for $5.4 million dollars. The new four

building community will be located on Six Mile Road and is comprised of 92 residential units and

commercial space.

ALL REMODAL/RENOVATION CONSTRUCTION

Remodel/Renovation construction permits are issued when a homeowner or business owner seeks

approval to update, enlarge or otherwise change an existing structure. People remodel for several

reasons, including the need for additional space and the desire to increase property values.

Remodels and Renovations are an important indicator or reinvestment in a property. (*Note that

commercial “upfits” are not included in these numbers as upfits are accounted for as new

commercial construction.)

In the second quarter of 2016, a total of 605 permits were issued in the region for a value over

$45.7 million. This is nearly a 10% drop in both number and value year -over-year. The largest issuer

of remodel/renovation permits was the City of Charleston, which issued 167 permits for $27.1

million. It is interesting to note that the City has consistently issued the most remodel permits since

the first quarter of 2015. The Town of Mount Pleasant was second, issuing 103 permits for about $6

million.

A breakdown of remodel/renovation permits by quarter and municipality can be found in the

chart below.

# $ # $ # $ # $ # $

UNINCORPORATED BERKELEY COUNTY 90 $2,093,930 70 $1,048,121 23 $994,054 63 $1,002,811 86 $1,505,856

CITY OF CHARLESTON 7 $249,260 4 $412,220 1 $29,628 6 $286,099 6 $767,799

GOOSE CREEK 1 $698,000 5 $174,210 4 $175,585 4 $272,230

HANAHAN 8 $574,883 9 $119,334 11 $69,776 5 $158,752 7 $533,159

MONCKS CORNER 1 $2,500 2 $61,435 3 $71,585 4 $37,718 10 $78,187

SUMMERVILLE




FOLLY BEACH 3 $61,790 7 $605,900 10 $170,161 33 $741,601 15 $823,675

ISLE OF PALMS 2 $190,000 1 $75,398 2 $645,000 5 $1,488,716 3 $903,670

NORTH CHARLESTON 12 $3,018,980 35 $2,813,838 22 $616,843 17 $705,851 41 $1,249,719

MOUNT PLEASANT 89 $7,486,094 135 $1,344,536 114 $14,831,407 101 $7,701,415 103 $5,951,778

SULLIVANS ISLAND 5 $245,575 10 $1,911,904 2 $92,665 5 $1,054,510 11 $1,483,550

SUMMERVILLE




SUMMERVILLE 2 $259,000 10 $444,400 5 $51,289 4 $91,000


REGION TOTALS 672 $50,783,662 600 $37,023,457 511 $33,954,915 618 $34,002,210 605 $45,734,082

2015: Q3 2015: Q4 2016: Q1

ALL REMODEL/RENOVATION CONSTRUCTION BY JURISDICTION


2015: Q2


11

ALL OTHER CONSTRUCTION

This category of construction permitting is compiled for those projects that do not fit under any of

the other categories. These projects include, but are not limited to: swimming pools, detached

garages, sheds, porches and decks.

In the second quarter of 2016, there were 1,155 “other” permits issued for a value of $27.3 million.

That represents a 32% increase in number and $8.1 million increase in value from last quarter. The

City of Charleston issued the most permits (273) and had the highest value of permits($7.5 million).

The most frequently permitted items in the “other” category in the second quarter of 2016 were

swimming pools (126 permits) and solar panels (431 permits), more than double last quarter’s solar

permits.

A breakdown of “other” construction permits by quarter and municipality can be found in the

chart below.

ALL MOBILE HOME INSTALLATIONS

Mobile Home permits are issued for the installation or placement of a detached residential

dwelling unit complete and ready for occupancy, including location on jacks or other temporary

or permanent foundations, and connections to utilities. When placed in rural environments, they

are frequently located on privately owned property, an indication that land is valued more than

structures. When placed in an urban environment, mobile homes will usually be placed in mobile

home parks, which are zoned for this specific type of dwelling, where residents rent the space and

sometimes the mobile home itself from the owner of the park.

In the second quarter of 2016, 129 mobile home permits were issued, mostly in rural,

unincorporated areas of the region. Mobile home permits were only slightly higher in number than

last quarter (116).

# $ # $ # $ # $ # $

UNINCORPORATED BERKELEY COUNTY 58 $721,283 44 $496,635 26 $309,111 52 $714,112 54 $779,941

CITY OF CHARLESTON 11 $439,637 7 $346,470 3 $263,125 48 $1,214,510 38 $1,345,341

GOOSE CREEK 23 $298,967 25 $244,308 30 $311,675 16 $136,802 23 $323,708

HANAHAN 26 $297,361 2 $21,402 10 $171,015 44 $296,513 85 $1,355,625

MONCKS CORNER 6 $48,647 5 $99,479 4 $28,990 6 $63,000 7 $145,488

SUMMERVILLE 1 $7,000 2 $60,000


UNINCORPORATED CHARLESTON COUNTY 18 $794,849 11 $253,207 43 $1,422,128 164 $3,393,598

CITY OF CHARLESTON 67 $2,150,510 44 $7,874,527 10 $328,270 311 $3,977,238 235 $6,189,343

FOLLY BEACH 6 $137,600 6 $145,850 4 $59,137 27 $339,663 29 $1,013,589

ISLE OF PALMS 8 $369,135 10 $618,710 8 $394,596 19 $1,173,771 3 $217,430

NORTH CHARLESTON 15 $302,953 20 $664,495 15 $434,489 51 $1,488,225 73 $1,477,049

MOUNT PLEASANT 142 $5,017,204 114 $8,720,893 55 $3,973,190 168 $6,192,410 198 $6,887,940

SULLIVANS ISLAND 11 $450,806 8 $335,415 10 $346,107 11 $621,573 8 $383,680

SUMMERVILLE 2 $8,400 4 $21,000 1 $8,320 2 $36,900 13 $49,000


UNINCORPORATED DORCHESTER COUNTY 47 $776,920 34 $379,394 21 $254,201 52 $1,007,163 164 $2,681,998


SUMMERVILLE 26 $692,901 8 $111,499 7 $188,000 14 $210,276 52 $836,668

TOTAL DORCHESTER COUNTY 73 $1,469,821 42 $490,893 28 $442,201 75 $1,491,174 223 $3,654,387

REGION TOTALS 448 $11,712,324 349 $20,874,926 215 $7,323,433 874 $19,175,019 1,155 $27,276,119

ALL OTHER CONSTRUCTION BY JURISDICTION


2015: Q2 2015: Q3 2015: Q4 2016: Q1


12

WHERE WERE THE BIG INVESTMENT PROJECTS IN THE REGION THIS QUARTER?

JURISDICTION

CHARLESTON COUNTY (UNINCORPORATED) DATE VALUE TYPE

5/18/2016 5,200,613$ Storage Facility

4/5/2016 2,836,571$ Single Family Home-Seabrook Island

5/5/2016 2,750,000$ Single Family Home-Kiawah Island

CITY OF CHARLESTON DATE VALUE TYPE

4/29/2016 8,409,946$ Commercial Office Building

5/23/2016 14,826,067$ Assisted Living Facility

5/23/2016 6,397,331$ Clubhouse



4/25/2016 4,946,749$ Pump Station Building

4/6/2016 14,000,000$ Hotel


6/2/2016 11,250,000$ School

6/10/2016 4,500,000$ Warehouse

6/29/2016 11,764,374$ Multi-Family Residential Building

MOUNT PLEASANT DATE VALUE TYPE

4/8/2016 4,600,000$ Mixed Use Building

5/24/2016 7,600,000$ Hotel

5/3/2016 5,447,951$ Mixed Use Building

NORTH CHARLESTON DATE VALUE TYPE

4/21/2016 6,269,422$ Office Building

4/5/2016 5,177,694$ Storage Facility

4/22/2016 9,947,768$ Hotel

4/11/2016 4,140,336$ Warehouse

4/11/2016 4,245,604$ Warehouse

5/13/2016 4,200,000$ Hotel

5/11/2016 4,744,744$ Industrial Building

6/30/2016 5,042,708$ Office Building




4/11/2016 3,279,944$ Commercial Building

TOP 30% OF PERMITS (In Value)

SUMMARY

The relative stability of the permit activity during second quarter of 2016 provides an overall

positive outlook for the region. We expect to see an increase in higher density and/or mixed use

development to accommodate the ever-growing population.

Questions or Comments: Please contact the BCDCOG GIS Planner, Madelyne Adams, at [email protected]

NORTH CHARLESTON SULLIVANS ISLAND ISSUE: SUMMERVILLE · CONSTRUCTION QUARTERLY 2 ALL COMMERCIAL...

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