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(A) The Planned Development District (PDD) promotes innovative design within developments by permitting a mixture of different types of housing with compatible commercial uses, shopping centers, office parks and other mixed use developments. Flexibility and creativity in the design, character and quality of the development and preservation of natural and scenic features or open spaces is made possible through the development and approval of a detailed plan which describes the specific uses, densities, and other requirements for development. In accordance with S.C. Code § 6-29-740, in order to establish a PDD, the City Council must amend the Zoning Ordinance text and the official zoning map, after having received a recommendation from the Planning Commission regarding the PDD. The approved plan constitutes the district regulations for each planned development district.
(B) Permitted uses in PDDs. Any combination (mix) of uses meeting the objectives of this section may be established in a PDD upon review and approval by the Planning Commission and City Council. Once approved, the proposed use(s) and no others shall be permitted. Said uses shall be identified as listed per § 157.029
(D)-Table of Permitted Uses. The list of approved uses shall be binding on the applicant and any successor in title, so long as the PDD zoning applies to the land, unless otherwise amended by ordinance.
(C) Mixture of uses. For PDDs that are or are planned to be primarily residential, 10% of the total gross area of the PDD must be reserved for office, retail, service, live-work units and other non-residential uses that serve the needs of project residents and others in the vicinity of the development. For PDDs that are or are planned to be primarily nonresidential, 10% of the total gross area of the PDD must be reserved for residential uses.
(D) Establishment of PDD Districts.
(1) PDDs shall be established on the official zoning map by the same procedure as for amendments generally as provided for in § 157.211(H) and in accordance with the requirements of this section.
(2) The developer/applicant shall arrange for preliminary meetings with the City Planner prior to submitting an application for rezoning.
(3) The Planning Commission will review the conceptual plan and text to insure conformity with this section and applicable requirements of the Land Development Regulations, Chapter 156; to consider the comments of the Review Committee; and to obtain and consider public comments concerning the proposed PDD.
(4) Upon approval by City Council, the conceptual plan and text shall constitute the PDD ordinance. Violations of any ordinance approving a PDD shall be subject to any and all enforcement and penalty provisions of this Zoning Ordinance.
(E) Conceptual Plan and Text Requirements.
(1) A conceptual plan meeting the requirements for site plans contained in § 157.211(D)-Permits shall be submitted along with a conceptual land use plan for the entire site. A complete application shall also include the following:
(a) Proposed restrictive covenants to be recorded to insure compliance with standards in the PDD plan and to specify ownership and maintenance responsibilities.
(b) A preliminary development schedule for the completion of roads, infrastructure, buffer yards, and any other proposed improvements for general use.
(c) A preliminary common signage plan which complies with § 157.108.
(2) The Planning Commission may establish additional requirements for conceptual plan approval and, in special cases, may waive a particular requirement if, in the opinion of the Planning Commission, the inclusion of that requirement is not essential to a proper assessment of the project.
(F) The developer is authorized to begin construction of street and infrastructure following verification that the preliminary plat complies with all requirements specified by City Council, the Planning Commission, DHEC, Chapter 156 and other approved conditions including recording of restrictive covenants.
(G) Final plat approval shall also comply with Chapter 156, Land Development Regulations.
(H) Each PDD shall be identified on the zoning map and in the Zoning Ordinance by a prefix and number indicating the particular district, as for example "PDD-l" together with whatever other identification appears appropriate.
(I) Minimum area required. Minimum area requirements for establishing a PDD shall be ten contiguous acres.
(J) Development standards.
(1) Density and height requirements. Residential density, setbacks, impervious surface ratios, and building heights shall be based on the scale of the project in relation to its surroundings and its impact on existing and proposed support facilities. A 20 foot setback will be required along the perimeter of all property lines. The setback from any existing street shall be the lesser of 35 feet or the average setback of existing adjacent houses that front on the same street within 100 feet in either direction of the proposed building. Maximum density is eight units per acre. Maximum impervious surface ratio is 70%.
(2) Overall site design. The overall site design shall be consistent and compatible with adopted plans and policies for the area in which the project is located and with adjacent residential neighborhoods and coordinated with existing infrastructure such as roads and sidewalks.
(3) Parking and loading. Off-street parking and loading spaces for each PDD shall comply with the requirements of §§ 157.123
and 157.124
-Parking and Loading Regulations, as applicable, for the various uses proposed for the PDD. Dense development may require supplemental parking areas or wider streets to allow on-street parking in addition to off-street parking requirements.
(4) Buffers. A buffer area at least 20 feet in width shall be provided along the exterior perimeter property lines unless a larger buffer is required by § 157.138
-Buffers. The required buffer must be landscaped per the requirements for property buffers as provided in § 157.138
(H)-Property Buffers. Buffers are not required in the interior of the PDD.
(5) Streets and infrastructure. Streets within a PDD must meet the design and construction standards required by the Land Development Regulations of Chapter 156. Private streets or alleys may be allowed if an acceptable maintenance plan is approved by the Zoning Administrator prior to permitting and said streets or alleys meet the design and construction requirements for public roads in the city.
(K) Financial guarantees. Where public improvements and/or common amenities or infrastructure are proposed, such improvements shall be installed in accordance with a development schedule to be approved as part of the PDD plan and designed to specifications as required by the Land Development Regulations of Chapter 156
. Whenever a land subdivision, as regulated by Chapter 156
, is required to implement a PDD, a preliminary plat shall be prepared for review that conforms to all of the requirements of the PDD approval, including the approved conceptual plan and development schedule. No development shall take place onsite until such plat has been approved by the city.
(L) Administrative action. After a preliminary plat has been approved, building and sign permits shall be issued in accordance with the approved plan as a whole or in stages or portions thereof, as approved.
(M) Changes in approved PDD plans. Except as provided below, approved PDD plans shall be binding on the owner and any successor in title.
(1) Minor changes. Changes proposed in writing by the applicant which do not alter district boundaries and which involve revision to minor characteristics of the PDD such as the revision of floor plans, facades, landscaping, drainage structures, and features which do not substantially alter the approved plan concept, anticipated offsite impacts, or violate any applicable regulations may be approved by the Zoning Administrator.
(2) Major changes. Changes proposed in writing by the applicant which alter district boundaries or which substantially alter the characteristics of the PDD shall be submitted under normal zoning amendment procedures applicable to establishment of the PDD.
(N) Expiration of time limits on PDD amendments. The final approved plan for a PDD shall be in effect for a period of two years or other specified development schedule. Extensions shall be permitted per the requirements of Chapter 160-Vested Development Rights.
(Ord. 15-002, passed 2-24-15)
(A) In accordance with S.C. Code § 6-29-720(C), there is hereby created the Master Planned District (MPD) in order to promote innovative design within developments while permitting combinations of uses or creative master planning of development. Flexibility and creativity in the design, character and quality of the development and preservation of natural and scenic features or open spaces is made possible through the development and approval of a detailed plan which describes the specific uses, densities, and other requirements for development. In accordance with S.C. Code § 6-29-740, in order to establish a MPD, the City Council must amend the zoning ordinance text and the official zoning map, after having received a recommendation from the Planning Commission regarding the MPD. The approved plan (MPD Plan) constitutes the district regulations for each MPD.
(B) Permitted uses in MPDs. Any combination of uses meeting the objectives of this section may be established in a MPD upon review and approval by the Planning Commission and City Council; provided that the list of approved uses in a MPD shall be taken only from among (i) those uses that are permitted or conditional uses under the prior zoning designation of the MPD or any zoning designation of a lesser intensity than the prior zoning designation or (ii) those uses that are permitted or conditional uses under a zoning designation of property adjacent to the MPD that is of greater intensity than the prior zoning designation of the MPD if the list of approved uses on the MPD are found to be within the character of the area in which the MPD is situated. Once approved, the proposed use(s) and no others shall be permitted. Said uses shall be identified as listed per § 157.029
(D). The list of approved uses shall be binding on the applicant and any successor in title, so long as the MPD zoning applies to the land, unless otherwise amended by ordinance.
(C) Establishment of MPDs.
(1) The Planning Commission shall make an affirmative finding prior to the creation of any MPD that the MPD Plan conforms to and is in compliance with the comprehensive plan of the city.
(2) MPDs shall be established on the official zoning map by the same procedure as for amendments generally as provided for in § 157.211(H) and in accordance with the requirements of this section.
(3) The developer/applicant shall arrange for preliminary meetings with the city planner prior to submitting an application for rezoning.
(4) The Planning Commission will review the conceptual plan and text to insure conformity with this section and applicable requirements of the Land Development Regulations, Chapter 156 of this code; to consider the comments of the Review Committee; and to obtain and consider public comments concerning the proposed MPD.
(5) Upon approval by City Council, the conceptual plan and text shall constitute the MPD ordinance. Violations of any ordinance approving a MPD shall be subject to any and all enforcement and penalty provisions of this zoning chapter.
(D) Conceptual plan and text requirements.
(1) A conceptual plan meeting the requirements for site plans contained in § 157.211(D) shall be submitted along with a conceptual land use plan for the entire site. A complete application shall also include the following:
(a) Proposed restrictive covenants to be recorded to insure compliance with standards in the MPD plan and to specify ownership and maintenance responsibilities.
(b) A preliminary development schedule for the completion of roads, infrastructure, buffer yards, and any other proposed improvements for general use.
(c) A preliminary common signage plan which complies with § 157.108.
(2) The Planning Commission may establish additional requirements for conceptual plan approval and, in special cases, may waive a particular requirement if, in the opinion of the Planning Commission, the inclusion of that requirement is not essential to a proper assessment of the project.
(E) The developer is authorized to begin construction of street and infrastructure following verification that the preliminary plat complies with all requirements specified by City Council, the Planning Commission, DHEC, Chapter 156 and other approved conditions including recording of restrictive covenants.
(F) Final plat approval shall also comply with Chapter 156, Land Development Regulations.
(G) Each MPD shall be identified on the zoning map and in the zoning ordinance by a prefix and number indicating the particular district, as for example "MPD-1" together with whatever other identification appeal's appropriate.
(H) Minimum area required. Minimum area requirements for establishing a MPD shall be five contiguous acres.
(I) Development standards.
(1) Density and height requirements. Residential density, setbacks, impervious surface ratios, and building heights shall be based on the scale of the project in relation to its surroundings and its impact on existing and proposed support facilities. A 20-foot setback will be required along the perimeter of all property lines. The setback from any existing street shall be the lesser of 35 feet or the average setback of existing adjacent houses that front on the same street within 100 feet in either direction of the proposed building. Maximum density is eight units per acre. Maximum impervious surface ratio is 70%.
(2) Overall site design. The overall site design shall be consistent and compatible with adopted plans and policies for the area in which the MPD is located and with adjacent residential neighborhoods and coordinated with existing infrastructure such as roads and sidewalks.
(3) Parking and loading. Off-street parking and loading spaces for each MPD shall comply with the requirements of § 157.123
, as applicable, for the various uses proposed for the MPD. Dense development may require supplemental parking areas or wider streets to allow on-street parking in addition to off-street parking requirements.
(4) Buffers. A buffer area at least 20 feet in width shall be provided along the exterior perimeter property lines unless a larger buffer is required by § 157.138
. The required buffer must be landscaped per the requirements for property buffers as provided in § 157.138
(H). Buffers are not required in the interior of the MPD.
(5) Streets and infrastructure. Streets within a MPD must meet the design and construction standards required by the Land Development Regulations of Chapter 156
.
(J) Financial guarantees. Where public improvements and/or common amenities or infrastructure are proposed, such improvements shall be installed in accordance with a development schedule to be approved as part of the MPD Plan and designed to specifications as required by the Land Development Regulations of Chapter 156
. Whenever a land subdivision, as regulated by Chapter 156
, is required to implement a MPD, a preliminary plat shall be prepared for review that conforms to all of the requirements of the MPD approval, including the approved conceptual plan and development schedule. No development shall take place onsite until such plat has been approved by the city.
(K) Administrative action. After a preliminary plat has been approved, building and sign permits shall be issued in accordance with the approved plan as a whole or in stages or portions thereof, as approved.
(L) Changes in approved MPD plans. Except as provided below, approved MPD plans shall be binding on the owner and any successor in title.
(1) Minor changes. Changes proposed in writing by the applicant which do not alter district boundaries and which involve revision to minor characteristics of the MPD such as the revision of floor plans, facades, landscaping, drainage structures, and features which do not substantially alter the list of approved uses, approved plan concept, anticipated offsite impacts, or violate any applicable regulations may be approved by the City Planner.
(2) Major changes. All other changes must be proposed in writing by the applicant and shall be subject to approval by the Planning Commission.
(M) Expiration of time limits on MPD amendments. The final approved plan for a MPD shall be in effect for a period of two years or other specified development schedule. Extensions shall be permitted per the requirements of Chapter 160
of this code.
(Ord. 2018-023, passed 12-11-18; Am. Ord. 2020-019, passed 8-11-20)
CONDITIONAL USE REGULATIONS
The requirements of this subchapter shall apply to all conditional uses listed in § 157.029(D)-Table of Permitted Uses, as applicable. An application for a conditional use shall be submitted to the Zoning Administrator who shall approve the use if all the conditions and requirements herein are satisfied.
(Ord. 15-002, passed 2-24-15)
Manufactured housing is allowed only in manufactured home parks.
(A) Setup. Manufactured housing, where permitted by this Zoning Ordinance, shall:
(1) Be installed in accordance with the manufacturer's installation manual. In the absence of such a manual, the home must be installed in accordance with the requirements of Chapter 79, section 42 of the South Carolina Manufactured Housing Board Regulations.
(2) Be under skirted around the entire home with brick, masonry, vinyl, or similar materials designed and manufactured for permanent outdoor installation.
(3) Have permanent landing steps at each exterior doorway installed or constructed and attached firmly to the home and anchored securely to the ground, in accordance with applicable Building Codes.
(4) Have all moving or towing apparatus removed or concealed including hitch, wheels and axles.
(5) Be provided with a sanitary sewer system approved by SCDHEC. Evidence of such approval shall accompany each and every permit request to install a manufactured home.
(6) Be served by a separate electric meter.
(a) It shall be unlawful for any such home to receive electricity except by use of a separate meter.
(b) It shall be unlawful for any public utility or electrical supplier to connect service to any manufactured home in the absence of an approved permit issued by the Zoning Administrator to establish said home.
(c) It shall be the duty and responsibility of each supplier of electricity to render a monthly report to the Zoning Administrator as to connections and disconnections made to manufactured homes.
(d) The Zoning Administrator may, at his or her discretion, issue a temporary permit to secure electrical service for a valid reason such as the construction of a power pole to aid in the installation of the unit. A temporary permit shall be valid for 15 days unless otherwise specified on the permit. This provision shall not be construed to exempt the applicant from the requirement for a regular permit within the 15 day period. If a permit is not obtained as required, the Zoning Administrator may direct that the electricity be disconnected. Any additional fee to reconnect would be the responsibility of the owner or applicant.
(B) Utilities. No manufactured home shall be permitted, used or occupied, nor shall public utilities be extended to or activated in any such home until the utility and electric connection to the home has been inspected and found to be in accordance with all applicable codes by the Building Official.
(Ord. 15-002, passed 2-24-15)
Mobile homes, as defined by this chapter, shall not be permitted, established or reestablished within the jurisdiction of this chapter. Where in existence at the time of adoption of this chapter on April 27, 1999, the date of the initial adoption of this Zoning Ordinance, such uses may be continued in accordance with the provisions of § 157.193-Nonconformities; provided such uses are maintained in habitable condition, as defined by and subject to the conditions of § 157.039(B).
(Ord. 15-002, passed 2-24-15)
The establishment and operation of a manufactured home park shall comply with the following design and development standards:
(A) The park site shall be not less than ten acres, and shall not have less than 200 feet frontage on a publicly dedicated and maintained street.
(B) The park shall be served by public water and sewer systems, a system of storm drainage, and refuse disposal facilities, plans of which shall be approved by local SCDHEC officials.
(C) All dwelling spaces shall abut upon an asphalt or concrete driveway of not less than 18 feet in width which shall have unobstructed access to a public street.
(D) A description of the procedures of any proposed home owners association or other group maintenance agreement must be submitted to and approved by the Planning Commission.
(E) All on-site roadway intersections shall be provided with a street light and interior lights shall be provided at not less than 400-foot intervals.
(F) Lots in manufactured home parks shall be sized and arranged so that:
(1) There will be at least 35 feet of space between manufactured homes;
(2) All structures, including manufactured homes, are at least 25 feet from the right-of-way of any street or drive providing common circulation; and
(3) All structures, including manufactured homes, are at least ten feet from rear lot line.
(G) Not less than 10% of the park site shall be set aside and developed for common open space and recreation usage.
(H) Space numbers: permanent space numbers shall be provided on each manufactured home space and shall be located so as to be visible from the street or driveway. Signs identifying space locations shall be provided at each street or driveway intersection. Address numbers as required for E911 service shall be used to denote space numbers.
(I) No manufactured home space shall have direct access to a public street, but shall instead access an internal driveway system.
(J) The maximum number of mobile or manufactured home spaces shall not exceed six per acre, not including roads and other required infrastructure and required open space.
(K) Two parking spaces shall be provided for each designated manufactured home space. Parking may be provided at the designated space or in community parking areas.
(M) Business license required.
(1) A business license must be acquired prior to the opening or operation of a manufactured home park and shall be subject to annual renewal.
(2) The business license for any manufactured home park may be revoked by the City Council for a violation of this chapter or other applicable ordinances and regulations governing the operation of such uses.
(N) The site plan for any proposed manufactured home park must be approved by the Planning Commission per the applicable requirements of Chapter 156-Land Development Regulations.
(Ord. 15-002, passed 2-24-15)
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