A. Generally. Sullivan’s Island contains lots that are, or previously were, split zoned lots. These are located generally between Station 20 1/2 and Station 22 1/2 that have frontage on Middle Street and I’on Avenue and Middle Street and Jasper Boulevard. These lots are shown in Exhibit 1.1 at the end of this section, and shall be divided into Districts and Overlay Districts to be known as CC, CCOD 1 and CCOD 2. In instances of unsubdivided lots within the CC District, and CCOD 1 and 2 Overlay Districts, the underlying (RS/CC) zoning boundary line bisecting split zoned lots and shall be retained and observed absent specific amendment by Council. (Please refer to the Official Zoning Map for exact demarcation of zoning district boundaries). In instances where lots are subdivided the subdivision shall occur along the pre-existing (RS/CC) zoning boundary. In instances in which specific CCOD 1 or CCOD 2 overlay rules conflict with the underlying base zoning (RS or CC) requirements or the general zoning, site planning, and use regulations set forth elsewhere within this code, then the more specific CCOD 1 and CCOD 2 Overlay provisions shall control for such parcels. In all other instances the more general underlying base zoning and ordinances of the Town of Sullivan’s Island shall apply.
B. Boundaries.
1. CC - The CC area may generally be described as consisting of those lots between Station 20 1/2 and Station 22 1/2 that have frontage on Middle Street and Ton Avenue and Middle Street and Jasper Boulevard. Some portions of the CC area are further divided into the CCOD 1 and CCOD 2 Overlay Districts for regulatory purposes. Town to provide revised description of CC district boundaries.
2. CCOD 1 - The CCOD 1 Overlay District may generally be described as consisting of those lots between Middle Street and Jasper Boulevard from Station 22 1/2; to Station 22. This area is comprised of the parcels identified as TMS Numbers 529-05-00084, 529-05-00034, 529-05-00033, 529-05-00032, 529-05-00031 and 529-05-00030 (five parcels of land) as well as any additional parcels later created by subdivision or replatting of these listed parcels. See Exh. 1.1.
3. CCOD 2 - The CCOD 2 Overlay District area may generally be described as consisting of those lots between I’On Avenue and Middle Street from Station 22 to 2019 Middle Street and 2120 Middle Street. This area is comprised of the parcels identified as TMS Numbers 5290900014, 5290900109, 5290900096, 5290900106, 5290900017, 5290900095, 5290900114, 5290900097, 5290900111, 5290900108, 5290900125, 5290900015, 5290900110, 5290900103, 5290900107, 5290900093, 5290900094, 5290900124, 5290900018, 5290900019, 5290900020, 5290900021, 5290900022, 5290500086, 5290500035, 5290500087 and 5290500085 (twenty-seven parcels of land) as well as any additional parcels later created by subdivision or replatting of these listed parcels See Exh. 1.1.
COMMUNITY COMMERCIAL OVERLAY DISTRICT PROPERTIES
EXHIBIT 1.1
DISTRICT #1 | DISTRICT #2 | DISTRICT #2 |
TMS# | TMS# | TMS# |
DISTRICT #1 | DISTRICT #2 | DISTRICT #2 |
TMS# | TMS# | TMS# |
5290500084 | 5290900014 | 5290900107 |
5290500034 | 5290900109 | 5290900093 |
5290500033 | 5290900096 | 5290900094 |
5290500032 | 5290900106 | 5290900124 |
5290500032 | 5290900017 | 5290900018 |
5290500031 | 5290900095 | 5290900019 |
5290500030 | 5290900114 | 5290900020 |
5290900097 | 5290900021 | |
5290900111 | 5290900022 | |
5290900108 | 5290500086 | |
5290900125 | 5290500035 | |
5290900015 | 5290500087 | |
5290900110 | 5290500085 | |
5290900103 | ||
C. Subdivision of Lots
1. The subdivision of split-zoned lots within the CCOD 1 and 2 Overlay Districts is permitted as specified herein, but shall not be required. For split-zoned lots that are not subdivided the split-zoning shall remain undisturbed absent amendment by Council.
2. Parcels within the CCOD 1 and 2 Overlay Districts may be subdivided, provided that the bisecting boundary line accomplishing the subdivision is placed along the pre-existing RS / CC zoning district boundary line as shown on the Official Zoning Map. See Exh. 1.1. Absent specific zoning amendment by Council, each of the parcels resulting from subdivision shall retain the respective underlying (RS or CC) base zoning designation previously associated with the particular land area while split-zoned, subject of course to any Overlay District modifications.
3. Subdivisions in the CCOD 1 and 2 Overlay Districts accomplished in accordance with this subsection above are permitted without regard to the minimum lot requirements specified in Sections 21-12(A)(1), 21-12(A)(3) and 21-21. Lots subdivided in this manner shall be considered conforming lots of record, but may not be further subdivided. Subdivision of lots in this fashion must, however, meet all other requirements of Section 21-12 as well as all requirements of Section 21-51 regarding utility easements and meters.
4. Notwithstanding the provisions of Sec. 21-19(C), in the event that split-zoned lots are subdivided in accordance with the provisions of Section 21-49, the commercial and residential lots so created may be owned by different owners.
D. C Standards Outside of CCOD 1 and 2 Overlay Districts. Applicable development standards may be found in Sections 21-50 through 66, among others.
E. CCOD 1 Standards.
1. CCOD 1 RESIDENTIAL CONSTRUCTION.
a. For single family residences constructed on the residential (RS) portion of the split zoned lots or on residentially zoned lots within the CCOD 1 Overlay District, the site planning and other development and zoning requirements applicable to RS zones shall apply except that
(i) a principal building square footage bonus not to exceed fifteen (15%) percent; and/or
(iii) a side setback reduction from those currently set forth with respect to RS Districts (though in no event shall a side setback of less than ten (10’) feet be permitted);
may be approved by the Design Review Board when such bonus(es) or reduction would improve neighborhood compatibility or further other goals of the Town’s Comprehensive Plan. An illustration of the application of these various rules can be seen in Table 1.1. See also, generally among others, Sections 21-19 through 46, for additional standards.
b. For the purpose of calculating Principal Building square footage, lot coverage, impervious coverage, and other standards for land located within the residential portion CCOD 1 Overlay District, only that portion of the Lot Area base zoned RS shall be considered in the calculations.
c. Single family residences to be constructed within CCOD 1 Overlay District must be constructed with all exterior walls facing Middle Street appropriately built for sound proofing. Additionally, the rear facade (i.e. facade facing Middle Street) shall not employ a flat, single plane aspect. Rear facade design and rear wall soundproofing specifications shall be approved by the Design Review Board prior to permitting.
d. The bottom elevation of a Principal Building’s 1st floor joists shall be no more than one (1) foot above the FEMA base flood elevation.
e. Permitted uses shall be determined by reference to Section 21-20 (Principal Uses) and Article XV of these Ordinances (Accessory Uses).
f. In order to facilitate the objectives of neighborhood compatibility, front and rear setbacks described within Section 21-22 may be reduced by the Design Review Board, but in no case shall the combined total front and rear setbacks be less than forty (40’) feet and the front setback shall not be less than fifteen (15’) feet.
g. Dormers. Conforming front dormers shall be exempt from the 1:1 front yard setback rule described in Section 21-22(B)(4)(a). Dormers constructed in accordance with this exemption shall be limited to twenty (20%) percent of the roof area with no one dormer exceeding six (6’) feet in length measured at the portion of the wall plate parallel to the exterior of the structure at the lowest roof edge. Front dormers constructed in the residential portions of the CCOD 1 district shall not, however, be eligible for the Design Review Board modification described in Section 21-22(B)(4)(c).
CCOD 1 Residential Construction
Illustration Table 1.1
Lot Size |
Principal Building Square Footage Plus Max. 15% Bonus | Principal Building Height | Principal Building Height Plus Max. 15% Bonus | |
10,890 | 2391 sf | 2750 sf | 30.4 ft | 35.0 ft |
7000 | 2080 sf | 2392 sf | 30.4 ft | 35.0 ft |
2. CCOD 1 Commercial
a. For buildings constructed on the commercial (CC) portion of lots or commercial (CC) lots within the CCOD 1 Overlay District the site planning and other development and zoning requirements applicable to CC zones shall apply except that:
(i) for purposes of the maximum structure size calculations described in Section 21-52(A)(1) the size limit percentage shall be fifty-two (52%) percent rather than the typical fifty-seven (57%) percent, and for the calculations described in Section 21-52(A)(2) the listed 2.72% figure shall be replaced with three (3%) percent 3 ; and
(ii) a principal building square footage bonus not to exceed fifteen (15%) percent may be approved by the Design Review Board when such bonus(es) would improve neighborhood compatibility or otherwise further the goals of the Town’s Comprehensive Plan; and/or
(iii) a building height bonus not to exceed twenty (20%) percent may be approved by the Design Review Board when such bonus(es) would improve neighborhood compatibility or otherwise further the goals of the Town’s Comprehensive Plan. 4
An illustration of the application of the rules generally governing such construction can be seen in Table 1.2. See also, generally among others, Sections 21-50 through 66, for additional standards.
b. For the purpose of calculating Principal Building square footage, lot coverage, impervious coverage, and other standards, only that portion of the Lot Area base zoned CC-Community Commercial District shall be considered in the calculations.
c. Foundation height shall be determined by reference to Sec. 21-59 (A) and (B). The Design Review Board shall not be permitted to consider variances from these requirements.
d. Permitted uses for structures on the commercial portion of a lot within the CCOD 1 Overlay District shall be governed by Section 21-50 and Article XV of these Ordinances.
e. The first floor of the structure must be used exclusively for one or more commercial uses as described in Section 21-50 except for building access for the upper floor, mechanical, utilities and similar uses.
f. If developed for commercial and residential use, the structure shall have a balanced appearance and present a harmonious and substantially uniform width facing Middle Street.
CCOP 1 Commercial Construction
Illustration Table 1.2
Lot Size | Principal Building Square Footage | Principal Building Square Footage Plus Max. 15% Bonus | Principal Building Height | Principal Building Height Plus Max. 20% Bonus |
10,890 | 4530 sf | 5210 sf | 30.4 ft | 36.5 ft |
7000 | 3696 sf | 4250 sf | 30.4 ft | 36.5 ft |
F. CCOD 2 Standards.
1. CCOD 2 RESIDENTIAL CONSTRUCTION.
a. For Single-family residences constructed on the residential (RS) portion of split-zoned lots or residential (RS) lots within the CCOD 2 Overlay District, the site planning and other development and zoning requirements applicable in RS zones shall apply except that:
(i) a principal building square footage bonus not to exceed fifteen (15%) percent; and/or
may be approved by the Design Review Board when such bonus(es) would improve neighborhood compatibility or otherwise further the goals of the Town’s Comprehensive Plan. An illustration of the application of these rules may be seen in Table 1.3. See also, generally among others, Sections 21-19 to 46, for additional standards.
b. For the purpose of calculating Principal Building square footage, lot coverage, impervious coverage, and other standards for land located within the residential portion CCOD 2 Overlay District, only that portion of the Lot Area base zoned RS shall be considered in the calculations.
c. The bottom elevation of a Principal Building’s 1st floor joists shall not exceed the lower of seven (7’) feet above grade or two (2’) feet above the FEMA base flood elevation. See also Section 21-31(B)(1)(2).
d. Permitted uses shall be as described in Section 21-20 and Article XV of these Ordinances.
CCOD 2 Residential Construction
Illustration Table 1.3
Lot Size | Principal Building Square Footage | Principal Building Square Footage Plus Max. 15% Bonus | Principal Building Height | Principal Building Height Plus Max. 20% Bonus |
10,890 | 2989 sf | 3437 sf | 30.4 ft | 36.5 ft |
2. CCOD 2 Commercial - Middle Street Lots.
a. Buildings constructed on the commercial portion of split-zoned lots or a commercial lot within the CCOD 2 Overlay District the site planning and other development and zoning requirements applicable to CC zones shall apply except that:
(i) for purposes of the maximum structure size calculations described in Section 21-52(A)(1) the size limit percentage shall be fifty-two (52%) rather than the typical fifty-seven (57%) percent, and for the calculations described in Section 21-52(A)(2) the listed 2.72% figure shall be replaced with three (3%) percent 6 ; and
(ii) a principal building square footage bonus not to exceed fifteen (15%) percent may be approved by the Design Review Board when such bonus(es) would improve neighborhood compatibility or otherwise further the goals of the Town’s Comprehensive Plan: and/or
(iii) a building height bonus not to exceed twenty (20%) percent may be approved by the Design Review Board when such bonus(es) would improve neighborhood compatibility or otherwise further the goals of the Town’s Comprehensive Plan. 9
An illustration of the application of these rules may be seen in Table 1.4. See also, generally among others, Sections 21-50 through 66, for additional standards.
b. For the purpose of calculating Principal Building square footage, lot coverage, impervious coverage, and other standards, only that portion of the Lot Area base zoned CC-Community Commercial District shall be considered in the calculations.
c. Foundation height shall be determined by reference to Sec. 21-59 (A) and (B). The Design Review Board shall not be permitted to consider variances from these requirements.
d. Permitted uses for structures on the commercial portion of a lot within the CCOD 2 Overlay District shall be governed by Section 21-50 and Article XV of these Ordinances.
e. The first floor of the structure must be used exclusively for one or more commercial uses as described in Section 21-50 except for building access for the upper floor, mechanical, utilities and similar uses.
f. If developed for commercial and residential use, the structure shall have a balanced appearance and present a harmonious and substantially uniform width facing Middle Street.
CCOD 2 Commercial Construction
Illustration Table 1.4
Lot Size | Principal Building Square Footage | Principal Building Square Footage Plus Max. 15% Bonus | Principal Building Height | Principal Building Height Plus Max. 20% Bonus |
10,890 | 4530 sf | 5210 sf | 30.4 ft | 36.5 ft |
Notes
| 3 | 3 See Section 21-24 for underlying calculation. |
| 2 | 4 Please note the impact of Section 21-27(D). |
| 3 | 5 Please note further the application of Section 21-52(C). |
| 4 | 6 See Section 21-54 for underlying base calculation. |
| 5 | 7 See Section 21-54 for underlying base calculation. |
| 6 | 8 Please note further Section 21-52(C). |
| 9 | 9 See Section 21-54 for underlying base calculation. |