1	Coming Home to Sullivan’s Island … Design & Preservation Recommendations www.sullivansisland-sc.com www.cooperconsultinginc.com
2	Planning & Design Team Cooper Consulting Company, Inc. – Zoning & Community Involvement Peter Drey + Company – Design David Schneider – Historic Preservation Joel Russell, Esq. – Legal
3	Consultant Work Products Craft an Island Vision Statement Revise Existing Zoning Ordinance Develop Design Review Process Preserve Island’s Historic Character
4	Tonight’s Workshop Agenda Foundation of Recommendations Zoning & Design Recommendations Historic preservation Recommendations Commercial District Choices Design Review Committee
5	Recommendations Based on … Island Vision Comprehensive Plan Goals Participation & Outreach Island Residents’ Views Island Character
6	Based on … Island’s Vision A comfortable home at the beach, safe and friendly, where individuality and diversity are celebrated, neighborhoods are respected, island resources are appreciated, history is intertwined, and families and neighbors seek to thrive. Visioning Workshop, Feb. 4, 2003
7	Based on … Comprehensive Plan’s Goals
8	Based on … Participation and Outreach Three public workshops with approximately 600 residents participating Meetings with council, planning commission, board of zoning appeals and other town committees Homeowners and Business Owners Developers, Builders, Realtors, Designers, Historic Preservation, FEMA, South Carolina Preservation Commission 7 Consultant on-site visits to Sullivan’s Island and over 2000 photographs
9	Based on … Island Residents’ Views Residents responses: 99% – YES … Is it important to preserve historic structures? 84% – NO … Do you think the trend toward larger homes is good? 90% – YES … Is the commercial area adequate? 76% – YES … Would it be helpful to implement some form of design review? 50% – YES/NO … Should different “neighborhoods” have different zoning standards?
10	Based on … Island Character Expressed by Sullivan Island Citizens… Strong historical context Island informality Simplistic architecture that fits the climate Simplistic landscaping – limited high hedges & fences Views across and through lots important Resource conservation highly important Good old-fashion neighborliness
11	Why Change?
12	Why Change the Development Standards? Post-Hugo home development having a significant impact on the character of island and its pre-Hugo existing residences. In recent years, the Island has seen a substantial … Increase in square footage Increase in overall house width and height Increase in foundation height Increase in eave heights with development of full 2nd story Increase in paving, landscaping, pools & outside lighting Reduction in the space between houses Reduction in the use of large front porches Demolition or overwhelming renovations of historic homes
13	Pre-Hugo vs. Post Hugo Homes
14	Recommended Zoning Standards & Design Guidelines
15	Zoning Standards & Design Guidelines Recommendations … Focused on increasing the compatibility of new development with that of existing development and the Island character. They are … Recommended changes and additions to the zoning standards in the Zoning Ordinance; and Recommended design guidelines that a Design Review Committee would use in reviewing new development and additions.
16	Zoning Standards & Design Guidelines Zoning Standard A requirement in the zoning ordinance that must be met. Relief from the standard (variance) may be granted by the Board of Zoning Appeals only when state-mandated conditions are met. Design Guideline A design requirement that must be met, unless the Design Review Committee grants an exception. Design Review Committee may grant an exception if the applicant to demonstrates the guideline is not appropriate or practical.
17	Zoning Standards & Design Guidelines Zoning Standards Front Yard Setback Side Yard Setback Foundation & Stories Home Size Lot Coverage Impervious Coverage Accessory Structures Fences Design Guidelines Orientation & Entrance Front Eave Height 2nd Floor Façade Setback Building Width & Aspect Ratio Porches & Decks Roof Shapes Foundation Treatment Blank Façades Driveways & Parking Permeable Materials Site Lighting Landscaping
18	Zoning Standards Zoning Standard A requirement in the zoning ordinance that must be met. Relief (variance ) from the standard may be granted by the Board of Zoning Appeals only when state-mandated conditions are met. Zoning Standards Front Yard Setback Side Yard Setback Foundation & Stories Home Size Lot Coverage Impervious Coverage Accessory Structures Fences
19	Zoning Standard: Front Yard Setback Purpose Improve compatibility of larger and taller homes with the island scale and streetscape. Recommended Standard Front yard setback increased to 25 feet (currently 20 feet) Any part of the structure that exceeds 20 ft in height must be set back an additional 1 foot for every 1 foot it exceeds 20 ft.
20	Zoning Standard: Front Yard Setback Front yard setback Graduated setback
21	Zoning Standard: Side Yard Setback Purpose Greater side yard setbacks reduce the impact of larger and taller homes within neighborhoods. Recommended Standard Lots equal to or greater than 105 ft. wide: together, side yard setbacks must total 40 ft (currently 30), with no side less than 15 feet (currently 10) Lots less than 105 feet wide: Total side yard setback may be reduced by 1/3 foot for each foot lot width is under 105 feet, with no side less than 10 ft.
22	Zoning Standard: Side Yard Setback
23	Zoning Standard: Foundation Height & Number of Stories Purpose FEMA regulations have substantially elevated foundations and many houses are elevated higher than FEMA requires. Additionally, height is increased by the addition of a 3^rd story. Recommended Standard Limit bottom elevation of floor joists to no more than 2 feet above FEMA base flood elevation (finished floor may be no more than 3 feet above base flood elevation). Limit number of living stories to 2, maximum height 20 feet from first floor to second story eaves or parapet but not including roof or foundation (currently permitted 400 sf 3^rd story). Recognizes flood insurance largest reduction in rates given for 2 feet above required FEMA standards.
24	Zoning Standard: Foundation Height & Number of Stories Height of foundation and maximum floor height
25	Zoning Standard: Home Size Purpose Overall size of homes in relation to lot size has a great impact on scale and mass. Likewise, regardless of lot size, there is a point at which house size exceeds compatible island historic character. Recommended Standard Lots of 5,000 square feet or less: max. 2400 sf enclosed floor area of home (heated/cooled livable area not including porches). Lots greater than 5,000 square feet: floor area of enclosed floor area may be increased 12 sf for every additional 100 square feet of lot area (excluding marsh or ocean land). No principal building shall exceed 5600 sf in enclosed area.
26	Zoning Standard: Home Size Calculation House size based on lot size above 5000 sf lot; Size increases by 120 sf per 1000 sf of lot (above 5000 sf lot) Equation: [(lot size – 5000 sf) / 100 sf] x (12) + 2400 = house size Example: (7000 sf lot – 5000 sf =2000)/100 = 20 x 12 = 240 +2400 = 2640 Example: (15,000 sf lot – 5000 sf = 10,000)/100 = 100 x 12 = 1200 +2400 = 3600 Examples of House Size 32,000 sf lot = 5,600 sf house 22,000 sf lot = 4,440 sf house 15,000 sf lot = 3,600 sf house 10,000 sf lot = 3,000 sf house 7,000 sf lot = 2,640 sf house 5,000 sf lot = 2,400 sf sf house
27	Zoning Standard: Lot Coverage Purpose Lot coverage (building footprint) should be modified to more equitably accommodate lots under 15,000 sf. Current regs: 15% lot coverage for lot >14,560 sf; 20% coverage for lots =<14,560 sf Recommended Standard Retain 15% lot coverage for lots 15,000 sf or greater Provide a graduated increase in lot coverage based on amount lot is below 15,000 sf up to 25% for a 5000 sf lot Equation: (15% x lot size) + [(15,000 sf – lot size) x 5%] = lot coverage Exclude marsh, ocean & RC area in all calculations.
28	Zoning Standard: Lot Coverage Equation Sample equation: (15% x lot size) + [(15,000 sf – lot size) x 5%] = lot coverage Examples of Building Lot Coverage =>15,000 sf lots = 15% building lot coverage 10,000 sf lot = 17.5% building lot coverage 8,000 sf lot = 19.4% building lot coverage 5,000 sf lot = 25% building lot coverage
29	Zoning Standard: Impervious Coverage Purpose Modify impervious surface standards for lots < 15,000 sf. Some credit should be given for use of pervious pavement materials. Note: “pervious” means open to unimpeded passage of moisture; “impervious” means will not readily drain. Currently all lots limited to 30% impervious regardless of size Recommended Standard Retain 30% impervious coverage for lots 15,000 sf or greater Provide a graduated increase in impervious coverage based on amount lot is below 15,000 sf up to 40% for a 5000 sf lot (30% x lot size) + [(15,000 sf – lot size) x 5%] = impervious Decks impermeable & exclude marsh, ocean & RC area.
30	Zoning Standard: Impervious Coverage Equation (30% x lot size) + [(15,000 sf – lot size) x 5%] = impervious coverage (decks considered impermeable) Examples of Impervious Coverage =>15,000 sf lots = 30% impervious lot coverage 10,000 sf lot = 32.5% impervious lot coverage 8,000 sf lot = 34.4% impervious lot coverage 5,000 sf lot = 40.0% impervious lot coverage
31	Zoning Standard: Accessory Structures Purpose Size of accessory structures should relate to size of house. Current regs. are much more restrictive regarding size and setbacks Recommended Standard Accessory structures may not exceed 25% of principal building sf. Footprint may not exceed 25% of principal building footprint. Limited to 15 feet in height; no wall exceeding 25 feet in length. Accessory structures must be in rear yard and must be at least 5 ft. from property line. Elevated pools/decking above 6 inches are not permitted (ground pools must meet primary structure setbacks).
32	Zoning Standard: Accessory Structures Recommended permitted location of accessory structures Front yard or elevated pools are not recommended
33	Zoning Standard: Fences Purpose A significant contribution to Sullivan’s Island’s informality is the manner in which fences are used. Tall privacy fences that obstruct views to create a strong sense of lot privacy do not work well with the island’s informality. (Current regs. permit 6 to 8 ft high fences). Recommended Standard Front yard fences limited to 4 feet in height. Beyond front yard, side and rear fences up to 5 feet tall are permitted. All fences must be at least 25% open across entire plane of fence. Permitted fence types include wood, pickets, or lattice, brick pier/wood infill, & wood/wire fence. Chain link fences permitted only in side and rear yards.
34	Zoning Standard: Fences Fences recommended Fences not recommended
35	Design Guideline Design Guideline A design requirement that must be met, unless the Design Review Committee grants an exception. Design Review Committee may grant an exception if the applicant to demonstrates the guideline is not appropriate or practical. Design Guidelines Orientation & Entrance Front Eave Height 2nd Floor Façade Setback Building Width & Aspect Ratio Porches & Decks Roof Shapes Foundation Treatment Blank Façades Driveways & Parking Permeable Materials Site Lighting Landscaping
36	Design Guideline: Orientation of Homes Purpose Homes should be oriented toward the principal street and have a primary point of access fronting the principal street. Recommended Guideline The principal structure should have stairs that provide access directly from the yard abutting the principal street. Other exterior stairs should be on side or rear of house Example: stairs leading from roof top decks should be located to the rear or side.
37	Design Guideline: Front-Facing Entrance Purpose Homes should have front entrances that have a strong orientation to the primary street. Recommended Guideline Primary façade and front door should be oriented toward principal street. Double frontage lots – primary façade should be oriented toward ocean-side principal street. Ocean or marsh lots – primary façade should be oriented toward the principal street.
38	Design Guideline: Front-Facing Entrance Illustration of Front-Facing Entrances
39	Issue: Front Eave Height Issue Comparing house size of pre-Hugo and post-Hugo; many new homes have an eave height of twice the traditional island house.
40	Design Guideline: Front Eave Height Purpose Height of front roof eaves increases the impact of house scale, particularly with increase in FEMA required home elevations. Recommended Guideline Roof’s eave or parapet height of primary front façade may not exceed 13 feet above the FEMA base flood elevation. Exception: If front façade has roofed 1st floor porch eave no more than 13 feet above FEMA base flood elevation, then enclosed building’s primary roof’s front eave or parapet height may exceed 13-foot height limit for that portion fronted by the porch.
41	Design Guideline: Front Eave Height Standard 13-foot Front Façade Eave Height Exception: Front porch eave permits higher second story eave height
42	Design Guideline: 2^nd Floor Façade Setback Purpose A building’s unbroken side façade (without significant articulation) increases perception of massiveness. Recommended Guideline Side façade of 2^nd floor must be set in 2 feet from 1^st floor. Exception: if the 2^nd story side façade has an unenclosed porch with a minimum depth of 4 feet, the porch portion not subject to the required setback.
43	Design Guideline: 2^nd Floor Façade Setback 2-foot side façade setback Exception: 2^nd story 4-foot porch eliminates setback
44	Design Guideline: Building Width Purpose Front width of homes has substantial impact on building mass and scale. Recommended Guideline Width of structure’s front façade should not exceed 2/3 of the lot’s buildable width (lot width minus side yard setbacks) or 50 feet, whichever less. Other front facing walls should be set back at least 10 feet.
45	Guideline: Building Width Front façade max. 50 feet Appropriate 10 – foot setback
46	Guideline: Building Aspect Ratio Purpose Ideal ratio between a rectangle’s width and its length. This aspect ratio is 5:3. A building having a front width of 50 feet would ideally have a depth of 30 feet. Recommended Guideline New construction should be designed with an aspect ratio of 5:3 (ratio could be reversed to have a front width of 30 feet and a side depth of 50).
47	Design Guideline: Building Aspect Ratio Ideal Aspect Ratio 5 to 3
48	Design Guideline: Porches & Decks Purpose Porches are an integral part of architecture of Island & should be strongly encouraged. Decks are not a part of Island’s historical character. Recommended Guideline At least 40% of front façade’s 1st floor width should be devoted to porches with a minimum depth of 8 feet. Porches & decks should not exceed 40% of house (also subject to impervious surface limits). Decks should be limited to a max. of 20 feet in any direction (except ground level pool decking). Decks should be prohibited on front façade 1st floor.
49	Design Guideline: Porches & Decks Porch 40% of Front Façade & Min. 8 feet deep
50	Design Guideline: Roof Shapes Purpose Roof shapes have an impact on how compatible a new structure is with Sullivan’s historic island homes. Traditionally, roof shapes on the island were fairly simple. Recommended Guideline The primary structure should have a principal roof covering at least 50% of the building’s footprint. Complex-sloping roofs should be avoided (multiple valleys). Roof slopes should not exceed 45 degrees. Roofs sloping less than 15 degrees are considered flat roofs & should be concealed behind a raised parapet at least as high as the peak of the roof.
51	Design Guideline: Roof Shapes One roof covering 50% + Preferred simple roof Not preferred complex roof
52	Design Guideline: Foundation Treatment Purpose The treatment of the home’s foundation can have a large impact on mass and scale of the structure. Recommended Guideline Foundations exceeding 3 feet in height should be enclosed by wood lattice or wood slats with open areas for parking access. Solid enclosure materials such as brick or stucco are be discouraged
53	Design Guideline: Foundation Treatment Preferred Foundation Treatments
54	Design Guideline: Blank Façades Purpose Large expanses of uninterrupted walls increase the mass and scale of structures. Recommended Guideline Front façades should have no more than 10 feet in any direction of blank façade. Side facades should have no more than 15 feet in any direction of blank façade. Blank façade are walls with no windows, doors or porches. Doors and windows should be at least 20% and not more than 60% of any front or side wall area. Wall areas covered by porches should be exempt.
55	Design Guideline: Blank Façades Preferred Not preferred
56	Design Guideline: Driveways & Parking Purpose. Impact of drives and parking can be considerable if front yard area is developed as the primary location for access and parking. Recommended Guideline: Lots with frontage on two or more streets should provide vehicle access via the rear or side of house. Lots with frontage on only one street may provide vehicle access in front of house. Excessive paved parking areas should be avoided.
57	Design Guideline: Driveways & Parking Driveways & Parking
58	Design Guideline: Permeable Materials Recommended Guideline: Use of permeable or “pervious” pavement surfaces should be encouraged. Some credit should be given for them in calculation of the impervious surface area based on the manufacturer’s documented % of permeability data.
59	Design Guideline: Site Lighting Purpose Highly illuminated structures & lots are not compatible with the Island character, night skies and beaches. Recommended Guideline Site lighting must be arranged so as not to create glare on adjoining properties or in the public right-of-way. Site lighting should be designed and arranged so light source is not visible from adjoining properties or public right-of-way. Lighting fixtures must be attached to the house and must not exceed the height of the first story Other lighting may not exceed 7 feet above grade.
60	Design Guideline: Landscaping Purpose The manner in which landscape materials are used contribute to informality of Sullivan’s Island. Highly stylized plantings or plantings to create a strong sense of lot privacy contrast strongly with the Island’s informality. Recommended Guideline Landscaping should be arranged to allow visual access through the site by using grasses, low shrubs, high-canopy trees. Use of native species and other traditional ornamental species is encouraged. Berms should be avoided.
61	Design Guideline: Landscaping Informal landscaping preferred Formal landscaping not preferred
62	Preservation of Historical Homes
63	Historic Preservation Is Important to Sullivan’s Island At February’s Design Workshop, 99% agreed that it is important to preserve historic structures on Sullivan’s Island. All findings and recommendations are described in more detail in the document, Historic Preservation Recommendations, Sullivan’s Island, South Carolina. The following is a summary of findings and recommendations to consider in developing an effective historic preservation program.
64	Recommended Actions Seek National Register of Historic Places Designation for Districts & Individual Resources Seek Local Historic Designation Adopt Preservation-Sensitive Ordinances Encourage Use of Historic Easements Create Revolving Funds Promote & Educate
65	Categorizing Historic Resources National Register (listed or eligible) Individually eligible – 16 Contributing to Potential Nat. Register District - 208 Local Designation (includes those listed above) Landmarks – 158 (50%) Traditional Island Resources – 113 (36%) Altered but still historic – 44 (14%)
66	Areas Potentially Eligible for Historic District Designation (1987 vs. 2003)
67	Potential Historic Districts Sullivan’s Island District Moultrieville District Atlanticville District
68	National Register of Historic Places Listing on the National Register of Historic Places Provides some protection from federally funded or licensed activities; does not place any restrictions on property owners. Benefits Recognition – exclusivity can enhance value Federal Tax Incentives – 25% of commercial rehab. cost State Tax Incentives 25% of rehab. cost (owner-occupied personal residences) Additional 10% of rehab. cost for commercial Special property tax assessments by local ordinance (fixed for 8 years at 40% of post rehab. Or 100% of pre-rehab. assessment) Flood plain exemption for substantial renovation
69	Recommendation: National Register Sullivan’s Island should Sponsor nomination of all eligible resources to the National Register of Historic Places. Enact a special tax abatement that provides incentive for rehabilitation. Take steps necessary to have its historic preservation program designated as a “certified local government” by South Carolina.
70	Local Historic Districts Local Historic District One of most effective and commonly used historic preservation tools Designation of local historic districts and landmarks can make the alteration and/or demolition of those resources subject to local review and approval. Local Historic Designation can establish design review and other protection of historic properties.
71	Local Historic Districts Protects against incompatible development via design review in Local Districts Provides alternative choices to inappropriate alteration or ultimate demolition. Stabilizes/enhances property values – documented through studies.
72	Recommendation: Local Historic Districts Sullivan’s Island should Adopt a local historic preservation ordinance based on SC Department of Archives and History model ordinance Have ordinance recognize both historic districts and individual landmarks. review and approve certificates of appropriateness Establish a review committee as a … Separate historic preservation commission, or Advisory subcommittee of the Design Review Committee, or Appoint at least one appointee to the Design Review Committee with some expertise in historic preservation. Adopt design review guidelines for use by its historic preservation review committee to use in reviewing applications for certificates of appropriateness.
73	FEMA Exemption Current ordinance allows exemption for National Register listed properties (or contributing resources within National Register Districts) May apply to locally designated historic resources that are designated by a “Certified Local Government”
74	Planning & Zoning Tools The Dilemma … Existing 1200 sf one-story historic residence on a 10,000 sf lot It’s “consuming” 69% of the allowable building footprint, 40% of the allowable house square footage, 37% of the impervious coverage. Do I tear it down or do I make this “sacrifice” in the name of “preservation?” The Answer Provide incentives in the Zoning Ordinance that do not treat historic properties as a “lot liability.”
75	Recommendation: Zoning Incentives Zoning incentives for historically significant structures: Exempt up to 50% of existing square footage, building coverage (footprint) and impervious surface coverage of the historic structure if efforts made to retain structure as main home or a free-standing unit (subject to Design Review Committee approval) Exempt from pre-existing conditions … such as existing setbacks (subject to Design Review Committee approval) Permit to be used as accessory units.
76	Recommendation: Sensitive Renovations Additions should not overwhelm the historic building or change its essential form.
77	Recommendation: Sensitive Renovations Impact of addition is both SIZE and PLACEMENT.
78	Historic Preservation Easements Historic preservation easement A means by which the owner of a historic building can insure its preservation while at the same time retaining possession and use of the building. Types of easements Donated easements – tax deduction possible, typically around 10% of appraised value. Purchased easements – owner paid market value of easement Combination donation/purchase Result of property transfer
79	Recommendation: Preservation Easements Recommendation Town of Sullivan’s Island should promote the creation of a conservation easement program. Such a program could be established either by the municipality itself, by the creation of an independent nonprofit organization or by working with existing neighboring historic preservation organizations.
80	Recommendation: Preservation Revolving Fund Revolving Fund Established for purpose of purchasing or accepting donations of historic real estate. Properties are then typically sold to purchasers who agree to maintain and preserve the properties, typically through the use of conservation easements placed on the property at the time of sale. Proceeds replenish the fund. Recommendations Island should establish a revolving fund for the purchase and resale of significant historic resources. Funding should be adequate to purchase any historic property that might be at risk.
81	Promotion/Education Need and Benefits Without a strong commitment and “buy in” from the majority of the island’s property owners, it will be difficult to reach the consensus needed to implement many of the recommendations in this report. Promotion and education will only go so far by themselves – but they will increase the effectiveness of all other tools the community may decide to implement.
82	Recommendation: Promotion & Education Sullivan’s Island should … Utilize documentation prepared during the preparation of National Register nominations to promote island's history and historic resources. Sponsor or support others who could publish a popular guidebook describing the island’s history and architecture. Task the responsibility of promotion and education to any historical commission or committee established for the purpose any historic preservation provisions the town may adopt.
83	If we want to save what’s left – here’s what we should do. Reach a consensus about what’s important and why. Reach a consensus about how much change the important buildings can undergo. Reach a consensus about who will be responsible for preserving the island’s historic character. Implement a reasonable historic preservation plan.
84	The “Do Nothing” Approach In most communities, the “do nothing” approach has a proven track record of resulting in the loss of historic resources.
85	Commercial District Design
86	Commercial District: Existing Conditions Commercial District Commercial lots are “split lots” … ½ zoned commercial (fronting Middle) and ½ zoned residential (fronting Jasper or I’on) Approx. 30% commercial lots undeveloped or underdeveloped Typical uses … service & retail ... restaurants, real estate offices, deli, post office, fitness center, medical Gas station permitted as existing non-conforming use Parking … on-site, on-street, temporary parking lot Majority of structures one or two story wood, some with porches
87	Commercial District: Owners / Tenants Commercial owners and tenants Parking standards difficult to meet on small lots … Should allow residential uses in commercial district such as B & B State requires wide driveways to service commercial uses Perhaps some split lots should be all zoned commercial or limited commercial use (offices) Town should develop public parking … perhaps near tennis courts
88	Commercial District: Neighbors Residents Most feel commercial district large enough Parking spilling over into residential streets Late-night noise and trash a problem Do not need additional restaurants Should allow residential uses such as B & B
89	Commercial District: Goals Goals … Designed to maintain the integrity of the existing commercial area, Provide for future buildings and streetscape improvements that create a unified street frontage Adequately address parking issues … for both businesses and residents Provide a pedestrian-friendly environment. Provide for limited residential opportunities
90	Commercial District: Uses Purpose To provide expanded opportunities for development of commercial split lots with residential uses compatible with adjacent homes. Suggestions Permit residential uses such as bed and breakfast or and additional single family housing unit fronting Middle Street Investigate possibility of attached residential (townhouses) on commercial lots Investigate possibility of residential above commercial/office
91	Commercial District: 1^st Floor Elevation Purpose To keep the first floor height as close to the elevation of the street as allowable and maintain a similar first floor elevation for all buildings within the commercial area. Suggestions Limit bottom elevation of floor joists to no more than 2 feet above FEMA base flood elevation (finished floor may be no more than 3 feet above base flood elevation). Limit parking underneath buildings to behind street front
92	Commercial District: Street Frontage Purpose To create a visual connection between the street, sidewalks, and commercial buildings, and to maintain a degree of formal unity between all buildings. Suggestions Minimum of 60% of 1st floor elevation should be windows & doors. Where a building has a front porch of 10 feet minimum depth for public and customer use, the 1st floor could have 30% windows & doors. Building facades should align or be within 5 feet of the front property line
93	Commercial District: Streetscape Purpose To provide pedestrians with a continuous, well marked walking path throughout the commercial area. Suggestions All newly constructed development should provide a minimum 5 feet wide sidewalk at R.O.W. with a property line that is uninterrupted by parking and directly connects to the sidewalk on adjoining properties. Pedestrian walkways should be protected from vehicle encroachment by use of fixed, wheel stops and/ or a planted buffer area (minimum of 1 foot).
94	Commercial District: Parking Purpose To provide adequate parking facilities for businesses while minimizing the parking’s adverse impact on the commercial area. Suggestions Parallel and angled on-street parking in front of businesses should be permitted. Parking should not interrupt the continuity of the public sidewalk. Off-street parking areas should be accessed by a maximum of one driveway on each street frontage not to exceed 12’ in width. Where possible, this access should be located along a side street or from the back.
95	Commercial District: Parking (cont’d.) Suggestions Off-street parking areas should be screened from all public roads, pedestrian areas, and adjoining non-commercial properties. Screen should consist of a landscaped strip at least 4 feet in width with hedges at least 4 feet tall along a minimum of 75% of the linear feet of the strip, and/ or a painted board fence at least 4 ft. in height and at least 75% opaque. Investigate possibility of town-developed parking area (with potential commercial owner participation) for additional public parking facilities
96	Commercial District: Development of Recommendations What’s next … Additional discussion with commercial property owners/tenants and town leadership concerning suggested ideas Development of a set of recommendations for commercial district
97	Design Review Legal Authority Administration
98	Design Review – Legal Authority SC’s Comprehensive Planning Enabling Act of 1994 – broad authorization for towns to regulate aesthetics and appearance to implement comprehensive plan Zoning can impose restrictions and conditions on right to erect, demolish, or alter the exterior appearance of buildings administered through a zoning administrator and/or design review.
99	Design Review: Adoption of Regulations State law gives specific authorization for design review by a board of architectural review or similar body (S. C. Code § 6-29-870), which can be called a historic district board, landmarks commission, design review committee or similar name. While there may also be authority for a planning commission to administer design review through land development regulations, this is less clear. The legal foundation for a Design Review Committee is solidly established in the law and is therefore recommended. Design review regulations must be adopted by a town council, upon a recommendation by the planning commission, as part of its zoning ordinance.
100	Design Review: Authority To have a Design Review Committee, the zoning ordinance must authorize design review for one or more of the following: Preservation and protection of historic and architecturally valuable districts and neighborhoods Preservation and protection of significant or natural scenic areas Protection of the unique, special or desired character of a defined area Design Review Committee can review applications directly and/or hear appeals of decisions on design issues made by an administrative official such as a zoning administrator
101	Design Review Criteria Design regulations must … Have a clear rationale for them in the comprehensive plan Have precise design criteria and do not give too much discretion to the reviewing body or official Have all decisions on design based upon the criteria in the ordinance and not the subjective judgment of the decision maker.
102	Design Review Committee: Appointment Appointment & Composition Appointed by the Town Council Maximum of 10 members May be restricted to members who have professional expertise
103	Design Review Committee: Powers Design Review Committee: Powers Established in the zoning ordinance Includes review of design of new structures and alterations to existing structures May also include review of landscaping and site alterations May include power to waive certain zoning requirements in order to provide incentives for preservation of historic structures DRC may hear appeals from decisions of zoning administrator relating to design issues, if specified in the zoning ordinance DRC decisions may be appealed only to circuit court, not BZA or Town Council
104	Design Review: Procedures Design Review Procedures DRC procedures and design criteria are incorporated into the zoning ordinance Minor alterations can be reviewed by Zoning Administrator, with appeal to DRC Significant alterations and new construction are reviewed by DRC, applying the design criteria Zoning Ordinance sets thresholds for review by DRC or Zoning Administrator and for exemptions, e.g. repair or replacement in kind
105	Design Review Procedures (cont’d) DRC procedures require Notice to property owner and abutters Public notice Hearing Decision Projects that have already received a building permit, or where construction has begun and no building permit is required, would be exempt
106	Design Review Process Steps Steps in Design Review Process Process starts with building permit application, OR If no building permit is required for an alteration, starts with an application for building or site alteration (or certificate of appropriateness in an historic district) Zoning Administrator determines whether the application is complete and consistent with the zoning standards If application is complete and in compliance with zoning, zoning administrator issues decision for minor alteration or forwards application to DRC for review of new construction or major alteration DRC holds hearing and issues decision
107	What’s Next What’s next … Review of comments received at and following Sept. 30^th presentation Draft Zoning Ordinance based on public comments Public hearings (may be by both Planning Commission & Town Council) Planning Commission recommendations to Town Council Consideration and adoption of revisions to Zoning Ordinance by Town Council
108	And …