Dorchester County Proposed Rural Zoning Districts and Development Options
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1 Dorchester County Proposed Rural Zoning Districts and Development Options PLANNING COMMISSION PUBLIC MEETINGS January 2012
2 Table of Contents Glossary... 1 Why Zoning?... 3 Types of Uses and Required Permitting Processes. 4 Summary of Proposed Districts Base Rural District... 5 Crossroads District... 8 Rural Economic Development District Providing Comment and Contact Information... 13
3 Glossary of Terms Buffer: An area of transition required and/or provided between two different, potentially incompatible land uses. Buffers may be required between industrial and residential uses, or roadways and water resources. Comprehensive Plan: A long-range plan to guide the growth and development, or redevelopment, of a community, county, or region. The Plan includes inventories of current conditions, projections for future development, and strategies to implement a defined vision established during the planning process. Cluster Development: A grouping of residential uses within a subdivision or development site where the individual lot sizes are reduced so that shared open space is created to conserve sensitive natural areas. Density: A term used to describe the relative intensity of development and/or structures on a particular parcel. Density may describe the number of dwelling units, number of housing units, or square footage of commercial development per unit of land. For Example, residential density is often defined in terms of the number of dwelling units permitted on an acre of land. Frontage: The length of a parcel boundary that abuts a legally accessible road right-of-way. Future Land Use Plan: A map identifying adequate and suitable areas to accommodate types of development projected for the County in the future. A Future Land Use Map is included within an adopted Comprehensive Plan. Land Development Regulations: An expansion of subdivision regulations, used to guide site design, grading and drainage, street layouts and provision of infrastructure to serve new development.
4 Nonconformity: A use, structure or lot that has been developed or configured in a way that is inconsistent with current zoning regulations for the district in which they are located. Open Space Ratio: The proportion of a site to be retained in its natural state. Landscaped Space Ratio: The proportion of a site to be retained in pervious landscaped open space. Performance Zoning: A zoning technique that specifies a minimum requirement or maximum limit on the effects of a land use rather than applying one set of standards to every use located within a specified district. Setback: The minimum distance between a front, side, or rear lot line to the closest front, rear or side wall of any structure existing or planned to be constructed on an individual site. Unincorporated Area: Areas of the County that are not located within the boundaries of a specified municipality. Zoning: An ordinance, and accompanying map, that sets forth boundaries of districts, uses allowed, general and specific standards for development of uses and structures, and procedures for administration and enforcement, to guide orderly development of a jurisdiction.
5 Why Zoning? Zoning is applied as a tool to achieve multiple purposes, however the Dorchester Rural Zoning Update seeks to provide standards that assure land is developed in a manner that provides for: Safe and convenient access and circulation throughout the County; Adequate access to individual properties for owners and emergency vehicles, Adequate separation of uses to protect the enjoyment of personal property by reducing potential encroachments and/or noxious impacts from neighboring properties; and Zoning of adequate land for economic and employment growth in the County; The Rural Zoning Update Dorchester County Council initiated the Rural Zoning Update shortly after adoption of the County s Ten-year update of its Comprehensive Plan in November This initiative stemmed from a desire to improve upon existing zoning in rural areas, currently zoned Absence of Controls. After months of public meetings at which the Planning Commission gave in-depth consideration to various zoning approaches and current issues relative to development in Rural Dorchester, a series of workshops was held in the Fall of 2010 to gather public feedback on a preliminary direction. The County seeks to enhance protection of agricultural and forestry practices from potentially incompatible uses on adjacent lands, as well as preserving the character of the rural areas and communities. A Rural Zoning Committee, appointed by the Planning Commission, met during most of 2011 to evaluate options that could address public comment received during the 2010 workshops. The current draft proposal represents the work of the Rural Zoning Committee and initial feedback from the Planning Commission. The 2012 Public Workshops are being held to again gather public feedback on the revised strategy.
6 Types of Land Uses/Permitting Processes Dorchester County groups land uses into 25 categories. These Use Groups are found in Article VI of the Dorchester County Zoning and Land Development Standards. Within each zoning district, specific use groups are allowed and require permitting in one of three ways: By-right (or Permitted) Uses - those that are allowed for establishment once the County s Planning and Zoning Division staff has confirmed compliance with applicable ordinance standards. Conditional Uses (or Uses Permitted Subject to Standardized Conditions) - those which are compatible with by-right uses in the same district, but are allowed once staff has also confirmed compliance with additional standards or conditions in Section 10.4 of the ordinance. Special Exception Uses - those which may be compatible with By-right or Conditional Uses, but are more intensive and have greater potential for adverse impacts on adjacent properties, roadways, and other infrastructure capacity. These uses may be approved for development within a district once compliance with any applicable standards of the County s ordinance has been demonstrated and a public hearing before the Board of Zoning Appeals has been held. [Note: In the Absence of Controls district most nonresidential uses require Special Exception approval] For the purpose of this catalog, examples of uses are listed according to permitting requirements in the following summaries of each district. Property owners should consult the official Ordinance to verify the Use Group for a specific use.
7 Base Rural District This district replaces the Absence of Controls district in the majority of the unincorporated rural area. It is widely permissive in the uses of land and allows agricultural, residential, and nonresidential uses to locate throughout the district. Examples of By-right or Permitted Uses: Agriculture; Single Family and Multifamily Homes; Religious Establishments; Educational Institutions; Cultural Arts Center/Private Clubs; Natural and other Recreation Facility/Parks; Restaurants, Hotels, Motels or Inns; RV Park and Campgrounds; Retail Stores; Convenience Retail Stores; Secondary Retail Businesses selling items such as Furniture, Motor vehicles, Boat or Marine Craft Sales and Services; Publishing, Telecommunication and Broadcasting Facilities; Professional, Public Administration and Government Offices; Research and Development Facilities; Health Care Services, Veterinary Services; Day Care Facilities; Funeral Homes; Postal Services; Office Service Businesses; General Repair and Service Businesses; Ground and Transit Transportation Services; Manufacturing Services; Wholesaling businesses/ warehouses; Utility Distribution Facilities; Water Treatment Plants, Storage Tank, or Pumping Stations. Examples of Conditional Uses or those subject to additional standardized conditions: Agrelated Businesses; Mineral Resource Extraction Operations; Manufactured Housing Units; Communication Towers; Cottage Industries; Airports; Container Storage Facilities; Accessory Outdoor Storage Facilities. Examples of Special Exception Uses or those permitted subject to Special Exception Approval: Racetracks, Beverage and/or Quick Stop Services including Drinking Places; Scrap Yards; Landfills and Waste Treatment Plants.
8 Base Rural Performance Standards: 1. Minimum Frontage on a Public Right of Way: 100 feet 2. Minimum Building Setbacks (unless more needed to meet buffer requirements): 25 feet in the front and rear 15 feet on the sides 3. Minimum Acreage Ranges: Residential Uses: 14,500 SF to 5.0 acres (See development options below) Nonresidential Uses : 0.75 to 5.0 acres Base Rural Residential Development Options Minor Subdivision (10 or less lots): Minimum lot size of 1.0 acre Frontage on an existing road, minimum 100 ft/lot Major Subdivision (Greater than 10 lots): Minimum lot size first 10 lots = 1.0 acre Minimum lot size remainder of lots = 5.0 acre New internal road built to County standards Large Lot Subdivision (Unlimited number lots): Minimum lot size = 5.0 acre Modified rural road standards
9 Base Rural Residential Development Options, cont. Cluster or Conservation Subdivision Number of lots = 1.2 times total acreage Minimum lot size 14,500 sf Minimum 60% of acreage retained as open space New internal road built to County standards Rural Settlement (2 options) Option A Up to five (5) dwellings on a single parcel Minimum land area/dwelling 14,500 sf Minimum 15 feet between dwellings and/or 15 feet between dwellings and property lines Minimum 25 foot setback from road right of way Option B Up to five (5) lots subdivided from a single parcel or portion of parcel no greater than 2 acres Minimum lot size 14,500 sf Minimum 15 feet between dwellings and between dwellings and property lines Minimum 25 foot setback from road right of way
10 Crossroads District This district will replace the Absence of Controls zoning where communities are distinguished by the existence of commercial and/or civic uses. The uses in this district are broad to allow for continued development of activity centers to serve surrounding rural areas. Examples of By-right or Permitted Uses: Agriculture; Single Family and Multi-Family Homes; Religious Establishments; Educational Institutions; Cultural Arts Center/Private Clubs; Restaurants, Hotels, Motels and Inns, Rooming and Boarding Houses, RV Park and Campgrounds; Retail Stores including Convenience and Secondary Retail; Professional, Public Administration and Government Offices; Commercial Recreation Businesses; Research and Development Facilities; Health Care Services, Hospital, Congregate Living Facilities; Veterinary Services; Personal Services, Day Care Facility, Funeral Home, Postal Service; Office Service Business, General Repair and Service Business. Examples of Conditional Uses or those subject to additional standardized conditions: Ag-related Businesses; Mineral Resource Extraction; Manufactured Housing Units; Cottage Industries; Accessory Outdoor Storage Facilities. Crossroads Performance Standards: 1. Minimum Frontage on a Public Right of Way: 50 feet 2. Minimum Building Setbacks (unless more needed to meet buffer requirements): 25 feet in the front and rear 15 feet on the sides 3. Minimum Acreage Ranges: Residential Uses 7,500 SF to 5.0 acres (See Residential Development options to the right) Nonresidential uses 0.5 to 2.0 acres
11 Crossroads Residential Development Options Minor Subdivision (10 or less lots): Minimum lot size of 0.5 acre Frontage on an existing road, minimum 100 ft/lot Major Subdivision (Greater than 10 lots): Minimum lot size first 10 lots = 0.5 acre Minimum lot size remainder of lots = 2.0 acres New internal road built to County standards Large Lot Subdivision (Unlimited number lots): Minimum lot size = 5.0 acre Modified rural road standards Cluster or Conservation Subdivision Number of lots = 2.4 times total acreage Minimum lot size 7,500 sf Minimum 60% of acreage retained as open space New internal road built to County standards
12 Crossroads Residential Development Options, cont. Rural Settlement (2 options) Option A Up to five (5) dwellings on a single parcel Minimum land area/dwelling 14,500 sf Minimum 15 feet between dwellings and between dwellings and property lines Minimum 25 foot setback from road right of way Option B Up to five (5) lots subdivided from a single parcel or portion of parcel no greater than 2 acres Minimum lot size 14,500 sf Minimum 15 feet between dwellings and between dwellings and property lines Minimum 25 foot setback from road right of way Rural Compound (Crossroads District) Multiple dwellings on a single parcel up to 2.0 dwellings per acre maximum Minimum 15 feet between dwellings and between dwellings and property lines Minimum 25 foot setback from road right of way Dwellings no more than 300 feet from road right of way
13 Rural Economic Development District This district would replace the Absence of Controls district in areas suited to industry and wholesale trade, with access to interstates and rail infrastructure. The uses of land are permissive for heavy commercial and industrial establishments, while accommodating the continuance of existing residential and agricultural properties. Examples of By-right or Permitted Uses: Agriculture; Single Family Detached Residential; Religious Establishments, Educational Institutions, Cultural Arts Center/Private Clubs; Theaters, Conference Centers, Coliseums; Retail Sales; Personal Services; Day Care Facilities, Postal Services; Commercial Recreation Businesses; Rental and Leasing Services; Publishing Services; Telecommunication and Broadcasting Facility, Professional, Public Administration and Government Offices; Research and Development Facilities; Health Care Services, Veterinary Services; Office Service Business, General Repair and Service Businesses; Transportation Services Ground, Transit, Truck, Freight and Rail; Manufacturing Services; Manufacturing and Packaging Plants; Wholesale Trade; Utility Distribution Facility; Water Treatment Plant, Storage Tank, or Pumping Station. Examples of Conditional Uses or those subject to additional standardized conditions: Ag-related Businesses; Cottage Industries; Mineral Resource Extraction; Manufactured Housing Units; Communication Towers; Airports; Container Storage Facilities; Accessory Outdoor Storage Facilities; Generating Plants and/or Transmission Facility. Examples of Special Exception Uses or those permitted subject to Special Exception Approval: Scrap Yards; Landfills and Waste Treatment Plants.
14 Rural Economic Development Performance Standards: 1. Minimum frontage on a public right of way: 100 feet 2. Minimum building setbacks (unless more needed to meet buffer requirements): 50 feet in the front and rear; 25 feet on the sides 3. Minimum Acreage Ranges: Residential Uses: 0.50 to 5.0 acres (See Residential Development options below) Nonresidential uses: 1.0 to 5.0 acres Rural Economic Development Residential Development Options Individual Lots: Minimum lot size = 5.0 acre Minimum lot width/frontage on a public road = 100 ft. Rural Settlement (2 options) Option A Up to five (5) dwellings on a single parcel Minimum land area/dwelling 14,500 sf Minimum 15 feet between dwellings and between dwellings and property lines Minimum 25 foot setback from road right of way Option B Up to five (5) lots subdivided from a single parcel or portion of parcel no greater than 2 acres Minimum lot size 14,500 sf Minimum 15 feet between dwellings and 15 feet between dwellings and property lines, Minimum 25 foot setback from road right of way
15 Providing Comment & Contact Information Ways to provide input: Talk with representatives at these public meetings. Feel free to ask questions. Fill out and submit a comment form at the meeting(s) or by mail to the Council of Governments address below. Call the County Planning and Zoning Division DORCHESTER COUNTY GROWTH MANAGEMENT DEPARTMENT PLANNING & ZONING DIVISION 500 N. Main Street, Box 3 Summerville, South Carolina Phone (843) / (843) Fax (843) / (843) BCD Council of Governments Planning Services Department 1362 McMillan Avenue, Suite 100 North Charleston, SC Phone: (843) Fax: (843)
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